Pine Rivers Shire Council Local Growth Management Strategy

Transcription

Draft July 2007
Pine Rivers
Shire Council
Local Growth Management
Strategy
Version: Draft to State Government
Date:
17 July 2007
Draft July 2007
Table of Contents
1. Introduction
1.1
1.2
1.3
Preliminary
Short title and commencement
Introduction and Purpose of the LGMS
2. Local Growth Management Strategy Core Matters
3. Relationship of the PineRiversPlan to the Local
Growth Management Strategy Core Matters
4. Strategies
4.1
4.2
4.3
4.4
4.5
4.6
Strategic Approach
Residential Strategy
Employment and Economic Strategy
Infrastructure Strategy
Urban Open Space Strategy
Sequencing Strategy
5. Development Intents for Identified Growth
Areas
5.1
5.2
5.2
5.3
Infill Areas
Greenfield Areas
Redevelopment Areas
Investigation Areas
6. Appendices
Appendix 1 Strategy Maps
Appendix 2 Development Intents Maps
Appendix 3 List of State Infrastructure required
1.
Introduction
1.1
Preliminary
Draft July 2007
This document contains the Pine Rivers Shire Council Local Growth Management Strategy, approved by
the SEQ Regional Planning Minister on [xxx].
The Pine Rivers Shire Council Local Growth Management Strategy is included in Volume 2.0 of the
South East Queensland Regional Plan 2005 – 2026 (SEQ Regional Plan). The strategy is supported by the
following non-statutory documents available for inspection at the Pine Rivers Shire Council offices and the
Office of Urban Management:
•
•
Pine Rivers Shire Council LGMS Planning Report;
Pine Rivers Shire Council LGMS Schedule of Implementation Activities.
The documents are also available for downloading at www.pinerivers.qld.gov.au.
1.2
Short title and commencement
1.
2.
3.
1.3
This document may be cited as the Pine Rivers Shire Council Local Growth Management
Strategy (LGMS).
The LGMS was adopted by the Pine Rivers Shire Council on [insert date].
The commencement date for the LGMS was [insert date].
Introduction and Purpose of the LGMS
The Pine Rivers Shire Council Local Growth Management Strategy (the Pine Rivers LGMS) forms part of the
SEQ Regional Plan. It has been prepared as required by the Integrated Planning Act 1997. The LGMS
demonstrates how the desired regional outcomes of the SEQ Regional Plan will be implemented at the local
government level. This includes how the Pine Rivers Shire Council proposes to achieve the dwelling targets
and other key urban development policies identified in the SEQ Regional Plan.
By better aligning our planning policies and programs locally as well as regionally with the SEQ Regional
Plan, Council demonstrates cooperation and coordination with the State Government and other local
governments in SEQ. It may also improve Council’s ability to participate in partnership funded projects with
other local governments and State Agencies.
The Pine Rivers LGMS applies to land in the Pine Rivers Shire Council area, particularly land within the
Urban Footprint (See Figure 1.3.1). The LGMS also considers connections (e.g. traffic and transport) and
corridors (e.g. ecological) outside the Urban Footprint.
Pine Rivers Shire is located on the south east coast of Queensland, 10km north of the Brisbane City Central
Business District (See Figure 1.3.2). The Shire has varied characteristics ranging from eastern river
estuaries, through to alluvial flats and river terraces to the rugged mountain country of the D’Aguilar Range in
the west. These features combine to provide the Shire with natural attractions for both residents and visitors.
Pine Rivers Shire has grown rapidly in the last 10 years, recording the highest average annual growth (3.5%)
of any local government area in SEQ in this time period. In the period 2001 to 2005 Pine Rivers was the
fourth fastest growing Local Government Area (LGA) in Queensland growing at 4.2%. It‘s population has
increased by approximately 20,000 in the last 4 years and in terms of projected growth, is expected to be
home to 215,000 people by the year 2026.
The Pine Rivers Shire Council LGMS Schedule of Implementation Activities outlines the timing and nature of
planning scheme amendments and other actions required to ensure implementation of the LGMS. The
LGMS is to be considered in the assessment of development applications on land within the Pine Rivers
Shire Council area, until consequential amendments are made to the PineRiversPlan to reflect the LGMS. In
the interim, the decision making provisions of IPA apply, to the extent there is any conflict between the
PineRiversPlan and the Pine Rivers LGMS. The minimum planning period for the LGMS is to the year 2026,
consistent with the planning period in the SEQ Regional Plan.
Chapter 1 – Introduction
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Draft July 2007
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2.
Draft July 2007
LGMS Core Matters
The following matters are core matters from the SEQ Regional Plan that have been considered and
integrated into this LGMS:
•
•
•
•
•
•
•
•
2.1
Assessment of housing needs and diversity
Infill and redevelopment
Greenfield development
Regional Activity Centres
Transit oriented development
Economic activity and employment
Infrastructure and
Urban open space.
Assessment of Housing Needs and Diversity
The SEQ Regional Plan indicates an anticipated requirement for 29,200 dwellings to accommodate the
increase in population it shows for Pine Rivers. The LGMS sets out how the housing needs of its community
to 2026 will be met, including encouraging increasing diversity of housing on offer to residents in the Shire.
2.2
Infill and Redevelopment
The SEQ Regional Plan identifies an anticipated requirement of 8100 dwellings to be provided by infill
development to 2026. An analysis of the opportunities for infill in the existing urban areas shows that Pine
Rivers will reach this target and exceed it. The LGMS outlines areas where further infill capacity may be
achieved over the next 20 years.
2.3
Greenfield Development
The SEQ Regional Plan shows an anticipated figure of 21,100 dwellings for greenfield areas. Detailed
planning already undertaken by Pine Rivers for the greenfield areas of Dakabin, Griffin, Mango Hill and North
Lakes identifies that there is sufficient capacity in these areas to exceed the anticipated figure. Increases in
the density of development for these greenfield areas is a key to achieving efficient use of our greenfield
lands.
2.4
Regional Activity Centres
The SEQ Regional Plan identifies a network of regional activity centres together with their roles and
functions. Strathpine and North Lakes are shown as Major Activity Centres in Pine Rivers. These 2 centres
are supported by a network of district and local/neighbourhood centres in the Shire. The role and function of
Strathpine, North Lakes/Mango Hill and the other centres in the Shire is confirmed by the LGMS.
2.5
Transit Oriented Development
The SEQ Regional Plan outlines principles for achieving a better integration between transport and
residential and employment land uses. By applying transit oriented development principles to areas around
public transport nodes, communities with increased densities and housing choices and access to a broader
range of employment opportunities, will be created. The LGMS has identified possible areas for the
investigation and planning of the application of these principles to help achieve transit oriented communities.
Chapter 2 – LGMS Core Matters
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2.6
Draft July 2007
Economic Activity and Employment
The LGMS Economic and Employment Strategy seeks to increase job self containment, encourage growth
and facilitate expansion in new and established businesses and industries, diversify the local economy,
improve the integration of land use and transport to create easily accessible business and industry areas and
create attractive and sustainable places to work and do business. The strategy supports the principles and
policies in the SEQ Regional Plan and seeks to increase the Shire’s share of total employment in the region
by 2026.
2.7
Infrastructure
The provision of infrastructure to lead and shape urban growth and provide a sequence of development is a
key principle of the SEQ Regional Plan. The key implementation measures are the SEQ Infrastructure Plan
and Program (SEQIPP) and Council’s Priority Infrastructure Plan (PIP). The LGMS broadly outlines the
strategy for infrastructure provision and co-ordination.
2.8
Urban Open Space
The SEQ Regional Plan recognises that the inclusion of land in the Urban Footprint does not imply that all
land in the Urban Footprint can be developed for urban purposes and that some land is not appropriate or
available for development. Land in the Urban Footprint that may not be available or appropriate for
development includes national parks, state forests, wetlands, land subject to flooding, steep slopes, and
areas of scenic amenity or protection of biodiversity values.
The open space network identified in the LGMS includes land for parks, recreation, sporting facilities, areas
of scenic amenity and for the protection of biodiversity values and land that contributes to flood and water
quality management, for the current and future communities in the Shire.
Chapter 2 – LGMS Core Matters
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3.
Draft July 2007
Relationship of the PineRiversPlan to the Local Growth Management Strategy
Core Matters
The PineRiversPlan came into force and effect on 15 December 2006. A first draft of the planning scheme
was prepared in 2003. At that time Council gave consideration to planning issues out to 2021 (20 years) and
focussed on a 15 year infrastructure planning time horizon out to 2018. The guidelines for the preparation of
a LGMS require Council to adopt a 20 year planning horizon out to 2026 and a 10 to 15 years infrastructure
planning horizon to 2020.
The lengthy and sequential process associated with preparation of a planning scheme means that some
issues which emerged during the later part of the scheme preparation process could not be incorporated into
that process. The LGMS provides a new process through which Council has been able to pick up these
issues and to address them within a broad strategic framework.
An assessment of the PineRiversPlan against the Local Growth Management Strategy core matters shows
significant consistency between the 2 documents. The following areas require further planning investigation
once the LGMS is complete:
•
•
•
•
Measures to implement transit oriented developments and transit oriented communities
Consistency between PIP and the planning for redevelopment and investigation areas
Planning scheme codes
Master planning for redevelopment and greenfield areas.
Chapter 3 – Relationship of the PineRiversPlan to the Local Growth Management Strategy Core Matters
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4.
Strategies
4.1
Strategic Approach
Draft July 2007
The Pine Rivers LGMS contains 5 strategies each contributing to the achievement of SEQ Regional Plan
outcomes. These strategies are as follows:
•
Residential Strategy;
•
Employment and Economic Development Strategy;
•
Infrastructure Strategy;
•
Urban Open Space Strategy; and
•
Sequencing Strategy.
The strategies have been integrated to form the preferred settlement pattern, which is presented as Figure
4.1.
The preferred settlement pattern shows areas for infill, redevelopment and greenfield development, activity
centres and employment and the open space network generally. The preferred settlement pattern is a
compilation of each of the strategies and development intents.
The strategies include considerations of:
•
housing needs and diversity and the broad distribution and settlement pattern for population
density in the local government area;
•
the nature of the Regional Activity Centres in the Shire and the role and character of the
network of centres across the Shire
•
the approach taken for planning for activity centres, employment and job creation and job selfcontainment
•
open space, including biodiversity, sport, recreation and scenic amenity
•
infrastructure required to service development now and into the future; and
•
the sequence of infrastructure for development across the Shire to 2026.
The strategies also set the basis for the Development Intents in Chapter 5.
Chapter 4 – Strategies
4.1
Strategic Approach
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4.2
4.2.1
Context
Draft July 2007
In 2006 Pine Rivers Shire had a population of 149,000 persons accommodated in 50,000 dwellings.
Approximately 88% of these dwellings were located within the Urban Footprint. By 2026 it is forecast that
the population will increase to 215,000 persons accommodated in 84,500 dwellings. This is an increase in
dwellings of 69%, of which approximately 92% will be located within the urban footprint. The current mix of
detached to attached dwelling within the urban footprint is approximately 89% detached dwellings to 10.5%
attached dwellings.
Council is a critical partner in the provision of sufficient housing for the growing population in the northern
corridor of the region. Council’s primary role is in assessing, approving and overviewing the provision by the
private development sector of fully serviced housing allotments and sites for ancillary services and
development. An equally important role is the provision of infrastructure for this activity.
A secondary role is the establishment of codes for the assessment of medium density and infill development,
the assessment of development applications and the management of the interaction between the
development process and residents.
Council itself is not a housing provider. The provision of social housing and assistance to people with social
housing needs is the responsibility of the State and Federal Governments, together with the private and
community sectors. It does however, recognise the important role it plays in influencing local housing
outcomes, as demonstrated by its involvement in diversifying housing stock through the range of planning
codes that it has already developed for different forms of housing (e.g. rear lane lots and ‘Fonzie Flats’). It
also acknowledges the importance of facilitating the provision of services to support housing (e.g. community
facilities and services, community grants schemes and community development programs), supporting
community organisations with grant funding, and advocating to the State Government on behalf of its
communities, for improved local public transport and other needs.
4.2.2
Purpose
By 2026 the LGMS strategies seek to increase the mix of detached dwellings to attached dwellings to 84%
detached dwellings to 16% attached dwellings overall within the urban footprint and to increase the
proportion of new attached dwellings within the urban footprint to 25% of all new dwellings approved over the
next 20 years.
4.2.3
Strategies
Figure 4.2.3 indicates the main elements of the Residential Strategy.
No.
Strategy
Actions/Notes
4.2.3.1
Residential land use and
development is consolidated
within
identified,
interconnected
planning
areas forming an urban
corridor, and the physical
separations between the
planning
areas
are
maintained.
Seven planning areas have been identified for the purpose of the
LGMS based on consideration of character, planning intent,
established and emerging communities, these are:
•
Growth Corridor Planning Area (North Lakes, Mango Hill,
Griffin and Dakabin)
•
North Pine Planning Area (Petrie, Kallangur, Murrumba
Downs)
•
Central Pine Planning Area (Lawnton, Bray Park, Strathpine,
Brendale, Warner and Joyner)
•
South Pine Planning Area (Albany Creek and Eatons Hill)
•
Hills District Planning Area (Arana Hills, Ferny Hills and
Everton Hills)
•
Fringing Semi-Urban Planning Area (park residential areas of
Ferny Hills, Bunya, Eatons Hill, Clear Mountain, Cashmere,
Warner, Joyner and Dakabin)
•
Villages Planning Area (Samford and Dayboro)
4.2
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Actions/Notes
The Growth Corridor Planning Area is a greenfield development area
in which new communities will be created over the next 20 years. In
these areas development will occur through predominately large
scale master planned developments incorporating a mix of
residential densities, and diverse housing types. Overall densities in
these areas will be greater than 15 du/ha.
The North Pine, Central Pine, South Pine and Hills District Planning
Areas are established suburban residential communities. In these
areas development will occur by infilling vacant and underutilised
residential land and by redevelopment of older developed areas. In
the short to medium term it is envisaged that development will be
predominately infill but in the medium to longer term it is expected
that some older properties and older areas may be redeveloped.
New development will be encouraged at higher densities than has
traditionally occurred in these areas.
The Fringing Semi-Urban Planning Area consists of established low
density residential communities. In these areas development will
occur by infilling vacant and underutilsed land at the densities
specified in the PineRiversPlan i.e. the Park Residential, Rural
Residential, and Special Residential character and form of
development will be retained. Increased densities of development
will not be permitted in these areas.
4.2.3.2
Diverse housing forms are
achieved
to
meet
the
changing needs of the
community.
The Villages Planning Area consists of the established villages of
Samford and Dayboro. In these areas development will be by
infilling vacant and underutilised land at the densities specified in the
PineRiversPlan. Planning for these areas may be reviewed by
Council as part of a future rural planning process.
Diverse housing forms include detached, small lot, attached and
multi-unit housing.
Changing community needs include declining household size and
affordability.
It is Council’s intention to encourage higher densities of residential
and mixed use developments around existing and proposed centres
and transport nodes in its greenfield and established suburban
centres. Low density development in critical or key central locations
will not be supported by Council.
Community awareness should be raised about the implications of the
changing demographics in the Shire and the need to diversify the
housing choices provided in local communities throughout the Shire.
The need for younger and older people to be able to access
appropriate housing within their home community; the need for
affordable housing for first home buyers and others; the implications
of increasing oil prices; and cost implications of providing services in
low density communities should be communicated to the wider
community.
Undertake post-occupancy evaluations of medium density housing
development in the Shire (in association with a relevant university or
other tertiary institution) to evaluate resident satisfaction with housing
and neighbourhood design.
Incorporate consideration of, and questions about housing needs
and futures (including housing and neighbourhood design) into
Council’s corporate planning process and annual community survey.
Housing is to be developed within the context of designing liveable
4.2
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Actions/Notes
neighbourhoods that provide a mix of dwelling sizes, an active and
safe public domain (including open spaces), and that support the
diverse needs within the community (including children and young
people, families and older people).
Council will actively promote the development of more diverse forms
of housing through the PineRiversPlan codes (e.g. lot size, floor area
and dwelling / lot configuration; and innovative housing models) and
will encourage their application in new developments.
Council will continue to explore new housing types that are
appropriate to house the doubling of the aged population in the next
twenty years. These new housing types will promote new forms of
independent living, such as co-housing, serviced apartments and
courtyard housing.
Council will apply housing codes developed as part of the northern
growth corridor planning process to other urban areas of the Shire
where appropriate.
4.2.3.3
Increased
densities
are
required around centres and
public transport nodes
It is Council’s intention to encourage higher densities of residential
and mixed use developments around existing and proposed centres
and transport nodes in its greenfield and established suburban
centres. Low density development in critical or key central locations
will not be supported by Council.
In the short to medium term, for developments not in critical or key
central locations, Council will apply a transitional approach to
increasing housing density in the Shire consistent with the housing
expectations of the community and current market forces. In these
locations more modest housing density will be promoted in the first
instance (e.g. through small lot, semi-detached and walk-up
apartment buildings), until such time as the community and
development industry is ready to adopt more dense forms.
Locations near existing and proposed centres and transit stops that
are suitable for more dense housing in the longer term should be
retained for that purpose by specifying a minimum density and
density range for all new urban residential development.
Minimum densities are set in identified areas around centres and
transport nodes. These areas will be specifically identified and
investigations on levels of assessment will occur in the very short
term.
See Table 4.2.3 for proposed densities.
The densities proposed for the greenfield areas are dependent upon
the delivery of a public transport corridor from Petrie to Redcliffe.
4.2.3.4
4.2.3.5
Investigate new opportunities
for urban development of
underutilised land within
close
proximity
to
established centres.
The design of infill and
redevelopment areas shall
have regard to the character
and amenity of existing
neighbourhoods
and
be
4.2
New codes are intended to be drafted to increase the range of
housing types to achieve higher densities.
Possible areas in the established suburban areas that are currently
park residential or rural residential areas will be subject to further
investigation as to their redevelopment potential. Other areas may be
identified in the future.
See Chapter 5.4 Investigation Areas.
New infill development and redevelopment shall be designed in
keeping with the character of the local neighbourhood.
Council will continue to prepare and review housing design
guidelines to clearly indicate desired standards of setbacks, site
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Strategy
compatible
with
surrounding areas.
Draft July 2007
Actions/Notes
the
coverage, siting, height and design of buildings, parking and access
appropriate to each residential area.
Council will require the proponent to submit a report on the
application design process including their site and issues analysis,
design concept and how the proposal responds to the site issues.
4.2.3.6
Encourage developer use of
more
diverse
housing
products
and
increased
housing densities.
Council will require proponents of infill development and
redevelopment proposals to include a prelodgement application
process to review the preliminary design process undertaken by the
applicant, compliance with Council requirements and planning issues
to be addressed by the applicant.
Explore the options to encourage developer take up of a diversity of
housing products and the opportunities for increasing densities.
Strengthen the opportunity presented in greenfields development in
the growth areas to achieve more diverse housing, and help lead the
market to delivering more medium density housing.
Adopt advocacy and other awareness raising activities (e.g.
promoting the success of rear lane housing) to promote an
understanding of the changing housing needs in the Shire.
Investigate the use of incentives (carrot approach) or minimum
density targets (stick approach) to increase housing choices.
Continue to collaborate with developers to refine planning codes to
achieve acceptable levels of flexibility in the planning system to
enable more diverse housing.
Show casing well designed medium density housing would be
beneficial in illustrating the good design principles that Council wants
to achieve.
4.2.3.7
A mix of affordable housing
to support social inclusion
and harmony is achieved in
all communities.
Engaging architects/urban designers to develop design plans for real
life medium density development opportunities in the Shire would
help demonstrate the feasibility of this type of housing product and
potentially lead market interest in this form of housing.
Council investigations have indicated that within the Urban Footprint
up to 9% of the Shire’s housing stock may need to be provided as
social housing (i.e. public and community housing) by the State
Government in collaboration with the community housing sector and
the private sector.
Council should play a role in advocating the need for greater public
investment in social housing by the State and Commonwealth
Governments, including through the Council of Mayors.
Council will through ongoing local area planning processes seek the
collaboration of relevant state agencies to determine the social
housing requirement appropriate to each planning area in the Urban
Footprint and that the following principles should apply to creating a
mix of housing:
•
•
social housing should not be concentrated in one large setting,
but integrated (‘salt and peppered’) within a residential area;
infill development in older areas minimises the displacement of
low income people through the redevelopment of more
affordable housing in some of these areas.
Investigations into possible incentives for the provision of affordable
housing should be conducted. These investigations could include
considerations of bonus development rights, relaxations on
performance criteria, inclusionary zoning and possible use of state
owned land.
4.2
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Actions/Notes
4.2.3.8
Council
supports
the
development
of
the
community housing sector in
the Pine Rivers region.
4.2.3.9
Encourage
increased
housing options for groups
with particular needs in the
community.
Possible support options for Council include:
•
increase in advocacy for state funding of the community
housing sector;
•
participating in Housing Response Network meetings;
•
providing in-kind support to facilitate the establishment of a
charitable community housing vehicle for the North Moreton
Region (currently being initiated by the Housing Response
Network);
•
providing planning and development advice to community
housing agencies with appropriately located and designed
development applications.
Council investigations have indicated that within the Urban Footprint
up to 10% of the Shire’s housing stock may need to be provided as
adaptable housing (i.e. designed so that it can be readily adapted for
a resident with mobility disabilities). In order to allow older residents
to age in place housing needs to be designed to be adaptable.
Advocate the need for relevant state agencies to market the
advantages of adaptable housing to the development/certification
sector to help encourage adequate provision of adaptable housing.
Promote the provision of housing choice for older people that is well
distributed throughout the urban communities of the Shire, well
located in terms of access to activity centres, community facilities and
public transport, and integrated with the wider community.
Investigations have revealed that there is a major shortfall in the
provision of emergency housing in the Shire.
4.2.3.10
4.2.3.11
Regularly
monitor
the
community’s housing needs,
and the effectiveness of
policies in helping to meet
these needs.
Investigate opportunities to
protect
and
enhance
existing
low
cost
accommodation
located
within the Shire.
4.2
Advocate to the State Government the critical need for emergency
housing to be funded / provided in the Shire, and support initiatives
that are aimed at providing such housing.
Assist in the establishment of a program by relevant state agencies
to monitor the following:
•
•
•
•
•
land supply;
affordability benchmarks (in each census period);
social housing supply;
adaptable housing supply;
older persons housing – including low / high care places and
their location;
•
medium / high density housing supply; and
•
short term crisis accommodation.
The impact of the redevelopment of these sites is residents are
displaced and this places more pressure on other low cost,
affordable and social housing.
Investigate planning scheme measures for the sustainability of new
and existing Caravan Parks and Transportable Home Parks and
promote the development of new facilities in appropriate locations.
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Table 4.2.3
Draft July 2007
Proposed Densities
Setting
Site
within
a
Major
Activity
Centre
Site
within
a
District
Centre
and
Railway
Station
catchment
Sites within a
Local/
Neighbourhood
Centre
Sites along a
principal
or
secondary
transport corridor
or just outside of
a Major Activity
Centre,
District
Centre or Railway
Station
catchment
Other
sites
outside any of the
above
Low
Density
(Fringing SemiUrban Planning
Area)
Detached
Houses
Medium
Density
Multiple
Dwellings
High
Density
Multiple
Dwellings
60-100
dwell/ha
40-80
dwell/ha
Examples of housing products to
achieve densities
Multiple Dwelling Units
Laneway Lots
Retirement Village
Accommodation Units
Pensioner Units
Terrace Housing (code to be drafted)
30-60
dwell/ha
25-40
dwell/ha
15
dwell/ha
Detached houses on small residential lots
Laneway Lots
Four Pack Housing
Retirement Village
Accommodation Units
Pensioner Units
Studio Lots (code to be drafted)
Triplex (code to be drafted)
Fonzie Flats
Laneway Lots
Duplex Dwellings
Four Pack Housing
Infill Housing
Densities as per the PineRiversPlan.
4.2
Page 13 of 88
4.3
4.3.1
Draft July 2007
Employment and Economic Development Strategy
Context
In 2001, an estimated 25,000 people worked in the Shire (ABS 2001 Census). Approximately 70% of the
working population lived in the Shire and 30% commuted to work from outside the Shire. Conversely,
approximately 40,000 of our working residents commuted to areas outside the Shire for work. The vast
majority (47%) of these people travelled to Brisbane City, 2.8% to Redcliffe and 3% to Caboolture.
The major economic activities in the Shire mainly service residential communities and associated residential
development and include retail, health and community services, manufacturing, construction, finance
property and business services. These activities accounting for 90% of employment are concentrated in the
eastern suburbs of the Shire extending from the Hills District in the south to Dakabin and North Lakes in the
north. Apart from dispersed farm or home based businesses and some tourism related activities the balance
non-urban areas of the Shire have very low levels of employment.
Council has a goal of seeking to achieve a level of local employment equivalent to 50% of the resident
employed population. In effect, this target requires Council to facilitate an increase in local employment from
approximately 25,000 jobs in the Shire in 2001, to 54,000 jobs in 2026. This target was reflected in the work
undertaken to prepare the PineRiversPlan and underpins the preparation of the LGMS. Achievement of the
Shire employment target will increase the Shire’s share of employment in the Brisbane Statistical Division
from 3.6% to 4.6%.
Council’s Economic Development Strategy focuses on Council’s role in facilitating economic development
through:
•
leadership, facilitation and networking:
•
lobbying government agencies;
•
regional consultation and collaboration;
•
attracting investment in higher value added industries including manufacturing, education,
health services, and accommodation;
•
facilitating increased self containment of employment, job creation and skills development;
•
provision of infrastructure to service land and use of Council assets to promote economic
development opportunities; and
•
facilitating quality built environments, and business and industry centre improvements.
4.3.2
Purpose
The purpose of the economic development strategies addressed in the LGMS are:
1.
to increase the level of self sufficiency and job self containment in the Shire so that the
resident workforce has more employment opportunities locally to choose from;
2.
to foster and encourage new economic and employment opportunities in the Shire that
complement and encourage growth in established businesses and industries and diversify the
local economy away from a predominately residential based economy;
3.
to facilitate expansion of established businesses and growth of new businesses in business
and industry areas that are easily accessible by public transport, cyclists and pedestrians and
private vehicles;
4.
to improve the integration of land use and transport in high quality urban places that
complement the lifestyle aspirations of Shire residents;
5.
to create vibrant and attractive places to work and do business, such as town centres and
transit oriented mixed use centres, through development of vacant and underutilised sites and
redevelopment of older sites; and
6.
to encourage building design, siting, construction and use that incorporates cost effective
energy, water and other resource use efficiency measures to minimise impacts on the
environment and reduce building life cycle costs.
4.3
Page 14 of 88
4.3.3
Draft July 2007
Strategies
Figure 4.3.3 indicates the main elements of the Employment and Economic Strategy.
No.
Strategy
Major Activity Centres
4.3.3.1
Council’s priority is to maximise and
concentrate higher order business, community
services, government services and facilities
providing services to the Shire and sub-region
in two Major Activity Centres at Strathpine and
North Lakes/Mango Hill.
Actions/Notes
The major areas of forecast job growth in the Shire in
2026 are in the retail, community services and
finance, property and business services. These
employment types are predominately located in
centres.
Higher order centre based jobs are
established in either the Strathpine or North
Lakes/Mango Hill Major Activity Centres.
Strathpine is developed as a multi-purpose transit
oriented Major Activity Centre with complementary
medium to high density residential development
adjoining and within the Central Business District
(CBD) and provides the focus for the Shire’s major
employment centre.
The Strathpine CBD has significant potential to be
developed to a greater intensity providing multi-storey
mixed use development particularly around the
railway stations at Strathpine and Bray Park. Recent
amendments to the planning scheme for this area
were aimed at simplifying the planning regulation for
this area while creating more opportunities for mixed
use development. In the short to medium term a
centre improvement program/master planning
process incorporating a plot ratio of 2.5 or greater
and attention to detailed planning for six to eight
storey buildings is proposed to provide additional
commercial and mixed use floor space within the
CBD.
North Lakes/Mango Hill develops into a major activity
centre providing a vibrant and attractive centre and
focus for the Shire’s northern major employment
centre. Development fronting Anzac Avenue is
included in the Major Activity Centre for the purposes
of the LGMS.
Development in this centre will continue in
accordance with the precinct and sector planning
process described in the Mango Hill Infrastructure
Development Control Plan. The centre is actively
managed in accordance with a periodically revised
master planning process.
Mixed Business and Industry Area
4.3.3.2
a. Encourage
significant
growth
in
employment in knowledge based, high
value adding, business and industry
activities in two high quality mixed
business and industry centres at Brendale
and North Lakes that provide general and
specialised services to the Shire and subregion.
b. Develop industry cluster and groupings in
the mixed business and industry areas
appropriate to the Shire’s competitive
4.3
A major grouping of forecast employment growth is in
the manufacturing, construction, wholesale, transport
and storage categories. These are mainly located in
mixed business and industry areas in either the
Brendale Business and Industry Area or the North
Lakes Mixed Industry and Business Area (MIBA).
The target industries include:
•
high technology specialised manufacturing such
as in electronics and services to the building
and construction industry;
•
bulky goods and building products distribution;
Page 15 of 88
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Strategy
advantages and market opportunities.
c. Identify and protect opportunities for
expansion of the mixed business and
industry area at Brendale through a master
planning process.
Draft July 2007
Actions/Notes
and
•
logistics.
Brendale
Brendale is an industrial economic activity centre and
the single largest co ncentration of economic activity
in the Shire. The area will continue as the dominant
employment centre within the Shire and sub-region
over the next 20 years with significant capacity for
new business and industry development. Major
issues to be addressed by Council in the short to
medium term affecting this area include:
•
identification of compatible and complementary
activities to exploit business to business
opportunities and labour force skills as the
basis for encouraging appropriate mixed use
business and industry outcomes and provide
services to the working population to allow
greater
diversity
in
the
employment
opportunities;
•
maintaining the areas attraction as a place for
general manufacturing and high value adding
specialised manufacturing activities;
•
protection of the area from encroachment from
incompatible uses;
•
encouraging high standard urban design,
legibility and business addresses at prominent
locations in Brendale that showcase the
Brendale brand.
In the medium to longer term undertake master
planning for the potential use of existing clay mining
lease areas along Kremzow Road for the future
expansion of employment opportunities in the event
that existing clay mining leases are wholly or partly
surrendered and the land is made available for other
purposes. This work is expected to focus on:
•
•
•
•
•
•
•
access to power, water and sewerage services;
separation or buffering of industries from
surrounding uses;
parks/open space;
access to and within the area;
green design;
specific location conditions, such as transport
access to the highway network, Australia Trade
Coast, Brisbane and the region; and
waterway
protection
and
environmental
management.
North Lakes MIBA
The North Lakes MIBA is part of a master planned
community subject to ongoing detailed precinct and
structure planning. Precinct and sector plans for the
MIBA are expected to be completed by the developer
and approved by Council in the short to medium term.
The area is intended to complement the North Lakes/
Mango Hill Major Activity Centre and will develop into
a major new business and industry centre over the
next 20 years. The area is also intended to provide
technology based industries, research, offices,
4.3
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No.
Strategy
Draft July 2007
Actions/Notes
educational facilities, service trades, low impact
industries, tourism and recreational opportunities in a
high quality business park setting for the Shire and
sub-region.
Petrie/AMCOR
In the medium to longer term the AMCOR site at
Petrie provides an opportunity to develop a mixed use
business and industry area and for transit related
development adjacent to the Petrie railway station.
The area is subject to state government public
transport corridor investigations and to construction of
the Petrie to Redcliffe Multi-modal Corridor. Once the
planning for these major transport infrastructure
initiatives has been made available, Council may in
conjunction with the land owner commence its review
of the planning for the industrial zoned lands in this
location based on the principles of transit oriented
development and business park planning.
Lawnton
The mixed business and industry area at Lawnton will
continue to provide an important location for
employment in a wide range of business services,
commercial uses and warehousing and light industry
uses.
There are opportunities for increased
employment and new businesses:
•
through infill development on underutilised
sites; and
•
through reuse and adaptation of existing
premises for new activities.
In the medium to longer term the area may be subject
to detailed master planning to improve the branding
and identity of Lawnton as a business centre,
integrate underutilised sites into the business centre
concept, and review the transport, access and
parking arrangements in the centre. This work may
be done in conjunction with the Dianne Street
Overpass and Main Roads once the future of the
proposed Lawnton Pocket Road connection to the
Bruce Highway is known.
Centre Improvement Program and Master Planning of Centres
4.3.3.3
Implement a centre improvement program and The program of centre improvements and master
an associated master planning process to planning for targeted centres provides detailed
improve
the
competitive
position, strategies that create high quality business and
attractiveness of centres, mix of uses, business community centres in which:
and community networks, and role as public •
the employment base of each targeted centre is
transport nodes.
diversified to reflect the needs of the residents
serviced by the centre, the working population
and passing trade;
•
emphasis is placed on integrating retailing,
commercial and personal services, business to
business services, multi storey office and mixed
use developments, recreational, cultural,
entertainment and government services;
•
a clear vision for the future of each targeted
centre is articulated;
•
appropriate improvements are made to
transport, pedestrian and open space networks;
4.3
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Draft July 2007
Actions/Notes
•
•
•
attention is paid to detail and high quality urban
design outcomes;
traffic, parking and access are managed to
balance the need for safe and convenient local
vehicle access and pedestrian movements with
the need to provide for through traffic movement;
working relationships between Council, the
business community, residents, relevant state
agencies, developers and other stakeholders are
established.
In some instances Council may need to actively lead
the development by initiating new civic projects,
potentially in association with the private sector and
key state agencies. It is envisaged this work may
include developing Council owned land, providing
infrastructure to create public areas with high amenity
and good quality urban design and developing
planning scheme measures to guide complementary
private sector development outcomes.
District Centres
4.3.3.4
Pine Rivers Shire has four District centres that
provide district level services to surrounding
suburbs. These centres are located at:
a.
Kallangur,
b.
Warner,
c.
Albany Creek and
d.
Arana Hills
Kallangur
The Kallangur Centre extending from Dohles Rocks
Road to Brays Road has potential to accommodate
additional employment generating uses as part of a
mixed use main street town centre. The main
opportunities are provided by infill development of
vacant and underutilised sites. Construction of the
Petrie to Redcliffe Multi-modal Corridor in the medium
to long term will improve the amenity of the centre by
providing traffic relief and may be a catalyst for
Council undertaking a centre improvement program.
Links will be made between projects in this area and
the PLACE making project run by the Department of
Communities.
Warner
Warner has significant potential for further
development into a district centre. Extensions to the
existing shopping centre site, plus infill development
of adjoining commercial premises will provide a focus
for employment in the local area. In the medium to
longer term Council may investigate opportunities for
complementary commercial and mixed use
development on land to the north of the shopping
centre site at the intersection of Samsonvale Road
and Old Northern Road. This area may need to be
further investigated through a local area planning
process which may include consideration of:
•
the extent to which the centre operates as a
complete entity rather than as a group of ad hoc
and separate commercial sites;
•
its role as a transport hub;
•
the changing demographics in the area;
•
the need for other types of commercial and
business floor space;
•
the creation/embellishment of a civic plaza or
town park and streetscape improvements; and
•
opportunities for medium density housing and
4.3
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Actions/Notes
mixed use development.
Albany Creek
Albany Creek Centre has some potential for further
development
mainly
by
redevelopment
of
underutilised land including additional land which was
identified in the PineRiversPlan in 2006. In the longer
term Council may need to schedule a review of the
planning for the Albany Creek Centre as part of an
overall centres improvement strategy. The focus of
the review may include:
•
the extent to which the centre operates as a
complete entity rather than as a group of ad hoc
and separate commercial sites;
•
its role as a transport hub;
•
the changing demographics in the area;
•
the need for professional office floor space;
•
the creation/embellishment of a civic plaza or
town park and streetscape improvements; and
•
opportunities for medium density housing and
mixed use development.
Arana Hills
Arana Hills Centre is one of the oldest established
centres in the shire. The centre has some potential
for further development mainly by redevelopment of
existing premises. In the longer term Council may
undertake a review of its planning for the centre.
Public transport and access throughout the centre are
major issue.
This work may also include
consideration of:
•
the need for far greater integration between
neighbouring buildings;
•
the creation of a vibrant business atmosphere;
•
the creation of a public transport ‘hub’;
•
the lack of priority treatments for pedestrians
across roads; and
•
the lack of civic heart.
Local Centres
4.3.3.5
Pine Rivers Shire has a network of vibrant and
attractive lower order centres distributed at
convenient and accessible locations within the
urban areas of the Shire.
4.3
Existing Centres
There are 27 existing local and neighbourhood
centres within the Urban Footprint. Many of these
sites are fully developed and offer limited
opportunities for further development. Other sites are
underutilised and may be further developed as
population growth occurs or as demand changes and
opportunities for new small business opportunities
emerge. The planning scheme may need to be
reviewed in the medium to long term in some
locations to allow for:
•
the adaptive reuse of land and buildings within
existing centres for new uses as the
demographic profile of an area changes;
•
accommodating opportunities for mixed use
development within and adjoining these sites;
•
redevelopment in association with low density
residential uses for medium density residential
development; and
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Actions/Notes
•
the creation of a civic heart for each targeted
centre.
The trigger for planning activity associated with any
particular centre is expected to come from:
•
development applications particularly where
existing centres contain vacant or underutilsed
site/s; or
•
as result of a number of residential
development applications on land adjacent to a
centre warranting a review of planning for a
centre; or
•
from Council undertaking investment in new
infrastructure such as the Dianne Street
overpass, which may have implications for
activities at the intersection of Francis Road,
Ellis Street and Sparkes Road.
New Centres
Sites for 7 new local centres have been identified
either through the IDAS process as a result of
applications being approved by Council or as a result
of forward planning in the northern growth corridor.
Each of these centres are aimed at serving an
identified or forecast local need as residential
development proceeds in their immediate catchment.
These centres are located at Murrumba Downs,
Griffin, Mango Hill, North Lakes and Dakabin.
Planning for these centres is intended to occur on an
as needs basis through local area planning and
master planning associated with the development
application process.
Depending on the rate of development on the
currently vacant land to the north of Everton Hills,
there may need to be an additional local centre in that
area.
Petrie
The urban village centre at Petrie was previously
planned by Council as a vibrant and attractive mixed
use centre. Implementation of this plan has been
significantly delayed by uncertainty around the need
and timing of the Petrie to Redcliffe Multi-modal
Corridor.
There are limited opportunities for further
development around this centre until these major
issues are resolved. Once the planning for these
major transport infrastructure initiatives has been
made available to Council, in the medium to long term
Council may commence its review of the planning for
the Petrie Urban Village based on the principles of
transit oriented development.
Samford and Dayboro
The village centres of Dayboro and Samford will
continue to perform an important role in servicing the
daily convenience needs of local residents in the rural
and rural residential areas of the Shire. They also
have an important role to play in servicing an
increasing day tripper and visitor market based on the
4.3
Page 20 of 88
No.
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Actions/Notes
natural attractions of the rural areas of the Shire.
Some expansion of employment opportunities is
expected in these centres utilsing vacant and
underutilised sites but no major expansion of these
facilities are forecast as part of this LGMS. The
introduction of the SEQ Regional Plan introduced
significant changes to the population growth
expectations for the Dayboro area. The requirement
for additional services and facilities may be reviewed
by Council as part of the preparation of rural planning
in the medium to longer term by Council.
Service Centres
A few low impact service/light industry centres exist in
the Shire in the Hills District (South Pine Road,
Collins Road), Brendale/Warner (Warner Road),
Petrie, Lawnton and Kallangur (Dohles Rocks Road).
New centres are proposed in Dakabin (Old Gympie
Road), and North Lakes (Boundary Road). These
centres do not normally require a great deal of
exposure to passing traffic but are important in
providing a range of services normally associated
with adjacent residential areas.
Dispersed Employment
4.3.3.6
Review and implement planning scheme
measures and non-planning scheme measures
that support employment opportunities within
residential neighbourhoods while managing the
potential impact of these activities on
residential amenity.
The employment forecast prepared by Council
indicates that:
•
centres are expected to maintain their share of
total employment;
•
mixed business and industry areas will increase
their share; and
•
dispersed employment will reduce its share of
total employment, however it may still account
for over 30% of total employment in 2026.
Residential areas are not and will not be treated in
the future as exclusively set aside for residential
activities. Within any residential area there will be a
need to continue to accommodate a wide range of
non-intrusive and appropriate dispersed employment
(community and personal services for example) as an
important component of the local economy.
As overall densities increase it will be important to
review planning scheme and non-planning scheme
measures related to dispersed employment to
address any potential impacts on the amenity and
character of these areas that may emerge over time.
Out of Centre Development
4.3.3.7
Out-of-centre development is not supported.
Tourism
4.3.3.8
Prepare a detailed strategy for development of
the Shire’s tourism product.
4.3
Specific forms of development such as bulky goods
retailing are intended to be accommodated on land
adjoining or incorporated into a Major Activity Centre,
or in a mixed business and industry area where it is
compatible with other existing and proposed activities
in the area. It is not intended that any major new
retail uses will establish in the Shire except within or
as an integrated part of an identified centre.
Pine Rivers Shire has significant tourist potential
catering for the day tripper market and short stay
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Actions/Notes
accommodation.
Protecting the natural attractions and character of the
Shire and supporting opportunities for low impact
tourism facilities and small scale short stay
accommodation are important to help sustain tourism.
Develop and promote creative industries within the
Shire.
Building Design
4.3.3.9
Review and implement green building design
principles.
On going Review
4.3.3.10 To ensure there is a steady supply of serviced
land to meet employment generating activity
and arising opportunities, Council will keep a
strategic review of land holdings in non
residential areas that are suitable for business
and industry activities in currently unserviced
areas.
4.3
The public and private sectors are encouraged to
incorporate green building design measures in the
design, construction and use of premises for
residential, business, industrial and community
purposes.
The LGMS process has identified a number of areas
often adjacent tot infrastructure and non residential
activity that may be suitable for employment and may
be used for these activities if appropriate.
Page 22 of 88
4.4
4.4.1
Context
Draft July 2007
Pine Rivers Shire has experienced sustained and rapid population growth for some 40 years. Population
growth is forecast to continue for many years to come and requires an enormous investment in hard and soft
infrastructure to support the development of land, the proper functioning of healthy communities, to underpin
the local economy and to protect the environment. As the Shire ages, the infrastructure task falls into at
least two areas; provision for the new growth areas, and maintenance and adaptation of existing
infrastructure in older areas.
Trunk infrastructure provided in older areas of the Shire will progressively require maintenance or
replacement to retain the desired level of service. While the provision of local community facilities and
services has generally kept pace with community needs, as demography changes the services will also
require change. Forecast population and employment growth indicates that the established areas of the
Shire can expect to accommodate an additional 21,000 persons and 7,600 jobs over the next 20 years
through infill and redevelopment.
Infill and redevelopment in older areas can be difficult and costly to service but the facilitation of their
redevelopment is necessary to recycle, rebuild and refurbish older communities for an ageing population and
a new generation of people, and to optimise the already significant investment in existing services and
facilities.
The Shire also has significant greenfield development opportunities with over 900 ha of land identified as
suitable and available for the development of homes and businesses to accommodate over 43,000 people
and 12,000 Jobs by 2026. The provision of infrastructure to new communities is a significant cost and
requires coordinated investment by many agencies to meet the needs of these new communities.
Council has found that costs associated with both purchasing land and construction have been escalating at
unexpectedly high levels over the last few years and there is a concern that this will continue into the future
given the growth of the SEQ region as a whole. This causes Council concern about keeping up to date with
infrastructure provision at the standards that the community desires and regulators require.
Council is currently in the process of preparing a Priority Infrastructure Plan (PIP) across all its infrastructure
networks. The determination of the Plans for Trunk Infrastructure will be coordinated geographically and in
time to ensure that the most efficient infrastructure rollout across all types of infrastructure is achieved to
growing communities. A loss of control over some water and sewerage assets to another organisation could
potentially restrict Council’s ability to deliver on the plans in the PIP. Reforms to the water and wastewater
industry in Queensland, and potential reform of local government boundaries are both issues current at the
time of preparing this LGMS. All content of this document is subject to the outcomes of those processes and
will require amendment at that time.
4.4.2
Purpose
Council’s Corporate Plan Strategy S3.2.5 refers to the provision of infrastructure and related services as
follows:
1. Plan, design, construct, operate and maintain facilities to provide physical infrastructure on time and of
sufficient capacity to accommodate a growing community in an economically and environmentally
responsible manner.
2. Reliable essential services are managed and provided to the community in an efficient and effective
manner.
4.4
Page 23 of 88
4.4.3
Draft July 2007
Strategies
Figure 4.4.3 indicates the main elements of the Infrastructure Strategy
No.
Strategy
Implement a Priority Infrastructure Plan
4.4.3.1
Implement a Priority Infrastructure Plan
(PIP) by the statutory deadline which aligns
with the land use and growth assumptions
forming the basis of this LGMS.
Actions/Notes
Council is currently reviewing its 2003 base year
Priority Infrastructure Plan (PIP) Background Studies
and is preparing a 2007 PIP for the base year 2006.
The 2007 PIP plans for trunk infrastructure and
Infrastructure Charges Schedules for all networks
included in the PIP support the following general
principles for infrastructure provision:
•
•
•
•
Infrastructure is supplied in a coordinated,
efficient and orderly fashion.
The supply of infrastructure aligns with the
responsible financial management of the
Council’s resources.
Infrastructure takes a form which is both effective
and efficient in providing a service to the
community and minimises total lifecycle costs.
The entrepreneurial risk associated with
development is not to be transferred to Council.
The PIP will be reviewed periodically by Council.
Infrastructure Coordination
4.4.3.2
Coordinate provision of different types of
infrastructure geographically and in time to
service forecast growth in the Shire and
ensure no significant lag in service provision
for certain types of infrastructure is
experienced
by
existing
and
new
communities.
Council’s PIP is the source of a large portion of
Council’s capital works program. All trunk infrastructure
works across the Shire are identified in the plans for
trunk infrastructure in the PIP and directly inform
Council’s capital works program.
The determination of the plans for trunk infrastructure
will be coordinated to ensure that the most efficient
infrastructure rollout across all types of infrastructure is
achieved.
Under normal arrangements, trunk infrastructure which
is consistent with:
•
•
•
•
the plans for trunk infrastructure;
within the Priority Infrastructure Area (PIA);
timing projected in the Master Capital Works
Program; and
Council’s capacity to fund infrastructure provision
in specified timeframes will be provided for in
Council’s budget and constructed by the Council
or others as programmed in the capital works
programs.
Where the Council agrees to the provision of trunk
infrastructure by the development proponent in lieu of
payment
of
infrastructure
contributions,
an
Infrastructure Agreement will normally be required.
Council will monitor the progress of implementation of
the plans for trunk infrastructure as part of its
operational activities.
The expenditure and revenue implications of the PIP
will be regularly monitored and tested within Council’s
15 year financial model, with resulting modifications to
4.4
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Actions/Notes
the Master Capital Works Program to maintain a
financially sustainable outcome.
Subsequent to the determination of the plans for trunk
infrastructure, Council will undertake a planning
process for the provision of the plans for trunk
infrastructure which will include workforce planning and
the evaluation and establishment of long term
contractual arrangements with outside providers to
ensure delivery of the plans for trunk infrastructure can
be guaranteed.
Council will review the progress of development of the
Shire and any deviation from the planning assumptions
forming part of the LGMS and Council’s PIP on at least
an annual basis, and enable timely scheduling of
reviews of the PIP and Master Capital Works Program
in line with changing development patterns.
Infrastructure Sites and Corridors
4.4.3.3
Existing and future infrastructure sites and
corridors are identified and protected from
incompatible development and new sites
and corridors are incorporated into the
design of new developments.
Orderly development of the Shire requires the provision
of community infrastructure to service development. It
is important that sites and corridors required for the
provision of infrastructure including roads, water supply,
sewerage, stormwater, park and open space and other
services are protected from encroachment by
incompatible uses. The same consideration applies to
the provision of infrastructure by State Agencies and
other utility providers for provision of electricity, gas and
telecommunications.
Council’s PIP will identify all Trunk Infrastructure Works
across the Shire. The PIP is informed by detailed
planning for each element of the trunk infrastructure
network which identifies sites and corridors required for
provision of infrastructure.
All development will be assessed against Council’s
plans for the provision of trunk infrastructure. New sites
and corridors identified in the PIP and supporting
studies will be incorporated into the planning and
design of new development.
Existing sites and corridors will be protected from
encroachment by incompatible development to maintain
the capacity of these sites and corridors.
Council will have regard to the infrastructure plans of
other agencies that identify existing and future sites and
corridors required for provision of infrastructure.
To the extent required by legislation the requirements of
the relevant agencies will be included in the
assessment of development applications.
Water Supply & Sewerage
4.4.3.4
To the extent required and facilitated
following the water Industry reforms, Council
will meet its obligations to provide a water
supply and sewerage service to existing and
new urban areas.
The outcomes of the water industry review are not
settled at the time of producing the LGMS.
In preparing Council’s 2007 PIP for the Water Supply
and Sewerage Network Plans the planning and design
parameters in the IUWMS will be incorporated.
Development in the greenfield areas of the
Shire will be implementing the principles of
4.4
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the Integrated Urban Water Management
Strategy (IUWMS) adopted by Council in
2006.
Transportation
4.4.3.5
The Council and Queensland Government
road network infrastructure will service the
growing population of Pine Rivers Shire and
provide a safe and efficient road network
and adequate cycle infrastructure.
Draft July 2007
Actions/Notes
The road transportation network in Council’s 2007
Priority Infrastructure Plan will cover Road and
Cycleway Infrastructure and provide for a set standard
of service to the growing Shire under the assumption
that current mode choices are maintained into the
future.
The 2007 PIP work for the modelling of Pine Rivers’
road network is being undertaken in conjunction with
the Department of Main Roads.
This joint modelling effort will enable DMR to determine
works and cost recovery options for the local function of
State Controlled Roads. This will ensure integrated
road network planning to achieve a common standard
of service across the whole network, regardless of road
ownership, and will enable a fairer cost recovery
approach for the share of costs from the development
industry. It is expected that the results from this joint
modelling effort will be reflected in a future version of
SEQ Infrastructure Plan Program (SEQIPP).
Council will protect State transport corridors where they
have been identified by the State and a commitment to
support Council in this role is given by the State.
It is important that strategic transport corridors providing
connections between the urban areas of Pine Rivers
and other urban areas in the region are protected and
made available for their intended use.
4.4.3.6
4.4.3.7
Generally support and advocate for
residential communities and employment
centres to have convenient access to
community services and facilities and
regular, efficient public transport.
Advocate for the relocation of Dakabin
railway station.
4.4
While Council can assist in providing network
connections and general support, the responsibility to
regulate and provide an efficient public transport
system is a State responsibility. Within this framework,
Council is prepared to work closely with the state to
assist in the maintenance of a good public transport
system in Pine Rivers.
Council will advocate the need for ongoing funding
commitment by the State Government to deliver
required public transport infrastructure to the Shire
including:
•
A line haul public transport network servicing new
growth areas and enhancing connectivity within
the sub-region.
•
Developing
demand
responsive
transport
systems and services as outlined in Council’s
Integrated Local Transport Plan (2001).
•
Developing local area feeder bus services to all
local centres and transport nodes in established
residential areas and new growth areas.
In order to deliver the outcomes of the Dakabin Local
Area Plan, the relocation of the Dakabin railway station
supports the higher densities proposed and required by
the State in the SEQ Regional Plan.
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Local Community Purposes
4.4.3.8
Appropriate levels of local community
infrastructure including open space in urban
and rural areas will meet the needs of the
Shire’s growing population.
Draft July 2007
Actions/Notes
The provision of public open space for recreation,
sporting and recreation trails is being planned in the
2007 PIP under Council’s Local Community Purposes
network.
Recreation planning will have regard to the character
and identity of both the existing and developing urban
areas which generally align with the planning areas
identified in the LGMS.
Council is in the process of reviewing the Desired
Standards of Service (DSS) for the parks network and
adjusting the DSS for each planning area to allow a
differentiation in land provision for established and
greenfield areas taking into account the inherent
differences between the planning areas.
See Chapter 4.5 Urban Open Space Strategy.
Key recreation trails are elevated to regional status and
the State Government lobbied for contribution towards
design and construction costs for major trails.
Stormwater
4.4.3.9
Provide a system of infrastructure and land
that allows for the adequate and safe
drainage of urban lands to receiving waters
and reduces the discharge of nutrients and
sediments to the receiving waters.
4.4.3.10
Optimise the provision of infrastructure,
taking into account the use of Water
Sensitive Urban Design techniques.
4.4.3.11
Maximise the retention and enhancement of
natural waterways.
Local Community Services and Facilities
4.4.3.12 Develop a comprehensive understanding of
the existing social infrastructure in Pine
Rivers and its capacity to support projected
population growth.
Council’s 2007 PIP will plan for the orderly and
coordinated delivery of Stormwater Drainage and
Stormwater Quality Trunk Infrastructure across the
Shire. The PIP is drawing from a number of completed
Catchment Management and Local Area Drainage
Plans covering a large proportion of catchments within
Pine Rivers Shire. These Plans and subsequently the
PIPs Stormwater component will be progressively
updated as time and resources allow.
Stormwater Sensitive Urban Design principles,
including flow attenuation and water quality
improvement devices, are encouraged within new
development through Council’s design standards and
the South East Queensland Water Sensitive Urban
Design Guidelines.
Council’s Stream Health Manual and adopted Stream
Health vision will inform decisions and management
activities aligned with the retention and enhancement of
the environmental values of our natural waterways.
A collaborative planning approach with the State
Government and key stakeholders will provide valuable
insight into the projected human service and
infrastructure needs of our population.
Council will partner with service providers to perform a
Social Infrastructure Audit which will:
•
assess the current provision of State and Local
Government social infrastructure in relation to
social benchmarks and desired service levels;
•
identify service gaps and needs;
•
identify local and district level social infrastructure
that is required to service the current and future
Shire population;
•
support the development of key strategic
4.4
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4.4.3.13
Strategy
Facilitate the provision of adequate social
infrastructure and services in high growth,
infill and redevelopment areas in a timely
and appropriate manner.
Draft July 2007
Actions/Notes
documents to assist in managing targeted high
needs groups. Documents would include:
Social Plan
Ageing Strategy
Youth Strategy; and
•
assess the capacity of local community services
to respond in the event of a disaster.
Council will implement the Northern Growth Corridor
(Dakabin, Griffin and Mango Hill) community
development and social planning program to assist in
delivering necessary social infrastructure through
infrastructure agreements. This will assist in the
delivery of appropriate social infrastructure as
prescribed in the SEQ Regional Plan.
Council to apply a targeted community planning
approach participating in projects such as the Kallangur
and Surrounds PLACE Planning initiative being
undertaken by the State Government.
4.4.3.14
Council in partnership with the State and
other
agencies
seek
to
increase
opportunities
for
community
service
providers to access appropriate office
accommodation in Pine Rivers.
Council will actively engage in cross-government
planning initiatives and advocate for:
•
State Government funding to address the local
and district level social infrastructure needs of the
current and future population included in
SEQIPP.
•
The establishment and implementation of
community development and social planning
programs in new and infill development areas.
There is a demonstrated need for affordable office
accommodation for community service providers in
Pine Rivers. A large majority of human services in Pine
Rivers are outreach services delivered by organisations
based outside the Shire.
Appropriate facilities would make Pine Rivers a more
desirable location for key services which could increase
the amount of State Government community services
funding allocated to the Shire.
NOTE: Pine Rivers LGA is significantly under
represented in the total Department of Communities
funding pool (recurrent) for the Greater Brisbane
Region.
Council continue to implement the Social Infrastructure
Northern Growth Corridor - Developer Contributions
Plan. This process has the potential to advocate for the
provision of affordable office accommodation for human
service providers in the Pine Rivers region. It will also
support the community services industry rated as the
highest growth employment sector in the Northern
Growth Corridor (Dakabin, Mango Hill and Griffin).
4.4.3.15
Major developments are assessed for
potential social impacts.
Health, Education & Emergency Services
4.4.3.16 Advocate for the provision of an appropriate
level of health services for the current and
future populations of the Shire.
4.4
Council develop a policy position to determine when a
Social Impact Assessment is required.
The Pine Rivers Community Health Centre at Lawnton
is at capacity and there is no land for expansion. This is
an issue when looking at increasing densities in the
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Actions/Notes
Central Pine Planning Area in particular.
There is also growth in demand for aged services in
Dayboro and Samford.
4.4.3.17
Advocate for the provision of an appropriate
level of education facilities for the current
and future populations of the Shire.
4.4.3.18 Advocate for the provision of an appropriate
level of emergency services for the current
and future populations of the Shire.
Energy Distribution
4.4.3.19 Provision is made for proposed future
electricity infrastructure.
4.4.3.20
Existing infrastructure is protected from new
development.
Telecommunications
4.4.3.21 Advocate for broadband services to all parts
of the Shire, with a priority to the Shire’s
industrial areas and activity centres and
support actions by the Council of Mayors
advocating for the expansion of broadband
services throughout the region.
4.4
Energex has prepared future infrastructure plans based
on data that is about 5 years old. They recognise that
this planning will need to be updated once the LGMS is
finalised. This will particularly be the case for areas that
will require structure or master planning.
Energex have provided Council with information on
future substations and line corridors.
Energex have requested that new development looks to
include buffers from existing infrastructure elements.
Page 29 of 88
4.5
4.5.1
Context
Draft July 2007
In 2026 Pine Rivers will have an open space network that creates a sense of place and contributes to the
health, well being and liveability of the community. The urban open space network encompasses of a range
of parks, reserves and sporting facilities that facilitate a variety of conservation, landscape, amenity,
connectivity, community, tourism, cultural heritage, sport and recreation values. There is recognition of the
unique form and function of open space within the established areas of the Shire. Provision of open space in
greenfield and infill areas complements the urban open space network as a whole and will be sufficient to:
•
meet the needs of the current and future populations;
•
contribute to the visual character of the area; and
•
connect to the wider network.
Urban open space includes land affected by constraints, such as flooding, erosion prone areas etc, held in
either public or private ownership, that contributes visually and physically to the wider open space network.
The network also provides for outdoor recreation opportunities in various places.
Pine Rivers’ urban open space currently comprises a network of spaces of varying topography, natural
features and elements that provide for a range of uses within the Pine Rivers Shire. The network
encompasses public open space, sporting facilities, biodiversity corridors, waterways, bikeways, recreational
trails, lakes, areas of scenic amenity value, habitat areas and rural land. These are distributed across the
Shire in varying quantities and contribute to the particular character of areas in the Shire. Areas of similar
character have been grouped together for planning purposes and called planning areas. The urban open
space strategy will enhance the character values of the residential areas, centres and industrial areas of
these planning areas.
Pine Rivers is continuing to grow rapidly. With an expected population of 215,000 by 2026 the urban open
space network must address multiple challenges. Balancing the complex values of biodiversity, scenic
amenity, cultural heritage, physical activity, recreation and connectivity can be achieved through a network
that goes beyond traditional spatial benchmarks. Rather than standardising the provision of open space
across the Shire, the character and needs of each planning area will be considered independently and
individual pieces of the network may serve multiple functions. This balance will be achieved by acquiring
urban open space to accommodate growth and ensuring that the quality of current facilities is not diminished.
Council currently supports a range of programs to enhance the urban open space network and encourage its
use by the community. Approximately thirty community bushcare groups are currently working across the
Shire removing weed species and revegetating bushland and creek corridors. The Koala Lifeline Planting
Project has planted a large number of koala fodder trees within the Urban Footprint. Land totalling
approximately 80 hectares, has been purchased using Council’s Environmental Levy which was introduced
in 2005. Council promotes participation in community based groups that encourage physical activity eg
PineBUG established by Council in 2006 promotes participation in cycling through community partnership.
4.5.2
Purpose
The urban open space network delivers a range of facilities and values in the Urban Footprint of the Shire.
The Urban Open Space Strategy seeks to meet the challenges of population change and urban development
by identifying the preferred future open space network including biodiversity, conservation and public
recreation values within the Urban Footprint and the linkages into and out of the wider region.
4.5
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4.5.3
Draft July 2007
Strategies
Figure 4.5.3 indicates the main elements of the Urban Open Space Strategy
No.
Strategy
Actions/ Notes
Landscape Features, Scenic Amenity and Cultural Heritage
4.5.3.1
Regional urban open space breaks, intra- Inter-urban and intra-urban breaks are identified,
urban and inter-urban breaks are protected retained and protected from incompatible development.
through compatible land uses and effective Some of this currently occurs through provisions in the
urban planning and design that reinforce the Biodiversity Overlay Code and other places in the
character of the open space.
PineRiversPlan. A review to determine whether these
are adequately covered should be conducted.
Protection of these areas will maintain a sense of place
and establish and reinforce entries into and within
areas of the Shire.
Key areas include the North and South Pine Rivers,
Pine River, Brendale and Strathpine Flats.
4.5.3.2
Areas of scenic amenity and cultural
heritage are recognised and protected.
Scenic nodes/landmarks, view corridors and ridgelines
are protected to enhance the character of planning
areas and views into and out of the urban corridor.
A number of the outcomes of the Urban Landscape
Study were incorporated in the PineRiversPlan when it
was prepared. Some areas, however, were not covered
eg scenic nodes/landmarks.
The Significant Scenic Rural Landscapes Overlay Code
in the PineRiversPlan provides a level of protection of
the view of the scenic rim from the urban corridor as
well as view corridors along major tourism routes.
The PineRiversPlan provides a level of protection for
culturally significant sites across the Shire.
Council’s Cultural Heritage working group will continue
to provide advice on cultural heritage matters.
The placement of public infrastructure such as
reservoirs, roads and powerlines avoids intrusion on
skylines where possible.
The visual impact of
infrastructure is considered and mitigated.
4.5.3.3
1.
2.
3.
4.5.3.4
Themed street tree planting is
extended, where appropriate, to all
residential streets and roundabouts,
linking local parks and retained
vegetation to extend ‘green fingers’
throughout neighbourhoods.
Themed street tree planting is
extended, where appropriate, to
activity centres.
Environmentally
appropriate
and
culturally significant trees reinforce
landscape character.
Visual amenity is preserved in residential
and activity centres.
Visual character of residential areas and activity
centres are enhanced through themed street tree
plantings.
Hoop Pines, for example, are planted at key focal
points across the Shire and are a reminder of the
Shire’s history.
Council has requested expressions of interest to
undertake a Street Tree Master Plan. This Master Plan
should address issues such as suitable species
selection,
themed
streets,
maintenance
and
replacement.
The open space network is reinforced to extend green
fingers throughout neighbourhoods. This may include
street tree planting, revegetation, retention of pastoral
landscapes etc.
Edge effects (weed invasion, litter, unlicensed
discharges, fire, domestic and feral animals etc) are
4.5
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Actions/ Notes
managed along all interfaces between urban
development and areas of natural vegetation to
minimise impact on visual amenity.
Weed species are treated and removed to minimise
invasion into environmentally sensitive areas.
Construction of fire trails is to be in accordance with
Council policies (including the PineRiversPlan).
Park and Open Space
4.5.3.5
The park and open space network serves
the needs of the community providing a
range of opportunities for all age groups and
abilities.
The Priority Infrastructure Plan for Local Community
Purposes addresses issues such as future land
acquisition to ensure the community is provided with a
comprehensive network of recreation opportunities.
See Chapter 4.4 Infrastructure Strategy.
In existing residential and infill areas the intent is to
maintain a network that reflects local identity, builds on
existing elements and where necessary is redeveloped
to meet changing needs of residents.
In greenfield areas the intent is to locate and design
open space to integrate with adjacent areas, meet
community needs and contribute to local character.
In activity centres the intent is to provide, maintain and
enhance a network responsive to local character to
meet existing and new demands.
4.5.3.6
Generally pathways and recreation nodes
are developed in accordance with Crime
Prevention through Environmental Design
(CPTED) principles.
Safety of users is a consideration in the design and
construction of pathways and recreation nodes.
CPTED principles are developed and agreed upon to
guide the design and construction of pathways and
recreation nodes.
The decision to install lighting within parks is to
incorporate a cost-benefit analysis.
4.5.3.7
Streetscapes and urban spaces encourage
connectivity through effective design of
pathways and cycle ways.
Streetscapes provide for connectivity and movement
within the urban corridor for non motorised modes of
transportation.
It is recognised that streetscapes are particularly
important in major activity centres where more
extensive areas of open space are not present.
Streetscapes should reinforce and integrate with active
building frontages.
Pathways are constructed in a manner which is
conducive to public use with appropriate placement of
street trees and landscaping that does not constrain
movement and access.
Landscaping should not
compromise the function of pathways.
4.5.3.8
A network of trails, bikeways and pathways
provide access and connections to
recreation nodes, activity centres and the
urban open space network and encourage
physical activity.
The Priority Infrastructure Plan (PIP) for Local
Community Purposes addresses issues such as future
land acquisition to ensure the community is provided
with a comprehensive network of recreation trails.
The Transportation Priority Infrastructure Plan will
address a comprehensive network of bikeways.
4.5
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Actions/ Notes
Council’s Bikeways Plan and Recreation Trails Master
Plan set the framework for the development of the
network.
Key recreation trails in the PIP may have regional
significance.
In existing and infill areas the intent is to maintain and
improve linkages to existing networks.
In greenfield areas the intent is to provide linkages to
external and internal networks, spaces and
communities.
Recreation trail and bikeways have connections to
networks outside the Shire.
Marketing information is prepared, and made readily
available, to promote the network and the range of
opportunities and experiences available to the public.
Sporting Facilities
4.5.3.9
Sporting facilities are provided to meet a
variety of community needs and provide a
range of opportunities
The Priority Infrastructure Plan for Local Community
Purposes addresses issues such as future land
acquisition to ensure the community is provided with a
comprehensive network of sporting facilities.
Intensive and organised sporting activities will be
identified and distributed throughout the Shire in
accordance with a strategy document.
It is intended that intensive sporting activities are only
located in predetermined locations and do not encroach
into the wider open space network.
Master plans will be developed for all sport facilities.
In greenfield areas provision will be at a district level or
higher.
In existing and infill areas the existing network will be
retained and opportunities to meet increased demand
will be directed to district level facilities or higher.
The intention of local sporting facilities is that activities
may change over time, however no new local sporting
facilities will be provided.
Facilities are accessible through the use of the wider
open space network and by a variety of transport
modes.
4.5.3.10
Sporting facilities are managed to ensure the
best possible use of facilities and to protect
community assets.
Develop and implement a new Sport and Recreation
Strategy which will provide direction and a clearly
defined approach to asset, tenure and facility
management.
Floodplains, Flood Storage Areas and Water Management in the Urban Open Space Network
4.5.3.11 Floodplains and flood storage areas are Flood storage capacity is retained throughout the flood
protected from inappropriate development.
plain.
Floodplains contribute to the visual amenity of the
urban open space and provide interurban breaks within
4.5
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Actions/ Notes
the Urban Footprint.
4.5.3.12
Rivers, creeks and streams are revegetated
and rehabilitated to improve water quality
and bank stabilisation and to contribute to
the natural values of the open space
network.
4.5.3.13 Water Sensitive Urban Design (WSUD)
principles are considered when undertaking
design and construction works within the
urban open space network.
Terrestrial Ecosystems
4.5.3.14 The biodiversity and conservation values of
terrestrial ecosystems are protected and
enhanced.
Natural waterways contribute to the visual and
biodiversity components of the open space network.
The banks of waterways are enhanced and protected
from erosion.
Where appropriate, opportunities for waterhavesting
are considered in major park and sporting facility
construction.
The PineRiversPlan currently makes reference to
substantially retaining the biodiversity of the natural
environment as far as practicable, and where
appropriate, undertaking rehabilitation works.
Remnant terrestrial ecosystems are protected from
encroachment of inappropriate land uses.
Community groups are encouraged to participate in
established programs that protect and enhance natural
areas.
4.5.3.15
Retain and enhance biodiversity corridors.
Council introduced an Environmental Levy in 2005 and
part of its role is to assist in the protection of the Shire’s
biodiversity corridors.
The PineRiversPlan includes an overlay that identifies
corridors and specifies outcomes for their protection
and management while accommodating appropriate
development.
Biodiversity corridor connections to the surrounding
rural areas and wider bioregion are maintained and
enhanced.
4.5.3.16
Koala habitats are protected and enhanced.
The PineRiversPlan includes an overlay that identifies
koala habitats and specifies outcomes for their
protection and management. These provisions are to
be reviewed in light of the Nature Conservation (Koala)
Conservation Plan 2006.
Council is undertaking a joint mapping project of koala
habitat with Caboolture Shire Council and Redcliffe City
Council.
Council supports community participation in projects
such as the Koala Survey Day.
Council’s Koala Lifeline Project will continue to enhance
koala habitat networks on Council managed land.
4.5.3.17
Urban development does not detrimentally
impact upon retained habitat in Council
managed land.
Appropriate buffers and setbacks are provided within
the developable area to protect retained habitat from
adjacent development eg buildings, structures, civil
infrastructure etc.
Council managed natural areas are maintained in
accordance
with
approved
management
plans/programs which may include fire management,
rehabilitation/revegetation, weed management etc.
4.5
Page 34 of 88
4.6
Sequencing
4.6.1
Context
Draft July 2007
The SEQ Regional Plan requires the planning and delivery of infrastructure services at regional, sub-regional
and local levels to be integrated and coordinated through strategic plans, programs, budgets and statutory
planning1. The SEQ Regional Plan also requires the use of demographic forecasts and targets for the region
as the basis for monitoring development activity and informing infrastructure planning and service delivery.
Council is concurrently preparing a Priority Infrastructure Plan (PIP) with its Local Growth Management
Strategy (LGMS).
Funds available to Council to spend on Priority Infrastructure (trunk infrastructure) and other infrastructure
are managed and prioritised in Council’s Capital Works Program. The Capital Works Program is directly
informed by the Priority Infrastructure Plans (PIP), and works arising from the PIPs make up a large
proportion of Council’s Capital Works Program.
Funds available for capital works expenditure have to be allocated to support development and demand in
new growth and established areas. Due to increasing costs in providing infrastructure, and the need to
coordinate infrastructure provision by state agencies with Council’s infrastructure delivery, sequencing of
development is regarded as an important means to improve the effective use of available funds and to seek
to provide the required mix of services at the right location at the right time.
The PIP comprises several different networks of trunk infrastructure, which have different catchments,
different thresholds, and different capacities and for which infrastructure is often provided by agencies with
quite different priorities. One of the challenges of the Regional Plan’s requirement to prepare infrastructure
strategies and a sequencing plan is to reconcile these differences to produce a coordinated strategy.
Council has identified a Priority Infrastructure Area (PIA) as part of its preparation of a PIP. The PIA
identifies an area which can accommodate development over the next 10 years. Although Council will not
preclude development outside the PIA it indicates the areas in which Council will target its infrastructure
capital works expenditure. Development of areas outside the PIA may still proceed but these will be dealt
with by Council as out of sequence development and developers will be required to meet bring forward costs
in these areas and will not (unlike development within the PIA) receive infrastructure credits from Council for
works undertaken which may in the longer term benefit other developments.
The PIP and PIA will be reviewed periodically by Council and the PIA may change as a result of these
reviews.
4.6.2
Purpose
The purpose of the sequencing strategy is to indicate the preferred timing and location of Council’s capital
works program to deliver community infrastructure to support new development.
The sequencing plan is divided in three phases:
•
Phase 1 2006-2010 (short term)
•
Phase 2 2011-2016 (medium term)
•
Phase 3 2017-2026 (long term)
The sequencing plan will be the basis of the assessment of development applications for consistency with
Council’s PIP. Out of sequence development may proceed subject to approval from Council and subject to
the developer entering into an infrastructure agreement in which the developer agrees to:
•
the full cost of providing community infrastructure to the development;
•
bring forward costs; and
•
not receiving infrastructure credits, unless otherwise determined by Council.
1 SEQ Regional Plan Principle 10.2 P.93
4.6
Sequencing Strategy
Page 35 of 88
4.6.3
Draft July 2007
Strategies
Figure 4.6.3 indicates the main elements of the Sequencing Strategy.
No.
4.6.3.1
4.6.3.2
4.6.3.3
4.6.3.4
Strategy
Councils infrastructure delivery strategy will be
based on its Priority Infrastructure Plan (PIP)
The Priority Infrastructure Area (PIA) will indicate
the area which Council has identified as intended to
accommodate growth over the next 10 years.
The PIP will determine Council’s trunk infrastructure
delivery for the next 20 years across the Shire, and
will directly inform Council’s capital works program.
The assumed key State infrastructure intentions are
indicated in the South East Queensland Priority
Infrastructure Plan and Program (SEQIPP).
Actions/Notes
Council is currently preparing a PIP in
accordance with its infrastructure strategy.
Council will determine the extent of the PIA from
the planning assumptions made for the LGMS in
accordance with its Infrastructure Strategy.
Council’s finances to deliver community
infrastructure capital works are limited to current
sources of funding. The present 15 year capital
works program has been prepared to reflect
Council’s capacity to provide necessary
infrastructure with available finances.
Due to extensive cost rises for infrastructure
works and land and changes in demography in
SEQ, the current capital works program no
longer reflects all works identified in the 2003
background studies for Council’s PIP (a 2007
version of which is being prepared at this time).
Council has
identified additional state
infrastructure required to support development
in the Shire and will seek to influence State
Agencies to include these infrastructure projects
in the SEQIPP.
The Department of Main Roads are actively
engaged with Council in preparing its PIP, and it
is expected that the outcome of the traffic
modelling undertaken in this context will be
reflected in a future version of SEQIPP.
4.6.3.5
Development sequence for the greenfield
development areas in the Northern Growth
Corridor (Dakabin, Mango Hill and Griffin).
State Infrastructure Agreements may be
required for some developments within and
outside the PIA.
The PIP and capital works program outlines the
infrastructure to be provided in the various
phases.
Phase 1 (2006-2011)
Development in the PIA for existing approvals and
additional applications for development consistent
with the infrastructure capacities and timings
planned for the Phase 1 period in the 2007 PIA.
Note: Only part of Griffin (excluding land affected by
major flood events, and land east of the proposed
North South Urban Arterial) is included in Phase 1
and 2. The balance of land in Griffin planned for
development under PineRiversPlan is included in
Phase 2 and Phase 3.
Phase 2 (2011-2015)
Development in the PIA for development consistent
with infrastructure capacities and timings planned
for the Phase 2 period in the 2007 PIA.
Phase 3 (2016-2026)
Development outside of the PIA where that
development is consistent with the infrastructure
capacities and timings planned for the Phase 3
4.6
Sequencing Strategy
Page 36 of 88
4.6.3.6
Draft July 2007
period.
Development
sequence
for
vacant
and
underutilised land in the established residential
areas.
Phase 1 (2006-2011)
Existing approvals and applications for development
consistent with the infrastructure capacities and
timings planned for the Designated Infrastructure
Services Area defined in Council’s Planning
Scheme Policy PSP21, as well as development
according to existing infrastructure agreements.
Planning Scheme Policy PSP21 is a temporary
document and will be superseded by the PIP.
Phase 2 (2011-2015)
Development
dependent
on
infrastructure
specifically detailed, planned and delivered by
Council and including assumed trunk infrastructure
delivered by developers in accordance with
Council’s capital works program for period 20112015.
4.6.3.7
Phase 3 (2016-2026)
Development
dependent
on
infrastructure
specifically detailed, planned and delivered by
Council and including assumed trunk infrastructure
delivered by developers in accordance with
Council’s capital works program for period post
2015.
Development sequence for redevelopment of
areas within the established residential area for
the purpose of transit oriented development,
centres and mixed use development.
Phase 1 (2006-2011)
Significant infrastructure projects in this category
are not envisaged in Phase 1 but planning is
envisaged in preparation for projects to be
undertaken in Phase 2 and Council would
encourage their development within and adjoining
transit oriented development/communities and other
centres provided infrastructure is available to meet
their needs.
Phase 2 (2011-2015)
•
Lawnton following completion of the Francis
Road connection
•
Strathpine Major Activity Centre Transit
Oriented Development – Medium to high
density development in and around Strathpine
Major Activity Centre
•
Medium density development in and around
Petrie Centre when the Petrie to Redcliffe
Multi-modal Corridor is under construction
•
Review of the PineRiversPlan and PIPs
Phase 3 (2016-2026)
•
Albany Creek Centre
•
Arana Hills Centre
•
Review of the PineRiversPlan and PIPs
4.6
Sequencing Strategy
Page 37 of 88
5.
Draft July 2007
Development Intents for Identified Growth Areas
There are four categories of Development Intents:
1.
Infill Areas:
Vacant and underutilised residential land distributed within the established urban areas.
2.
Greenfield Areas:
Large areas of undeveloped land in future service areas suitable for urban development. These areas
are contained with the localities of Dakabin, Griffin, Mango Hill and North Lakes.
3.
Redevelopment Areas:
Older developed urban areas providing opportunities for renewal and refurbishment based on transit
oriented development principles within the established urban area. These areas include the Strathpine
Major Activity Centre (including the area adjacent to Bray Park railway station), the Petrie to Redclife
Multi-modal Corridor (including the areas of Petrie, Kallangur and Murrumba Downs) and other centres
(including Lawnton, Albany Creek and Arana Hills).
4.
Investigation Areas:
Areas used for a range of purposes which may no longer be appropriate in the future and which
require investigation to determine the preferred future land use which better utilises the available land-.
These areas include the West Brendale Clay Mining Areas, land east of the Petrie railway station and
the AMCOR Paper Mill site, land in Dakabin south of the Council Tip, land at Boundary Road North
Lakes, and sites in Warner, Joyner and Albany Creek.
5.1 Infill
Infill development opportunities are provided by vacant and under utilised residential land within
established residential areas. These areas have been identified during the preparation of the LGMS
and are shown on Figure 5.1 Infill Areas.
No.
Development Intent Outcomes
Actions/Notes
5.1.1
It is intended that infill development sites will
be allowed to be developed for a mix of
housing types in established residential areas.
Increased densities will be encouraged on
infill sites.
A diversity of dwelling types is needed to meet the
housing needs of the forecast population and
households.
Increased densities utilise land more efficiently than
traditional lower density forms of development.
5.1.2
Infill development opportunities outside the walking
catchments of activity centres are limited and
dispersed throughout the established urban areas.
Their development for low to medium density
development will not significantly increase overall
residential densities in established low density
residential areas but will provide housing choices not
currently available in these locations.
The housing options in these areas include:
• Detached houses on small residential lots
• Fonzie Flat
• Laneway Lots
• Duplex Dwelling
• Multiple Dwelling Units
• Four Pack Housing
• Infill Housing
In areas within 400m of a local centres or 800m of a
district centre, major activity centre, or a railway
station infill development for medium to high density
residential and mixed use development will increase
the level of utilisation of community infrastructure
Chapter 5 – Development Intents for Identified Growth Areas
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No.
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Actions/Notes
provided in these locations.
The additional housing options in these locations
include:
•
•
•
•
•
•
•
•
•
•
Accommodation Units
Four Pack Housing
Laneway Lots
Pensioner Units
Retirement Village
Studio Lots
Terrace Housing
Triplex
5.2 Greenfield Areas
The greenfield areas are located outside Council’s current water supply & sewerage headworks area on
lands designated for future urban development in the Griffin, Mango Hill, and Dakabin localities and also
include the master planned community at North Lakes.
These areas are capable of supporting a population of approximately 60,000 people. To ensure the
greenfield areas are developed as a fully planned community integrated with their surrounding areas, Council
has undertaken detailed planning to clearly indicate the land use pattern for the area. Council has also
undertaken infrastructure planning to ensure these areas have adequate services and that all Council
services are designed and built to service the proposed land uses at the Council desired levels of service.
These services include roads, drainage, stormwater management, water supply, sewerage, parks and
community facilities. Council has also engaged State agencies in the work to identify and plan for state
infrastructure provision.
A number of development proposals have already been approved in the greenfield areas outside the current
water supply and wewerage headworks boundary. These developments are required to enter into
Infrastructure Agreements with Council. The infrastructure plans prepared by Council have formed the basis
of these Infrastructure Agreements.
The land use planning undertaken by Council for these areas has provided the opportunity for Council to
coordinate and integrate land development with infrastructure provision, and to assist the development of
neighbourhoods featuring community centres, housing choice, and supporting land uses, transport and open
space networks. These features are essential to creating identity, character and addressing issues of
sustainable development as opposed to uncoordinated individual subdivisions.
Figure 5.2 illustrates the main elements of Council’s strategy for the Greenfield Areas.
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5.2.1
Draft July 2007
Mango Hill Greenfield Development Area
Vision
Mango Hill will be an urban residential community of over 16,000 people located in three safe, convenient
and attractive neighbourhoods. Each neighbourhood will have a vibrant and well designed local business
centre containing shopping, office and community facilities and access to schools, open space, and sporting
facilities. The neighbourhoods will be interconnected and connected to adjacent suburbs and the wider
region by existing and intended future road networks, public transport services and pedestrian and cyclist
paths and open space networks.
Residential
Residential development and land use will provide housing choice that matches the housing needs of the
community, while maintaining high quality living environments and creating a sense of identity. Urban
Residential neighbourhoods include the following:
•
A diversity of housing options and accommodation types, densities and residential allotment
sizes in appropriate locations to cater for the accommodation needs of residents through each
stage of their lives;
•
Higher residential densities on sites in close proximity to activity centres, community facilities,
existing and committed public transport stations, regional parks and open space and/or lakes
and water bodies;
•
Affordable housing options including appropriate housing for entry buyers and the low-income
housing market located close to public transport facilities, community facilities and services,
open space and recreation areas and education and employment opportunities;
Centres and Mixed Use Development
The design and development of centres and mixed use development creates attractive, vibrant and
integrated places for business and community activities and provide a mix of local-level services and facilities
for the surrounding residential neighbourhoods.
North Lakes/Mango Hill Major Activity Centre
Land use and development in the major activity centre:
•
provides and supports local employment opportunities and these areas are protected from
encroachment by incompatible development; and
•
supports the role and function of the North Lakes, Mango Hill Major Activity Centre and are
developed to a high standard both functionally and aesthetically.
Infrastructure Outcomes
Council’s Priority Infrastructure Plan (PIP) for transport and water and sewerage includes the infrastructure
identified to serve the needs of the Mango Hill community into the future. The details for these trunk items
are included in the PIP.
Development is undertaken in an orderly manner which has particular regard to the efficient and economic
provision, as well as the on-going maintenance, of engineering and social infrastructure.
Existing and future infrastructure sites, corridors and buffers are to be identified, protected and appropriately
managed.
Movement Network
Land use and transport are appropriately integrated and the efficiency and effectiveness of the existing
transport system and future transport corridors are protected and enhanced through appropriate
development including higher densities and a greater mix of uses in and around activity centres.
Land use and development promote, and encourage, both the provision and use of well connected local
public transport, walking and cycling networks, while facilitating the integration of all modes of transport, with
Page 40 of 88
Draft July 2007
efficient public transport services and routes facilitating high levels of accessibility and mobility throughout
the Mango Hill Greenfield Development Area and to surrounding areas and activity centres.
Education Facilities
A suitable number and range of education facilities, in appropriate locations, provide for the education needs
of the residential communities within the Area and its immediate surrounds. Education, sport and recreation
facilities are accessible from, and conveniently located on, the movement network.
Community and Social Infrastructure
A full range of appropriate community and social infrastructure facilities is available to the community.
Open Space and Recreation
Council’s Priority Infrastructure Plan (PIP) for Local Community Purposes includes the infrastructure
identified to serve the needs of the Mango Hill community into the future. The provision of various types of
open space including recreation trails is provided for in the PIP.
Provision has been made for the protection and buffering of regional ecosystem vegetation (as identified by
State Government mapping), natural systems in accordance with State legislation and areas of heritage and
cultural significance. Land below the Q100 flood line is generally included in open space and drainage
reserves.
Amenity and Community Identity
The Mango Hill Greenfield Development Area is developed in a manner which provides a high standard of
amenity in the residential, activity centre and other employment areas, and incorporates high levels of
convenience and accessibility, character and streetscape appeal. Land use and development will be
undertaken in a manner which:•
maintains significant scenic landscapes and cultural heritage values; and
•
maintains and reinforces the distinctiveness of communities within the Mango Hill Greenfield
Development Area and promotes a "sense of place".
Development Intents
No.
Actions/Notes
5.2.1.1
Urban Residential Neighbourhoods
1. A wide variety of housing options and
accommodation types, densities and
residential allotment sizes are provided in
the Urban Residential Neighbourhoods
area.
The residential population density within
each
of
the
Urban
Residential
Neighbourhoods is to achieve the minimum
densities specified in Figure 5.2.1. Council
will consider:
• applications for higher densities in
appropriate locations;
• lower residential densities will be
supported
within
each
Urban
Residential Neighbourhood area where
higher densities are also provided within
the same area in appropriate locations
to ensure the designated average net
residential density per hectare is
achieved across the Urban Residential
Neighbourhood area; and
• lower densities for land steeper than 1
These housing options and accommodation types
are to include detached houses (single detached
housing on a variety of lot sizes), duplex dwellings,
and low, medium and high density multiple dwelling
unit developments (townhouses, units etc) on a
variety of lot sizes. Tourist and short term
accommodation is also encouraged in mixed used
developments. The intention of providing a range of
housing and accommodation options, types and
forms is to ensure that the emerging character and
identity of the Plan Area are not characterised by a
visual monoculture of similar building forms or “sea
of roofs”.
The housing mix of residential developments also
includes affordable housing options for entry buyers
and the low-income housing market.
Within medium density areas, higher densities may
be approved on sites in close proximity to activity
centres, community facilities, existing and
committed public transport stations, regional parks
and open space and/or lakes and water bodies.
Such development is to be sensitively designed to
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No.
2.
3.
4.
5.
9.
in 8 (highest to lowest point of the
natural ground level) where the
geotechnical conditions and extent of
slope impedes the achievement of the
minimum average residential density,
and where the land is not located in
close proximity to activity centres, public
transport facilities and parks.
Maximum building height in low density and
medium density residential areas is two
storeys for detached house forms and three
storeys for attached dwelling forms.
Maximum building height for residential
development in RD40 areas is three storeys
generally and five storeys in Precinct 6.
Split-pad and pole housing forms are to be
utilised wherever appropriate and possible
to protect the integrity of natural or cultural
features and land forms, retain vegetation,
and minimise the extent of earthworks and
retaining walls.
Development which adjoins a Park, Open
Space or water body is to be oriented
towards these spaces to encourage active
and passive surveillance, but is not to
prejudice public access to and along these
spaces.
For residential areas adjoining Rural and
Open Space areas or a waterbody, no
properties are to directly back onto the open
space and/ or waterbody. Also, a road is to
be provided between the open space areas
and/or water bodies and the residential
properties which do not directly back onto
the open space/ water body, with housing
oriented towards and fronting this road.
Public access is to be provided along the
full length of the Rural and Open Space
system and /or water body where it adjoins
areas designated for urban development
(i.e. a road or a pedestrian and bicycle
pathway is to be provided between all
residential properties and the Rural and
Open Space system and/ or water body).
Residential buildings on lots which adjoin
either the Mango Hill Ring Road or the
Collector/Bus Collector Road are to be
oriented towards these higher-order roads,
with adequate setbacks provided to mitigate
noise impacts. Each of these properties is to
have frontage to more than one road and
vehicular access is to be obtained solely
from the minor road.
Draft July 2007
Actions/Notes
minimise adverse impacts associated with
perceptions of lack of privacy, increased noise and
traffic and changes to streetscape character.
Residential Development Access and Buffer
Arrangements
Direct vehicular access is not to be provided to
residential properties from Anzac Avenue. Vehicular
access to these properties is to be provided via the
Collector/ Bus Collector road that intersects with
Halpine Drive.
Residential development adjoining Kinsellas Road
West is to face the street, with rear lot access
provided to these properties.
Substantial buffers are to be provided to residential
properties adjoining Anzac Avenue, the North-South
Urban Arterial Road, and the public transport
corridor.
A bus collector is to be provided between Discovery
Drive and Chermside Road to integrate Mango Hill
Village with the North Lakes residential community.
New linkages are to be provided with Anzac Avenue
and the North-South Urban Arterial as part of the
Mango Hill Ring Road network to:
•
•
•
improve the accessibility and circulation of the
locality with the wider area, especially to the
east,
relieve pressure on the intersection of the
North-South Urban, Arterial Road with Anzac
Avenue, and
integrate Mango Hill Village with its surrounds.
Land use and development fronting open space
areas are to utilise the open space as a key
development feature.
A pedestrian and open space link is to be preserved
between the Halpine Drive Centre and Freshwater
Creek along the western side of sites adjoining the
public transport corridor.
Pedestrian and bicycle facility linkages are to be
provided between Mango Hill Village and the North
Lakes residential community.
A direct pedestrian connection is to be provided
between the public transport station and the North
Lakes/Mango Hill Major Activity Centre. This
connection is to take the form of a pedestrian
accessway through the precinct from the
intersection of Anzac Avenue and Memorial Drive to
the Collector/ Bus Collector road, and through to
Halpine Drive.
The pedestrian and cyclist network within the area is
to be linked directly to:•
the North Lakes/Mango Hill Major Activity
Centre; and
•
the pedestrian and cyclist network in the
Griffin Area. The linkage to the Griffin network
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No.
5.2.1.2
Centres and Mixed Use Development
1.
Local
Centres
generally
serve
neighbourhoods
of
1,000–3,000
households and provide for traditional
convenience shopping trips. Four local
centres are identified in the area. These
local centres have total gross leasable
areas for retail uses of between 600 m2 –
3,000m2.
2.
The centres are to provide a local function
and are to contain a range of uses (i.e.
are not entirely comprised of retail/ food
retailing uses). Local Centres are not to
include a department store, variety store
or discount department store, and are not
to contain more than one supermarket/
mini-major/ grocery store/ convenience
store. Preferred uses include convenience
shopping, retailing and personal services,
cafés, restaurants, community facilities
and social infrastructure, health care
services and office development that
serve the immediate area.
3.
Any application for a development
approval to either construct or to extend a
local activity centre will be required to
demonstrate need, timing, and size of the
proposed retail floor space component of
the proposed development through a
retail market feasibility report. This report
will include consideration of the existing
and proposed retail floor space in
competitive centres within the trade area
of the proposed centre.
4.
Mixed use development is considered
appropriate in Local Centres where it
incorporates ground floor non–residential
components
that
are
low
traffic
generators, operate at hours appropriate
for the residential use component, and do
not adjoin local centre uses that would
impact on the residential uses. Home
based businesses whose operations do
not detrimentally impact on adjoining uses
are encouraged on those lots fronting the
streets
immediately
adjoining
the
designated centres.
5.
In Local Centres, building height is not to
exceed two storeys (except where the
building
incorporates
mixed
use
development). The built form is to address
the street frontage and buildings are to be
built to the street frontage, with main
entrances fronting the street or outdoor
squares or plazas that constitute the focal
point of the Centre, rather than to internal
spaces or parking areas. Awnings and
Draft July 2007
Actions/Notes
is to cross Freshwater Creek near the public
transport corridor.
Mango Hill Village Local Centre
The Mango Hill Village Local Centre is located south
of the watercourse and is focused on the
intersection of Kinsellas Road West with Lamington
Street and Chelmsford Road. A combined maximum
of 700m² gross leasable area of retail uses are
intended within this Local Centre, with a maximum
individual tenancy size of retail uses of not more
than 500m² gross leasable area. The centre is to be
limited to one supermarket/ mini-major/ grocery
store. Additional commercial, community uses may
be located within or adjoining this centre providing a
combined maximum of 1500m2 gross leasable area
of retail/commercial /community uses.
Kinsella Heights Local Centre
The Kinsella Heights Local Centre adjoining a
Community Centre and Town Park are located
around the intersection of the Mango Hill Ring Road
with the Collector/Bus Collector to form an
integrated centre. A combined maximum of 3,000m2
gross leasable area of retail uses are intended to be
provided within this Local Centre, with a maximum
individual tenancy size of retail/ commercial uses of
not more than 1,000m2 gross leasable area. The
centre is not intended to contain more than one
supermarket/ mini-major/ grocery store.
Local Convenience Centre
The Convenience Centre near the North-South
Urban Arterial Road is intended to contain
convenience uses and a 24-hour service station to
service passing trade along the arterial road. A
combined maximum of 600m2 gross leasable area of
retail/commercial/service station uses are intended
within this Convenience Centre, with a maximum
individual tenancy size of retail/commercial uses of
not more than 300m2 gross leasable area. The
centre is not intended to contain more than one
mini-major/grocery
store/convenience
store.
Supermarkets are not intended within the
Convenience Centre.
Halpine Drive Local Centre and Mixed Use
Development
The Halpine Drive Local Centre is located on the
eastern side of Halpine Drive and south of the
Mango Hill Ring Road and is to contain mixed use
development with building heights of up to three
storeys. A combined maximum of 2,500m2 gross
leasable area of retail/ commercial uses are
intended within this Local Centre with a maximum
individual tenancy size of retail/ commercial uses of
not more than 1,000m² gross leasable area. The
Local Centre is not intended to contain more than
one supermarket/ mini-major/ grocery store. The
design and layout of the Local Centre is to focus on
the street frontage, the Town Park and Halpine Lake
to the south of the centre, and the public transport
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5.2.1.3
other constructions built over the footpath
to provide continuous pedestrian cover
from sun and rain are to be provided while
car parking is to be located at the rear or
side of the development.
6.
Where mixed use development occurs on
land adjacent to a Local Centre
development fronting the same street, the
Mixed Use Development area is intended
to contain a mixture of residential,
community, retail and commercial uses,
and a variety of built forms to create visual
interest. Retail and commercial uses are
to front the street and are intended to be
in the form of smaller ‘shops’ (e.g.
hairdressers, boutiques, cafes, etc.) rather
than larger mono-functional uses. Mixed
use development in this context is to
include retail/commercial uses on the
ground
floor
but
not
include
supermarket/mini-major, grocery stores
and convenience store uses where
located outside a designated centre.
7.
A Mixed Use Development area is
proposed in Halpine Drive. A total of
2000m² gross leasable area is anticipated
for retail and commercial uses within this
Mixed Use Development area. A
maximum of 20% of ground floor gross
floor area is to be used for mixed use
purposes. Office/home business uses
may be appropriate above the ground
floor level of mixed use developments
where the uses are low traffic generators
and operate at hours appropriate for the
residential uses, and do not adjoin local
centre uses that would impact on the
residential uses.
8.
Where a centre or mixed use
development adjoins a water body, the
development is to be oriented towards the
water body with public access provided
along the full length of the water body
past the development.
1.
The equivalent of two state primary
schools, one state high school, and where
appropriate demand is identified, at least
one private P-12 school is intended to be
provided within the Plan Area.
Draft July 2007
Actions/Notes
station.
Mixed Use Development along Halpine Drive is to
be integrated with, and contain complementary uses
to the Halpine Drive Local Centre. Preferred uses
within the Mixed Use Development areas include
shops, offices, community uses, churches, cafés,
restaurants, newsagencies, bistro and motel, home
businesses and medium density residential.
Maximum retail/ commercial tenancy sizes within
the Mixed Use Development area are not intended
to exceed 200m2 gross leasable area.
The built form in the Mixed Use Development area
is to be a mixture of two and three storey buildings
built to the road frontage, with activated frontages of
entrances and windows facing the street. Parking/
servicing areas are to be located to the side or rear
of properties, and are to be accessed via shared
driveways. Continuous pedestrian shelter is to be
provided along Halpine Drive between the centre
and Anzac Avenue. Where appropriate, land use is
to provide for footpath dining, and incorporate a high
standard of urban design along the streetscape. The
public realm is to include street trees, seating,
lighting and high standard streetscaping as well as
main street type road treatments with some onstreet parallel parking.
Direct pedestrian and cyclist access along a high
quality urban designed streetscape is to be provided
between the Halpine Drive Local Centre and public
transport station and Anzac Avenue, with the aim of
facilitating greater integration between the North
Lakes Major Centre and the public transport station.
An urban designed and landscaped streetscape with
pedestrian shelter is to be provided along Halpine
Drive, and a pedestrian ‘arbour’ along Anzac
Avenue, to create strong physical links and promote
pedestrian and cyclist trips between the Halpine
Drive Local Centre and the North Lakes Major
Centre, as well as providing an attractive urban
streetscaped realm.
Primary schools are generally to be located
conveniently near the edge of neighbourhoods to
enable sharing between residential areas and
encourage walking and cycling. Approximately 6.5
hectares of land is required to accommodate a
primary school.
Secondary and private schools are generally to be
located on arterial or sub-arterial routes and public
transport stops to benefit from good public transport
access, and have safe pedestrian routes between
transport stops and schools.
A private secondary school or a P-12 school is
intended to be located on the Education Purposes
land bounded by Anzac Avenue, the North-South
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No.
Draft July 2007
Actions/Notes
Arterial Road and the Public Transport Corridor.
Sports fields, open space areas and car parks are
intended to be located within the flood plain while
some minor earthworks within the flood plain may
be considered appropriate for this community
facility.
Clear and direct pedestrian facilities are to be
provided between each public transport station
along the Public Transport Corridor and the NorthSouth Urban Arterial and the school sites next to the
Public Transport Corridors.
5.2.1.4
North Lakes/Mango Hill Major Activity Centre
1.
A wide range of commercial, business
and
service
trade
uses
aimed
predominantly at serving the local area
and supporting the higher-order uses in
North Lakes is intended to be provided
within the area with frontage to Anzac
Avenue.
2.
A high standard of urban and streetscape
design is to be provided particularly where
fronting/facing Anzac Avenue.
Designation of land for School Sites does not
preclude the land from being developed for
residential purposes as an alternative land use if
proposals for a school do not eventuate. Also,
designation of a site for a school does not preclude
a school being developed at an alternative location
provided that the suitability of the alternative site for
school purposes can be demonstrated as part of the
necessary development approval process
Development fronting Anzac Avenue is intended to
include a range of commercial activities including
showrooms (limited to maximum 3000m2 on any one
allotment), vehicle sales, outdoor sales, commercial
and professional offices (providing business,
professional and personal services), commercial
services, recreational and entertainment uses and
service industries providing servicing , repair and
maintenance services.
State emergency services and related community
facilities and utility infrastructure may be provided
within this area. Access to this area is to be
obtained from the service road off Anzac Avenue. In
the event that the land is used for emergency
services purposes, a north-bound on-ramp for
emergency service vehicles may be appropriate
onto the North-South Urban Arterial Road if it can be
demonstrated to meet all safety requirements
through a detailed design process. In the event that
part of the land is used for Emergency Services, the
balance area may be used for Commercial and
Service Trades uses.
Buffers are to be provided between residential
properties and the Commercial and Service Trades
area, and to residential properties adjoining the
public transport corridor.
5.2.1.5
1.
Land use and development within the
area is undertaken in a manner which
both promotes and supports the use of
existing services and facilities as well as
contributing to the provision of new
facilities.
2.
Community services and facilities are
located within or immediately adjoining
activity centres or as part of mixed use
developments, and are located near
Page 45 of 88
No.
public transport facilities.
Child
care
centres
are
located
immediately adjoining education facilities
and activity centres.
Open Space and Recreation
Infrastructure for parks, recreation and sporting
facilities have been identified to meet the needs
of the future population of this area and included
in the Land for Community Purposes PIP.
Items or sites of European or indigenous
cultural heritage significance are appropriately
identified and incorporated (where practical and
in line with legislation or other relevant accepted
standards) in the proposed development, or
alternatively buffered appropriately to retain the
contextual significance of the element for the
locality.
Energy and Water
Buildings are to be designed to be energy and
water efficient through appropriate orientation
and design, roof and wall insulation, choice of
low energy hot water systems and cooking,
heating and cooling appliances, water-efficient
taps and shower roses and minimising hard
paved surface areas in gardens, courtyards,
driveways and parking areas.
Integrated Urban Water Management
The Northern Growth Corridor Integrated Urban
Water
Cycle
Management
Strategy
(NCGIUWMS) is implemented in the Mango Hill
Greenfield Development Area.
Draft July 2007
Actions/Notes
3.
5.2.1.6
5.2.1.7
5.2.1.8
5.2.1.9
Any cultural heritage values in this precinct are to be
protected.
Assessable development will be conditioned to
achieve these outcomes.
The consumption of treated water from the Council’s
urban water reticulation system is to be minimised
by capturing and reusing rainfall and water runoff
and using low rainfall-tolerant species in gardens,
streets and park landscaping.
The outcomes of the (NCGIUWMS) study form the
basis of the Northern Growth Corridor Waterways
for Life strategy for reduction of potable water
consumption,
reduction
of
nutrients
being
discharged into the river system, and coastal
waterways, and control of nutrients from new
development.
The Waterways for Life strategy is intended to be
implemented through the development assessment
process and through required infrastructure
agreements for all new developments in the
Northern Growth Corridor.
The principal elements of the strategy are:
•
•
•
•
•
Water conservation measures including:
Queensland Development Code (QDC)
Part 29 and extension to the nonresidential sector;
landscaping and native planting controls;
and
sub-metering
for
all
residential
community title and non-residential
development.
Use of recycled water for external use and
toilet flushing;
Use of recycled water for open space
irrigation;
Provision of rainwater tanks (5kl) in new
residential development; and
Incorporation of Water Sensitive Urban
Design
Page 46 of 88
5.2.2
Draft July 2007
Dakabin Greenfield Area
Vision
Dakabin will be an urban residential neighbourhood of approximately 5,000 people. The area will have two
well designed local business centres containing local shopping, office and community facilities and access to
schools, open space, and sporting facilities. The neighbourhood will be connected to adjacent suburbs and
the wider region by existing and intended future road networks, public transport services and pedestrian and
cyclist paths and open space networks. The area adjacent to Dakabin Railway Station will be developed in
accordance with transit oriented development principles.
Residential
A range of housing types will be developed ranging from walk-up apartments up to three (3) storeys above
ground level to lower density forms of housing such as attached housing with individual ground level access
and private courtyards, townhouses and terrace housing small lot housing and more conventional detached
housing further away from the proposed centres.
Council will require a mix of dwelling products and minimum densities across the residential areas.
Designers will be encouraged to be innovative and therefore may put forward other housing products they
consider appropriate, that are not included in Council’s planning scheme, for Council’s consideration.
The importance of the existing caravan park in the provision of affordable housing has been recognised.
Centres/Employment
The development of new local activity centres is considered necessary in order for the Dakabin Greenfield
Development Area to function properly.
The local centres are intended to provide for the daily convenience needs of local residents and are not
intended to attain a size or range of functions that competes with other centres outside the area or draws
special purpose trips from outside the local convenience catchment. It is expected that the centres will draw
patronage from public transport or private vehicle travellers passing the respective sites for other travel
purposes.
Other employment areas that will provide business and industry uses have also been identified. These areas
will allow for large format retail uses, service industry, commercial and office uses. Suitable areas for home
based businesses have also been identified.
Infrastructure
identified to serve the needs of the Dakabin community into the future.
managed.
Movement Network
the Dakabin Greenfield Development Area and to surrounding areas and activity centres.
Page 47 of 88
Draft July 2007
Existing education facilities provide for the education needs of the residential communities within the area
and its immediate surrounds. Education, sport and recreation facilities are accessible from, and conveniently
located on, the movement network.
Open Space
identified to serve the needs of the Dakabin community into the future. The provision of various types of open
space including recreation trails is provided for in the PIP.
State Government mapping) and natural systems in accordance with State legislation. Land below the Q100
flood line is generally included in open space and drainage reserves.
The Dakabin Greenfield Development Area is developed in a manner which provides a high standard of
•
maintains and reinforces the distinctiveness of communities within the Dakabin Greenfield
Development Intents
No.
5.2.2.1
Actions/Notes
Residential Density Categories
The Dakabin Greenfield Development Area
comprises three residential density categories –
40 dwelling units/hectare, 25 dwelling
units/hectare and 12 dwelling units/hectare.
The distribution of the 40 dwelling units/hectare
and 25 dwelling units/hectare medium density
areas has been adjusted to have a logical
relationship to the major elements of the road
network and other structural features of the
Dakabin area, and does not correspond strictly to
400 and 800 metre radii.
The nominated densities are minimum
densities. Higher densities may be provided
through individual development proposals
where supported by the market assessment
undertaken by the proponent and subject to the
planning assessment of Pine Rivers Shire
Council and relevant referral agencies.
The following densities will apply in the area:
1.
40
dwelling
units/hectare
within
approximately 400 metres of the ‘Dakabin
West’ local activity centre and the relocated
Dakabin Railway Station;
2.
25
dwelling
units/hectare
between
approximately 400 and 800 metres of the
‘Dakabin West’ local activity centre and the
relocated Dakabin Railway Station:
3.
25
dwelling
units/hectare
within
approximately 400 metres of the ‘Dakabin
Central’ local activity centre;
4.
25 dwelling units/hectare on privately-owned
land on the eastern side of Old Gympie
Road to the north of the Dakabin refuse
disposal/landfill facility; and
5.
12 dwelling units/hectare elsewhere in the
plan area.
It is expected that the 12 dwellings units/hectare
area would be developed as detached houses on
Page 48 of 88
No.
Draft July 2007
Actions/Notes
separate lots. A range of lot sizes from 1,000m2 to
300m2 is to be provided to achieve an overall
density in each development project of 12
dwelling units/hectare.
Particular sites within this area may be developed
in more intensive housing forms and at higher
densities, where supported by the market
assessment undertaken by the proponent and
subject to the planning assessment of Pine Rivers
Shire Council and relevant referral agencies. For
example:
•
Semi-detached or ‘duplex’ housing would be
appropriate on corner lots where visually
and functionally separated pedestrian and
vehicle access could be provided to each
dwelling unit; and
•
Attached housing in terrace form would be
appropriate on lots adjoining local and
neighbourhood parks. It is expected that a
mix of housing products would be provided
for in individual development projects and
across the area, in order to provide
consumer choice in response to different
housing preferences, to provide different
levels of affordability in response to varying
household incomes, to provide housing
types that respond to the needs of
households of different size or different
stages of the lifecycle, and in all of the ways
to support greater social mix.
Housing is to be designed and positioned to
provide opportunities for personal privacy and
retreat, but also promote security in public places
and connection with the wider neighbourhood by
facing out to, and looking over parks, footpaths
and streets.
5.2.2.2
Caravan Parks
anticipates the continued operation of the
Arizona Pines Caravan Park on the corner of
Old Gympie Road and Boundary Road.
The neighbourhood road layout is to be designed
to provide high levels of interconnection through
footpaths, parks and pathways that provide
relatively direct, convenient and comfortable
walking and bicycling routes to activity centres,
bus stops, schools and other places of community
activity.
Renewal and/or expansion of the caravan park is
considered appropriate, as the development
contributes to affordable housing options in the
area, is convenient to the Bruce Highway for
travellers, and provides accommodation in
relatively close proximity to existing and future
employment opportunities in the Narangba
industrial estate and the planned North Lakes
Mixed Industry and Business Area.
Diversification of the development to include motel
accommodation would also be appropriate.
5.2.2.3
Commercial Centres, Employment Areas and
Other Activity Nodes
The local activity centres identified in this plan are
intended to be developed in the locations shown
in Figure 5.2.2.
Page 49 of 88
No.
provides for two commercial centres in the plan
area – one adjacent to the proposed relocated
Dakabin Railway Station, and one at the
intersection of Old Gympie Road and Alma
Road.
Each of these centres is intended to be a local
activity centre providing for the daily
convenience needs of local residents. The
centres would also be expected to draw
patronage from public transport or private
vehicle travellers passing the respective sites
for other travel purposes. However, the centres
are not intended to attain a size or range of
functions that would draw custom from outside
of the local convenience catchment or act as a
draw for special purpose trips from outside of
the local convenience catchment.
To support the function of the ‘Dakabin West’
local activity centre adjacent to the Dakabin
railway station and to promote local economic
activity, it is acceptable for residential
development adjacent to this centre to include
non-retail business and service uses at ground
level.
Land on both sides of Old Gympie Road
opposite and to the south of the existing
Dakabin refuse disposal/landfill facility is
allocated for business and industry uses of a
‘low impact’ nature. This includes large format
retail uses including showrooms, service
industry uses such as tyre and auto accessory
fitting, self-storage facilities and ‘business-tobusiness’ services.
Other activity nodes in the area which are
anticipated to remain active uses include:
•
Alma Park Zoo on Alma Road;
•
Dakabin High School on Alma Road;
•
Northpine Christian College on Hughes
Road;
•
the Seventh Day Adventist convention
centre at the north-western corner of the
intersection of Old Gympie Road and
Hughes Road;
•
the Pine Rivers Shire Council refuse
disposal/landfill site on the eastern side of
Old Gympie Road; and
•
the Pine Rivers Shire Council animal
pound off Goodwin Road, north of the
refuse disposal/landfill site.
Draft July 2007
Actions/Notes
Application for a development approval for a local
activity centre or to extend a local activity centre
will be required to demonstrate the need, timing
and size of the proposed retail floor space
component of the proposed development through
a retail market feasibility report that includes
consideration of the existing and proposed retail
floor space in competitive centres within the trade
area of the proposed centre.
Dakabin West
This centre is located on the northern side of Alma
Road at its western end. This location anticipates
the relocation of the Dakabin Railway Station to
an adjacent position, however, the proposed
centre location remains appropriate even if the
railway station remains in its present location. This
Plan anticipates the establishment of an intensive
urban character for this local activity centre with
development built to street boundaries, active
edges to footpaths, covered outdoor areas,
outdoor seating and eating opportunities and
customer car parking predominantly provided onstreet.
Planning for this centre is intended to take
account of, and complement, planning for Dakabin
station, adjacent medium density development,
complementary
community
or
non-retail
commercial services, public open space and the
transport movement system. Development in and
around the centre is also intended to take account
of key design elements such as building
orientation, positioning of doors and windows,
weather protection, pedestrian movement paths
and levels, outdoor seating and service access,
with the aim of contributing to the emergence over
time of an integrated centre character.
Other key land use elements associated with the
local activity centre include the proposed
relocation of the Dakabin Railway Station, the
provision of a ‘town park’, the extension of
Thompson Street through the centre to meet Alma
Road, the north-eastern boulevard axis with the
Dakabin parkland system and the concentration of
complementary mixed use and home-based
business opportunities at the ground level of
adjacent residential development.
A maximum gross floor area of 500m2 of retail
space applies to the Dakabin West local activity
centre. This is expected to take the form of a
small convenience store of approximately 250m2
and approximately 250m2 of other retail tenancies
such as video hire, takeaway food, off-licence
bottle shop, or the like. Other complementary
community or non-retail commercial services may
be established at these centres to enhance their
local service capability and diversify local
employment and business opportunities.
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Actions/Notes
Dakabin Central
This centre is located on the south-western corner
of the Old Gympie Road – Alma Road
intersection. The centre is expected to be more
conventionally vehicle-oriented in its design and
character, and may be associated with a service
station on the same site.
The centre will be expected to provide safe and
comfortable pedestrian access and an attractive
active frontage to the adjacent residential area.
This is to include an appropriate interface
providing casual surveillance over, and taking
advantage for customers of the amenity provided
by, the adjoining local park location.
A maximum gross floor area of 1000m2 applies to
the Dakabin Central local activity centre. This is
expected to take the form of a small convenience
store of approximately 450m2 and approximately
550m2 of other retail tenancies such as video hire,
takeaway food, off-licence bottle shop, or the like.
Other complementary community or non-retail
commercial services may be established at these
centres to enhance their local service capability
and diversify local employment and business
opportunities
Low Impact Mixed Industry and Business area
Development of the land on both sides of Old
Gympie Road opposite and to the south of the
existing Dakabin refuse disposal/landfill facility is
required to incorporate coordinated vehicular
access, parking and circulation and is also likely
to involve a service road on each side of Old
Gympie Road, as well as coordinated landscaping
and signage.
Mixed Use Development
Mixed use developments would be particularly
appropriate:
•
along the boulevard axis linking the open
space system to the centre; and
•
opposite the Dakabin Railway Station (if
relocated to the ‘Dakabin West’ centre).
Other Activity Nodes
Land around the existing facilities appears to be
available for expansion of the Northpine Christian
College and the Seventh Day Adventist
convention centre.
Alma Park Zoo is a distinguishing feature of the
area in both a physical and social sense.
However, it is a private business operation and is
not essential to the success of urban development
in the area. The obvious options available for the
site include expansion and/or diversification of the
business to provide a wider range of wildlifethemed recreation and entertainment, or
conversion of the site for urban development.
Page 51 of 88
No.
Draft July 2007
Actions/Notes
The expansion/diversification option could include
expansion eastwards into the Low Impact
Business and Industry area to accommodate
commercial-orientated uses such as restaurant,
bar, reception facilities, visitor accommodation,
vehicle parking or the like. If the zoo remains,
whether in its present or expanded form, there is a
need to deal with the western and northern
interface with future residential development.
The physical separation between the zoo and
residential development will include a perimeter
road which also accommodates a shared pathway
(pedestrian/bicycle), supplemented by secure
screen fencing and dense landscaping along the
zoo boundary.
If converted to urban development, the site could
relatively easily be integrated with the surrounding
urban development. In this eventuality, retention
of the dense vegetation, including any confirmed
remnant ecosystem vegetation on the site, would
be the major design consideration. A substantial
part of the site is so positioned as to be suitable
for
residential
development
at
25
dwellings/hectare, being within 400 metres of the
proposed Dakabin Central local activity centre.
5.2.2.4
Home Based Businesses
Home based businesses will be in three
locations:
•
in streets adjacent to the local activity
centres;
•
along Thompson road adjoining the
railway line; and
•
adjoining the Bruce Highway.
Locating home based business adjacent to local
activity centres would act to reinforce the function
of the centres and provide good access to food,
other convenience goods and casual networking
opportunities for people employed in these home
based businesses. In these locations, buildings
may have no, or reduced, front boundary
setbacks, to signal the mixed use nature of the
buildings and to reinforce their functional
relationship to the adjacent local activity centre.
This principle involves the provision of purposedesigned housing incorporating work space at
ground level at the front of the house to provide
direct street access to the business and separate
the business from the living areas. This concept
has the benefits of:
•
providing an active street frontage in
circumstances where house design would
otherwise tend to turn away from the noise
source;
•
buffering the living areas from traffic and
other noise sources;
•
providing a transitional form of development
between
non-residential
and
‘pure’
residential areas as well as between major
noise sources and residential areas; and
•
providing a compensatory consideration for
houses in locations where significant
adverse external impacts on residential
amenity
are
likely
from
transport
infrastructure noise.
Page 52 of 88
No.
5.2.2.5
5.2.2.6
5.2.2.7
Park and Open Space Networks
facilities has been identified to meet the needs
of the future population of this area and is
included in the Land for Community Purposes
PIP.
Regional Ecosystem Vegetation
Land confirmed as containing Remnant Of
Concern or Remnant Endangered regional
ecosystems is generally expected to be
unavailable for urban development. The extent
of these areas as identified by Queensland
government regional ecosystem mapping.
Protection of Natural Systems
The values of natural systems in the Dakabin
Greenfield Development Area are protected
through:
•
the inclusion of land below the Q100 flood
line in open space and drainage reserves.
•
the identification of land containing
Remnant Of Concern or Remnant
Endangered regional ecosystems; and
•
providing appropriate buffers in line with
State legislation.
Draft July 2007
Actions/Notes
Development will generally be required to provide
road frontage, drainage reserve or public open
space adjoining land unavailable for development
for this reason.
The extent of areas of Remnant Of Concern or
Remnant Endangered regional ecosystems is
identified by Queensland Government regional
ecosystem mapping. These areas are generally
unavailable for urban development.
The large area of Council-owned land directly to
the north of the Dakabin refuse disposal/landfill
facility is recommended for management as an
environmental reserve (with exception of the land
required for the existing animal pound and the
dam supporting the refuse disposal operation).
Land below the Q100 is generally not capable of
being filled without causing unacceptable
hydraulic (flooding) or adverse environmental
impacts. Where some filling may be possible, the
extent of these potential filling areas is quite
limited.
road frontage, drainage reserve or public open
space adjoining land unavailable for development.
Appropriate buffers are to be provided for tidal
and freshwater areas conforming to State
legislation.
Principles of water sensitive urban design should
be applied to the design and construction of
drainage infrastructure. Such design and
construction should aim to maintain the natural
profile and characteristics of drainage paths and
to control the volume and velocity of stormwater
runoff to levels that are not likely to create erosion
of, or adverse siltation in, drainage paths and
waterways.
5.2.2.8
5.2.2.9
Protection of Features of Heritage and
Cultural Significance
identified and incorporated (where practical and
locality.
Transport Infrastructure
The broad structural aspects of the proposed
local transport system are reflected in the
To date, no specific sites of cultural heritage
significance have been identified within the area.
Rail
The purpose of the Dakabin Railway Station
relocation is four-fold:
Page 53 of 88
No.
depiction of the major elements of the local road
network and bicycle network in Council’s PIP.
The proposal to relocate the Dakabin Railway
Station as part of upgrades to infrastructure at
the station, to a new position on the northern
side of Alma Road near the proposed new Alma
Road connection to Narangba Road is a key
element of the strategy for this Greenfield area.
Draft July 2007
Actions/Notes
•
•
•
•
To place the station closer to the major
developable land in Dakabin, so as to
improve the effectiveness and market
appeal of establishing medium density
residential development in a close (400-500
metre) walkable catchment north, east and
south of the station.
To provide for a more direct and visible
relationship between the railway station and
the bus connection route along Alma road,
which, in addition to its local function, is
intended to provide a feeder service
between the railway station and the North
Lakes/Mango Hill development across the
Bruce Highway to the east;
To collocate the station with the proposed
local activity centre, thereby strengthening
the function and attractiveness of both the
station and the centre.
To realise the potential of the Dakabin area
to achieve a genuinely ‘transit oriented
community’ in an outer suburban context.
The urban form that is developed will take
advantage of the local topography to align the
railway station, the bus interchange, the local
activity centre, the open space network, the street
design and the walking and cycling networks.
These elements are arranged in a highly
connected and formalised or “urban” form, with
medium density residential development framing a
north-east to south-west axis which extends the
open space system through a ‘parkway’-style
boulevard to terminate at the entry to the railway
station, flanked by local centre activities and a
town park.
The station relocation also involves the
establishment of a park-and-ride facility to the
north of the new station and to the west of the
railway line, accessed from Narangba Road. The
proposed
location
would
provide
good
accessibility by vehicle from the north and south,
discourage use by the residential areas nearest
the station and avoid fragmenting the local centre.
If the railway station is retained in its present
location, it is understood that the railway station
will be upgraded in the short-to-medium term to
have a raised (carriage floor level) platform,
access for persons with impaired mobility,
expanded park-and-ride area, bus set-down and
turn-around area and upgraded lighting as well as
other possible security improvements. The station
is not expected to become a staffed station.
If it is to be retained in its present location, the
station’s ability to function at a higher level would
be enhanced by providing a high quality bus
interchange function for feeder services from the
local area and North Lakes/ Mango Hill.
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Actions/Notes
Also of merit would be investigation of train
scheduling changes to provide a proportion of
express services to and from Dakabin. This may
help to alleviate pressure on Petrie Railway
Station and would improve the capacity of
Dakabin to function, and be perceived by the
market, as a properly connected urban growth
location.
Bus
Current transport planning for the area includes
an East-West Connection road from North Lakes
over the Bruce Highway to Old Gympie Road, on
an alignment just north of, and parallel to, Kerr
Road (for most of its route).
Pedestrian and Bicycle System
incorporates a network of bikeways and shared
bicycle / pedestrian pathways to achieve linkages.
These are a combination of off-road shared
pathways through parks and on-road bikeways.
Road
The principles to be incorporated in development
of the area include the following:
•
The East-West Connection is proposed to be
extended west of the Alma Road – Old
Gympie Road intersection and through to
Narangba Road. This would establish a high
quality link between North Lakes/Mango Hill
and the Dakabin Railway Station and would
need to be designed as a high standard bus
route, possibly incorporating a dedicated
bus lane and other bus priority measures.
•
The extended East-West Connection should
be designed as a landscaped boulevardstyle road which establishes a central,
unifying element of the built environment of
the area, and provides long-distance views
to the fringing ranges in the west of the
Shire for residents and visitors arriving from
the east. At the district level, this road
connects Dakabin to the high profile North
Lakes / Mango Hill growth area, and the
shopping,
community,
employment,
recreation and education facilities in that
area. In the reverse direction, the road
connects North Lakes / Mango Hill residents
to the railway line and to the scenic and
recreation
resources
of
the
Lake
Kurwongbah catchment area west of
Narangba Road.
•
Thompson Road is to connect Hughes Road
West and Alma Road. Development on
Thompson Road is required to front towards
and address the road. The Thompson Road
road reserve should be widened and
landscaped to provide a separation of at
least 25m between the edge of the railway
Page 55 of 88
No.
Actions/Notes
•
•
•
•
•
•
•
Draft July 2007
reserve and residential lot frontages.
The eastern and western sections of Hughes
Road are not to have a vehicle traffic
connection but are to have a connection
designed and constructed for pedestrian
and bicycle movement. Hughes Road West
is to remain as a rural standard road and is
not to be connected to the new road
network or fronted onto by new
development.
Road networks in the medium density areas
(25-40 dwellings / hectare) are to adopt
broadly formal and regular ‘modified grid’
pattern to promote a more ‘urban’
development character and to provide for
high levels of connectivity and walkability.
Street blocks should be generally in the
range of 70 metres – 120 metres deep by
120-240 metres long, but ideally not more
than 180 metres long.
Road networks in the medium density area
may incorporate rear laneways for vehicle
access to maximise active frontages to
streets, to provide a high standard of visual
amenity in streets and to provide
comfortable and safe pedestrian and cycle
environments with a minimum number of
vehicle crossings interrupting the footpath.
Development proposals are expected to
implement the level of connectivity provided
by the transport and movement system
elements shown on figure 5.2. .
Road networks outside of the medium
density areas may use a combination of
modified grid and/or traditional post-war
hierarchy based layouts. Where cul-de-sac
roads are used, they are expected to
incorporate pedestrian connections through
to other elements of the street network at
the cul-de-sac head. These connections are
to be in the form of road reserve extensions
of a shape and width that retains the option
of connecting the road carriageway through
at a future time.
Figure 5.2 identifies the preferred points of
access to the external road network and the
general alignment of the collector street
network outside of the medium density
areas. The precise locations of these
access points are subject to detailed
designed
considerations.
Individual
development applications are required to
incorporate points of access and collector
street
alignments,
that
meet
the
requirements of the plan, satisfy detailed
design considerations and provide an
appropriate level of connectivity and traffic
safety.
Upgrading
or
replacing
the
bridge
Page 56 of 88
No.
Draft July 2007
Actions/Notes
connecting Boundary Road to Narangba
Road over the railway line was identified as
an important local transport infrastructure
improvement. It is noted that Boundary
Road as an interchange connection to the
Bruce Highway at its eastern end and is
expected to take on an increasingly
important local arterial role as the Northern
Growth Corridor develops.
5.2.2.10
5.2.2.11
5.2.2.12
Water Supply and Sewerage Infrastructure
Infrastructure for water supply and sewerage
included in the PIP for water supply and
sewerage.
Energy and Water
Buildings are to be designed to be energy and
water efficient through appropriate orientation
and design, roof and wall insulation, choice of
low energy hot water systems and cooking,
heating and cooling appliances, water-efficient
taps and shower roses and minimising hard
paved surface areas in gardens, courtyards,
driveways and parking areas.
Water
Cycle
Management
Strategy
(NCGIUWMS) is implemented in the Dakabin
Assessable development will be conditioned to
achieve these outcomes.
The consumption of treated water from the
Council’s urban water reticulation system is to be
minimised by capturing and reusing rainfall and
water runoff and using low rainfall-tolerant
species in gardens, streets and park
landscaping.
The outcomes of the (NCGIUWMS) study form
the basis of the Northern Growth Corridor
Waterways for Life strategy for reduction of
potable water consumption, reduction of nutrients
being discharged into the river system, and
coastal waterways, and control of nutrients from
new development.
implemented
through
the
development
assessment process and through required
infrastructure
agreements
for
all
new
developments in the Northern Growth Corridor.
5.2.2.13
Drainage and Electricity
Four major drainage Q100 corridors have been
identified as affecting urban development in the
plan area.
•
- Queensland Development Code (QDC)
Part 29 and extension to the nonresidential sector;
- landscaping and native planting controls;
and
- sub-metering for all residential community
title and non-residential development.
•
Use of recycled water for external use and
toilet flushing;
•
Use of recycled water for open space
irrigation;
•
•
Incorporation of Water Sensitive Urban
Design
Drainage
area:
•
In the western part of the area, crossing the
Page 57 of 88
No.
Draft July 2007
Actions/Notes
Energex has identified the need for a 33/11kv
zone substation in the Dakabin area between
the
existing
Kallangur
and
Narangba
substations, to be commissioned by October
2007.
•
•
•
Hughes Road road reserve and continuing
in a north-easterly direction through the
Northpine Christian College and the
adjoining Seventh Day Adventist convention
centre land, before turning east and joining
up with the second and third flood lines (see
below) just west of the Bruce Highway in
North Lakes;
South-west of the Old Gympie Road –
Hughes Road intersection, continuing northeast through Council-owned land and under
the Bruce Highway;
East of, and broadly parallel to, Old Gympie
Road north of Kerr Road, continuing north
through the refuse disposal/landfill facility
and the associated lake on adjoining
Council-owned land, and under the Bruce
Highway; and
On the eastern boundary of the area north
of Kerr Road, extending east under the
Bruce highway into North Lakes.
Each of four major drainage corridors are included
in the public open space system shown on Figure
5.2. Land below the ultimate 20 year ARI floodline
is to be included in drainage reserves. Drainage
infrastructure in these drainage reserves is to be
designed and constructed in a manner which
maintains (or where necessary restores) the
natural profile and characteristics of the drainage
paths and restricts the volume and velocity of
stormwater runoff to levels that are not likely to
create erosion of, or adverse siltation in, drainage
paths and waterways.
Electricity
New 33/11 kV zone substations generally require
a land area of about 4,000 m², consisting of about
50m frontage with 80m depth. ENERGEX prefers
to locate its substations in commercial/industrial
areas.
Where
there
is
no
suitable
commercial/industrial land available, ENERGEX
has site selection criteria such as staying away
from schools/child care centres, and maintaining
suitable buffers to domestic residences.
No detailed route selection has been finalised for
new electricity lines which will link existing and
future substations. However, new 110kV, 33 kV
and 11kV lines will generally follow roads or
existing easements.
Page 58 of 88
5.2.3
Draft July 2007
Griffin Greenfield Development Area
Vision
The Griffin Greenfield Development Area will be a highly urbansied residential community of approximately
13,000 people located in three neighbourhoods separated by the North South Urban Arterial and a major
open space area. Local services and facilities will be provided in convenient and attractive local centres.
The neighbourhoods will be interconnected and connected to adjacent suburbs and the wider region by
existing and intended future road networks, public transport services, pedestrian and cycle paths and open
space networks.
Residential
The area will be developed predominantly for residential uses and will provide a significant area of medium
density residential development. An overall average yield of 23 dwelling units per hectare will be provided
across a range of residential forms. Higher densities will occur around the local activity centres to reinforce
their roles and also enhance their transit supportive functions.
Council will require a mix of dwelling products and minimum densities across the residential areas.
Designers will be encouraged to be innovative and therefore may put forward other housing products they
consider appropriate, that are not included in Council’s planning scheme, for Council’s consideration.
Centres
New local activity centres will be established with intensive urban character and provide for the daily
convenience needs of local residents. These centres are not intended to attain a size or range of functions
that competes with other centres outside the area or draws special purpose trips from outside the local
convenience catchment. It is expected that the centres will draw patronage from public transport or private
vehicle travellers passing the respective sites for other travel purposes.
Infrastructure
Council’s Priority Infrastructure Plan (PIP) for transport and water and sewerage includes the infrastructure
identified to serve the needs of the Griffin community into the future. The details for these trunk items are
included in the PIP.
managed.
Movement Network
the Griffin Greenfield Development Area and to surrounding areas and activity centres.
A suitable number and range of education facilities, in appropriate locations, provide for the education needs
of the residential communities within the Area and its immediate surrounds. Education, sport and recreation
facilities are accessible from, and conveniently located on, the movement network.
Page 59 of 88
Draft July 2007
Open Space
identified to serve the needs of the Griffin community into the future. The provision of various types of open
space including recreation trails is provided for in the PIP.
State Government mapping), natural systems in accordance with State legislation and areas of heritage and
cultural significance. Land below the Q100 flood line is generally included in open space and drainage
reserves.
The Griffin Greenfield Development Area is developed in a manner which provides a high standard of
•
maintains and reinforces the distinctiveness of communities within the Griffin Greenfield
Development Intents
No.
5.2.3.1
Actions/Notes
Residential Areas and Densities
The Griffin area is developed to achieve higher
overall densities than has generally been
provided elsewhere in the Shire. This will
include a significant area of medium density
residential development providing a distinct
point of difference for residential densities in the
Shire. There are three critical success factors in
this:
•
an overall average yield of 23 dwelling
units per hectare;
•
45 dwelling units per hectare near the
centres; and
•
application of the ‘Griffin Development
Model’
Most of the land is intended to be developed for a
range of residential forms at an average 12 dwelling
units per hectare on steeper slopes and 25 dwelling
units per hectare on flatter slopes in accordance with
relevant elements of the “Griffin Development Model”.
Land within 400 metres of the centre of the local
activity centres is intended to be developed at a
minimum density of 45 dwelling units per hectare.
This is to be achieved through integrated medium
density residential development. Such development is
to be purposefully designed to both reinforce the
functional roles of the local activity centres and to
enhance their transit supportive roles with the
proposed arterial and sub-arterial roads.
All development is also intended to be responsive to
topography. The land above the Q100 line is
characterised as fingers or peninsulas of land
generally oriented east/west in the northern portion of
the area (‘Bray’s Road Peninsula’), and more isolated
‘islands’ of land in the southern portion. These
topographical forms create opportunities for
development which has an orientation down the
slopes towards the flood plain lands (largely paddocks
and farms) and also long views north, east and south
to more distant localities and Moreton Bay. This
topographical response can produce development
forms which differ greatly to the ‘urban carpet’ which
typifies most of the established areas of the Shire.
The Griffin Development Model arranges residential
development in the following manner:
•
Ridgeline Boulevards;
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•
•
•
•
•
Ridgeline Apartments;
Parkway Boulevards;
Parkview Apartments;
Detached Infill Housing; and
Local Streets
Ridgeline Boulevards
Sub-arterial and collector roads generally run along
the ridgelines. These are designed so as to be clearly
recognisable as boulevards and public transport
routes with generous street trees, wide medians and
verges, extensive pedestrian paths and ground level
vegetation, and well designed public transport waiting
environment infrastructure.
Ridgeline Apartments
Generally, but not exclusively, fronting ridgeline
boulevards are duplexes, triplexes, attached housing,
and low rise apartment buildings. These address the
ridgeline boulevard and are also designed for the
upper levels to capture the views that may be possible
away from the ridgeline.
Parkway Boulevards
Collector roads generally run along the land
immediately above the Q100 flood line, separating
development from the floodable land and sensitive
landscape and vegetation areas. These are designed
so as to be clearly recognisable as boulevards and
public transport routes with generous street trees,
wide medians and verges, extensive pedestrian paths
and ground level vegetation, and well designed public
transport waiting environment infrastructure.
Parkview Apartments
Generally, but not exclusively, fronting Parkway
Boulevards are duplexes, triplexes, attached housing,
and low rise apartment buildings. These address the
boulevard and are also designed to capture the views
of the open spaces beyond the boulevard.
Detached Infill Housing
In the land remaining between the Ridgeline and
Parkview Apartments, detached housing will be
developed along local roads which link the
boulevards. The detached housing is to be provided in
a range of lot sizes from 320m² and incorporate
sustainable building and site planning practices such
as minimal benching, water conservation, solar
orientation and design for a wide cross-section of the
potential market.
Within this area, there is also an expectation that
duplex and triplex developments will be provided on
appropriate corner sites and other sites which offer
advantages for the occupants of such forms. It is
preferable that these be distributed throughout the
detached housing areas, and designed to
complement local pocket parks and pedestrian access
ways. Laneway lot houses may be capable of fronting
the park on up to 50% of the parkland frontage where
there is a wide pathway provided with high standard
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furnishings separating the parkland from these
dwelling lots and enabling convenient access to the
open spaces.
5.2.3.2
Local Activity Centres
Three Local Activity Centres will service Griffin.
One is on the north side of Brays Road, at
Tesch Road. A second local centre is located
west of the Bruce Highway on Dohles Rocks
Road outside the Griffin locality. The third
centre is a small local centre located east of the
North South Urban Arterial on Brays Road.
Each of these centres is intended to primarily
provide for the daily convenience needs of local
residents. The centres would also be expected
to draw patronage from public transport or
private vehicle travellers passing the respective
sites for other travel purposes.
The local activity centres are not intended to
attain a size or range of functions that would
either draw a high proportion of custom or act
as a draw for special purpose trips from outside
of the local convenience catchment.
Local Streets
Local streets will generally form important links
between the boulevards, and be designed to
incorporate water sensitive urban design measures so
that the landscaped gardens and verges along the
local streets perform important water quality
enhancing functions. These streets will include
generous pedestrian paths, and be aligned so as to
create, and capitalise upon, the vistas of and over the
flood plain.
A gross retail floor area of 4,000 m² applies to the
Tesch
Road,
Brays
Road
local
centre.
Complementary community or non-retail commercial
services may also be established at this location to
enhance the local service capability and diversify local
employment and business opportunities. These may
include a community hall, child care centre and small
scale office premises.
The local activity centre is to be ‘master planned’ and
incorporate key design elements such as: building
orientation; positioning of doors and windows;
weather protection; pedestrian movement paths and
levels; outdoor seating and service access; and
creation of integrated centre characters. The centres
are to be developed with a high level of accessibility
and convenience to their immediate catchments.
The small local activity centre east of the North-South
Urban Arterial in the vicinity of Brays Road may
include a small convenience centre with 250-300m²
GFA to service residents within its vicinity, and may
be developed on the ground floor of a mixed use
commercial and residential development.
An area alongside Dohles Rocks Road has been
designated for a range of commercial and community
purposes. This area is not intended to provide
functions or activities that would draw custom from the
proposed local centres.
5.2.3.3
Community Facilities
In addition to the range of community facilities
which may be required to support the area and
which can mostly be provided by the private
sector in the local activity centres, two preferred
primary school sites have been identified.
The establishment of an intensive urban character for
these local activity centres is anticipated, with active
edges to footpaths, covered outdoor areas, outdoor
seating and eating spaces and customer car parking.
Crime Prevention Through Environmental Design
(CPTED) principles are to be incorporated in the
layout of the premises. Integrated driveways are to be
used to minimise points of entry/egress to the
developments.
The site to the north of Brays Road was identified by
Education Queensland as a preferred location to be
included. The timing of construction of this school is
subject to the area achieving student population
threshold benchmarks as determined by Education
Queensland, and subject to funding.
The southern site has been identified by Council as
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Actions/Notes
being appropriate for a potential private school as the
land in the flood plan could be developed for school
and community sporting facilities and flood free areas
used for school buildings.
The designation of preferred sites for school purposes
does not preclude the land being developed for
residential purposes as an alternative land use if
proposals for a school do not eventuate. Also,
designation of a site for a school does not preclude a
school being developed at an alternative location
provided that a development application demonstrates
that an alternative site is suitable and appropriate for
school purposes.
5.2.3.4
Park and Open Space Networks
included in the Land for Community Purposes
PIP.
5.2.3.5
Protection of Natural Systems
The values of natural systems in the Griffin
Greenfield Development Area are protected
through:
•
the inclusion of land below the Q100 flood
line in open space and drainage reserves.
•
the identification of land containing
Remnant Of Concern or Remnant
Endangered regional ecosystems; and
•
providing appropriate buffers in line with
State legislation.
5.2.3.6
Protection of Features of Heritage and
Cultural Significance
identified and incorporated (where practical, and
locality.
5.2.3.7
Transport Infrastructure
The broad structural aspects of the proposed
local transport system are reflected in the
depiction of the major elements of the local road
network and bicycle network in Council’s PIP.
The specific principles to be incorporated in
development are the following:
•
The enhancement of the east-west subarterial roads connecting Griffin with the
North-South Urban Arterial and the Bruce
Highway regional corridor, and which are
to be designed as landscaped boulevard-
The extent of areas of Remnant Of Concern or
Remnant Endangered regional ecosystems is
identified by Queensland Government regional
ecosystem mapping. These areas are generally
unavailable for urban development.
Land below the Q100 is generally not capable of
being filled without causing unacceptable hydraulic
(flooding) or adverse environmental impacts. Where
some filling may be possible, the extent of these
potential filling areas is quite limited.
road frontage, drainage reserve or public open space
adjoining land unavailable for development.
Appropriate buffers are to be provided for tidal and
freshwater areas conforming to State legislation.
A number of sites of heritage significance are known
to exist in the Griffin area. Information about these
sites is held by Council.
The Aboriginal Cultural Heritage Act 2003 requires
proponents of development to undertake appropriate
consultation and investigative processes in addition to
complying with gazetted cultural heritage duty of care
guidelines.
Public Transport
Local bus services for the Griffin area are likely to be
a combination of local, feeder and school bus types to
cater for the population. Local bus services are to be
provided to link the residents in the separate
neighbourhoods with local facilities such as local
activity centres, community facilities, parks and sports
fields. There is also an opportunity for the provision of
a local feeder bus service that allows residents to be
taken to and from nearby railway stations such as
Petrie and Dakabin.
Roads
Page 63 of 88
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•
style roads. This type of road design and
layout can provide for a central, unifying
element of the built environment of the
Plan area and provide views to the
notable features of Griffin as residents
and visitors travel to and from the west.
Road networks may incorporate rear
laneways for vehicle access to maximise
active frontages to streets, to provide a
high standard of visual amenity in streets
and to provide comfortable and safe
pedestrian and cycle environments with a
minimum number of vehicle crossings
interrupting the footpath.
The points of access to the external road
network and the general alignment of the
collector street network have been determined
by Council. Development applications are
expected to implement the accessibility and
connectivity arrangements determined by
Council.
Draft July 2007
Actions/Notes
Brays Road currently is a sealed 2 lane undivided
carriageway. Some urban related road improvements
have occurred with the construction of the residential
estate development near Cairns Road. The road will
be designed as a graded overpass with appropriate
access/egress lanes provided for the North-South
Urban Arterial.
Ultimate design for Brays Road will be a divided
carriageway with 2 lanes in each direction and
appropriate landscape works and enhancements for
the road to function as a key access corridor for
Griffin, particularly from the west.
Brays Road has a nominal reserve width of 30m and
the road extends east from the proposed North-South
Urban Arterial corridor to service the Bray’s Road
Peninsula land areas. The width of the road allows for
some additional enhancements that can improve the
visual amenity of the road corridor providing a treelined corridor with other features to reduce the
harshness of the pavement and having regard to
matters such as appropriate safety considerations,
sightlines and drainage.
Dohles Rocks Road is a sealed 2 lane undivided
carriageway. The road has a reserve width of
approximately 30m and extends from the proposed
North-South Urban Arterial Road corridor to the east
to connect with Dohles Rocks Village and land for
conservation and environmental reserve purposes
further east of the Plan area. This road will intersect at
grade with the proposed North-South Urban Arterial
and require a controlled intersection.
Ultimate arrangements for this intersection are yet to
be determined. The ultimate design for Dohles Rocks
Road will be a divided carriageway with 2 lanes in
each direction and appropriate landscape works and
enhancements for the road to function as a key
access corridor for Griffin, particularly from the south
and west.
The collector road shown on Fig. 5.2 crossing the
North-South Urban Arterial to the north of Bray’s Road
is an integral feature in achieving the desired level of
internal connectivity for the ultimate development of
the Bray’s Road Peninsula.
Where cul-de-sac roads are used they are expected
to incorporate pedestrian connections through to other
elements of the street network at the cul-de-sac head.
These connections are to be in the form of road
reserve extensions of a shape and width that retains
the option of connecting the road carriageway through
at a future time.
Pedestrian and Bicycle System
Development is to deliver appropriate layouts with
permeability which allows for, and encourages,
enhanced levels of walking and cycling activity.
Council has determined the network of bikeways and
shared bicycle/pedestrian pathways to achieve the
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Actions/Notes
linkages. These are a combination of off-road shared
pathways through parks and on-road bikeways. Also,
a recreation trail links significant environmental and
recreation areas from Freshwater Creek to the Pine
River and eastwards to Dohles Rocks and
surrounding conservation areas of Hays Inlet.
5.2.3.8
5.2.3.9
Water Supply and Sewerage Infrastructure
Infrastructure for water supply and sewerage
included in the PIP for water supply and
sewerage.
Drainage and Electricity
plan area.
Energex has identified the need for two 33/11
kV zone substations in the Griffin area near the
intersection of Dohles Rocks Road and the
Bruce Highway and near the intersection of
Brays Road and Cairns Road.
Drainage
Major drainage corridors likely to affect urban
development in the area have been identified and
include:
•
The corridor in the southern area of Griffin
extending from the Bruce Highway across
Dohles Rocks Road and Henry Road;
•
The Pine River and low lying areas subject to
storm tide surge innundation; and
•
The corridor in the northern area of Griffin
adjacent to Freshwater Creek.
Each of these areas is included in the public open
space system. Land below the ultimate ARI 20
floodline in the southern area of Griffin is to be
included in drainage reserves. Drainage infrastructure
in these drainage reserves is to be designed and
constructed in a manner that maintains (or where
necessary restores) the natural profile and
characteristics of the drainage paths and restricts the
volume and velocity of stormwater runoff to levels that
are not likely to create erosion of, or adverse siltation
in, drainage paths and waterways
5.2.3.10
Water
Cycle
Management
Strategy
(NCGIUWMS) is implemented in the Dakabin
Electricity
New 33/11 kV zone substations generally require a
land area of about 4,000 m², consisting of about 50m
frontage with 80m depth. ENERGEX prefers to locate
its substations in commercial/industrial areas. Where
there is no suitable commercial/industrial land
available, ENERGEX has site selection criteria such
as staying away from schools/child care centres, and
maintaining suitable buffers to domestic residences.
The outcomes of the (NCGIUWMS) study form the
basis of the Northern Growth Corridor Waterways for
Life strategy for reduction of potable water
consumption, reduction of nutrients being discharged
into the river system, and coastal waterways, and
control of nutrients from new development.
implemented through the development assessment
process and through required infrastructure
agreements for all new developments in the Northern
Growth Corridor.
•
- Queensland Development Code (QDC) Part
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•
•
•
•
Draft July 2007
29 and extension to the non-residential
sector;
- landscaping and native planting controls; and
- sub-metering for all residential community title
and non-residential development.
Use of recycled water for external use and toilet
flushing;
Use of recycled water for open space irrigation;
Incorporation of Water Sensitive Urban Design
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5.2.4
Draft July 2007
North Lakes Greenfield Development Area
Vision
The North Lakes Greenfield Development Area consists of an area being developed as the North Lakes
Estate plus adjoining areas located within the North Lakes Locality.
The overriding vision for the North Lakes Development Area is to provide an attractive, safe, convenient,
efficient and sustainable new town through an integrated and comprehensive master planning process.
The development area is planned to ultimately accommodate approximately 20,000 residents, a town centre
incorporating a major shopping centre together with a wide range of employment opportunities and
community, education and recreation facilities.
A key aspect of the master planning approach is the timely and coordinated provision of all infrastructure
necessary to provide a high standard of living for residents in the development area and a vibrant,
competitive, well serviced, major employment centre for the Shire and the region.
The provision of infrastructure is governed by infrastructure agreements between the Principal Developer,
Council and the State Government.
The North Lakes Town Centre is a major activity centre identified in the SEQ Regional Plan.
Development Intents
No.
Actions/Notes
5.2.4.1
It is Council’s intention that the existing Mango Hill
Infrastructure Development Control Plan (DCP)
which provides a mechanism for planning and
managing development in the majority of the
development area will continue to apply.
5.2.4.2
The details of development and use of land in the
Special Development zone will continue to be
controlled by the North Lakes Precinct Plans and
Sector Plans approved in accordance with the
provisions of the Mango Hill Infrastructure
Development Control Plan Any development must
comply with the design and siting requirements
included in these documents. These requirements
will need to be read and satisfied prior to any
building works.
The Mango Hill Infrastructure DCP approved on
26 November 1998 formed part of the
Superseded Planning Scheme. The DCP is
part of the Planning Scheme for the Pine Rivers
Shire and Section 6.1.45A of the Integrated
Planning Act 1997 applies.
Precinct Plans
The precinct plan outlines the intents and
performance criteria to be complied within the
development of the sector.
5.2.4.3
Other lands within the North Lakes locality which
are not included in the DCP will be progressively
planned and managed by Council to ensure
complementary and integrated land use and
infrastructure outcomes are achieved within the
locality and with adjoining areas.
Sector Plans
The Mango Hill Infrastructure Development
Control Plan (DCP) provides for the creation of
a sector within a precinct. Each sector plan
provides the code of development for the land in
the sector and outlines the acceptable solutions
which, if satisfied by the development will in turn
achieve the requirements of the precinct plan.
The areas in the North Lakes Locality not
included in the DCP are intended to be
developed for mixed business and industry
purposes as part of a major employment centre
in the north of the Shire.
The mixed business and industry area is
intended to provide a broad range of
commercial and professional services, office
services and service trades, technology
manufacturing and servicing, tertiary level and
other educational facilities, tourist and
recreational facilities and institutional and
community uses.
Page 67 of 88
5.2.4.4
North Lakes town centre has significant potential
as a transit centre in association with the
intensification of activities in the centre.
The intention to provide a bus interchange at
North Lakes and the development intent for North
Lakes are described in the Mango Hill
Infrastructure Development Control Plan (1998)
and the Mango Hill Infrastructure Agreement Queensland Transport 1999.
The frequency of services and how this
interchange will operate will be dependent on
future decisions by the State Government
regarding public transport along the Petrie to
Redcliffe corridor; other line-haul public transport
systems (such as the Northern Busway) and; the
general public transport network for the future
(which will change over time with future growth).
Draft July 2007
The planning scheme documents for North
Lakes provide for relatively intense commercial
activities in the town centre core and frame.
They also allow the potential for high density
residential in the town centre core of 80
dwellings per hectare in the town centre frame
reducing to 40 dwellings per hectare closer to
the low density residential areas.
The
supporting infrastructure for the North Lakes
Development has the capacity to handle
significant residential development in the town
centre core and frame. Further, the low density
residential areas of North Lakes have been
designed to support non-car dominated
transport through the subdivisional layout, bus
routes, cyclist network and pedestrian network.
The overall layout and the quality of streetscape
treatments so far provided are conducive to the
type of urban fabric required to support TOD. It
is also important that the quality of the built form
for future developments facilitates TOD
outcomes.
The ability to achieve transit oriented
development at North Lakes will depend on the
willingness of the Principal Developer to achieve
good outcomes in this regard; the willingness of
the State government transport agencies to
support a transit centre at this location and; the
ability of Council to influence these
organisations to achieve this end and
community support for transit oriented
development initiatives.
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5.3
Draft July 2007
Redevelopment Areas
The redevelopment areas are focussed on older urban centres or areas where it is considered timely and
opportune to undertake master planning to:
•
Improve integration with public transport facilities and services i.e. provision of new or
upgraded facilities by Queensland Rail or Translink;
•
Respond to new traffic arrangements i.e. Petrie to Redcliffe Multi-modal Corridor;
•
Maximise opportunities provided by new public transport infrastructure i.e. Petrie to Redcliffe
Multi-modal Corridor;
•
Accommodate increased residential and employment densities i.e. Strathpine central business
district; and
•
Rejuvenate an older centre or area and provide new or refurbish existing community
infrastructure.
Planning for redevelopment is expected to identify opportunities for additional new dwellings and
employment opportunities not currently included in existing forecasts of population and employment growth.
5.3.1
Strathpine Transit Oriented Development Area
The Strathpine Town Centre is a major activity centre identified in the SEQ Regional Plan.
No.
5.3.1
Actions/Notes
Strathpine has significant potential as a transit
centre and is intended to be the main focus for
achieving transit oriented development in the
short to medium term.
The main actions to be undertaken by Council are:
•
determine a vision for Strathpine and the
broad implementation arrangements;
•
invite the appropriate key government
agencies to be represented on a taskforce or
steering committee to finalise the vision and
oversee the planning and implementation of
the vision;
•
endorse a land use pattern as an initial
scenario for testing of the infrastructure
requirements to support development;
•
prepare development codes for higher density
development;
•
strengthen the urban design and architectural
design strengths of Council;
•
determine whether it supports in principle the
suggestion of transporting more sewage from
the intensified activities in the Strathpine area
to the Brendale Water Pollution Control Works
for treatment rather than at Murrumba Downs
Water Pollution Control Works ;
•
undertake detailed modelling of the water
supply and sewerage systems for agreed land
use development scenarios to determine the
detailed infrastructure needs and timing
thereof;
•
arrange for a more detailed analysis to be
undertaken of the stormwater drainage for
Coulthards Creek downstream of the railway
and Bult Drive/Mott Street;
•
arrange for the preparation of planning layouts
for all roads and streets, in consultation with
the Department of Main Roads and the other
government transport agencies;
•
develop preliminary plans for the replacement
of the level crossing on South Pine Road by a
grade
separated
crossing,
including
Residential development sites within and near
the centre should be able to achieve high
residential densities on large individual sites and
medium density outcomes on multi-use sites.
These densities would be achieved with
apartments using three or four storey
construction plus basement carparking.
A
carparking rate averaging 1.25 vehicles per
dwelling in the vicinity of the railway stations
would be consistent with transit oriented
development principles. For these residential
densities with three to four storeys of
apartments, this carparking can generally be
accommodated within a single level of
basement parking.
The demand for retail floor space is likely to
remain at current levels over the short to
medium term. However as retail space is
created or repositioned, it should be
encouraged to establish adjacent to the main
pedestrian routes and built to the road reserve
boundary to encourage street activity along
these pedestrian routes.
In the short to medium term, forms of
investment other than in retail, such as
commercial activities, government offices,
medical centres etc, may enable development
to occur along pedestrian routes. The built form
for these developments should encourage street
activity as well as being able to be readily
converted in the medium to long term to higher
Page 69 of 88
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Actions/Notes
order active uses.
The aesthetics of carparking areas needs
careful attention. Carparks, whether at grade or
multi-storey
should
not
dominate
the
streetscape. This involves shielding of carparks
from the public realm by “sleeving” behind
buildings, careful attention to multi-storey
carpark architecture and adequate planting of
at-grade carparks.
On street carparking in front of land uses which
are intended to activate streets should also be
encouraged.
On street carparking and
streetscape elements, such as build-outs,
lighting, seating, planting, bins etc, should be
set out to a modular design to facilitate future
changes to the parking layouts and streetscape.
Draft July 2007
•
•
•
•
stormwater
drainage
upgrading,
and
encourage the State Government (through the
Department of Main Roads and Queensland
Transport) to fund and program the work;
implement internal systems to protect land
required for future infrastructure, in particular
the road and street systems, from
development;
undertake detailed traffic modelling of the
Strathpine Centre with the proposed new road
links and road upgrades suggested in this
paper for the agreed land use scenario;
discussions be held with the new owners of
the shopping centre on the southeast corner
of
Gympie
Road/Bells
Pocket
Road
intersection regarding future circulation road
needs; and
consultation commence with owners of the
sites
considered
important
to
the
implementation of the strategy outlined in this
paper.
Strathpine Transit Oriented Development (TOD)
Area is depicted on Figure 5.3.1.
5.3.2
The Petrie to Redcliffe Multi-modal Corridor
The current Petrie to Redcliffe Multi-modal Corridor project is expected to provide greater certainty regarding
future transport modes and the timing of the public transport infrastructure. The construction of the PetrieKippa-Ring railway in the medium to long term will provide a unique opportunity to redevelop older areas
around the locations of future railway stations.
While the PineRiversPlan provides opportunities for increased activity at possible station sites, greater
certainty flowing from a State Government commitment to provide a quality and high frequency service by
rail and bus transport services within the corridor, combined with development opportunities provided by
vacant and underutilised sites and older developments, would provide the necessary conditions for Council
to undertake detailed master planning for these areas in conjunction with State Agencies and the private
sector.
The master planning intended for these areas is intended to occur in the medium to longer term once a final
decision on the future of the Petrie – Redcliffe railway project is decided by the State Government.
There are 2 sites along the corridor that have potential for the implementation of transit oriented development
principles. These are Petrie Urban Village Transit Oriented Development Area and Kallangur and Murrumba
Downs Transit Oriented Community Areas.
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Draft July 2007
5.3.2.1 Petrie Urban Village Transit Oriented Development Area
No.
Actions/Notes
5.3.2.1
The Petrie area is intended to develop in the
medium to long term. Key features of the
ultimate development of Petrie include:
•
a by-pass road located east of the North
Coast Rail Line on AMCOR land removes
traffic congestion from the major bottleneck point and improves the pedestrian
amenity of the Petrie Town centre;
•
medium density housing and mixed use
development
occurs
through
redevelopment in the area, with a range of
housing types and densities provided to
meet different housing preferences, needs
and levels of affordability;
•
business and retail is supported by higher
density residential outcomes that enhance
the success of businesses operating in
Petrie;
•
the Queensland Railways facilities at
Petrie Station are upgraded to facilitate
effective intermodal transfer between rail
and bus services at the Rail Station, in
addition to resolving stresses on car park
demand;
•
pedestrian and cycling networks connect
users with the centre, public transport
opportunities, places of interest and
surrounding and adjacent communities;
•
efficient use of sites in the area through
greater site coverage and built to
boundary development outcomes;
•
a mix of uses occurs throughout the TOD
area including commercial, retail and
community uses; and
•
uses contribute to a vibrant Petrie
providing for both the local and broader
community.
This centre has the best potential outside of
Strathpine and North Lakes for the establishment of
a Transit Oriented Development (TOD). Council
has recognised this in the past through successive
planning schemes.
It is likely at best to achieve transit supportive
development and remain as a local transit centre in
the hierarchy of centres. However, the fragmented
nature of the land ownership and the uncertainty
about the future transport networks in this area
represent significant obstacles to achieving a quality
transit centre.
With projects currently being undertaken by the
State Government at Petrie, the opportunity exists
for Council to engage to a greater degree with State
transport agencies with the view to resolving the
future of the Petrie Centre.
Approximately 277 hectares of land comprises the
Petrie TOD Area. The TOD area encompasses land
surrounding the Petrie Rail Station using an 800m
radius; and includes adjacent undeveloped land in
the area.
Petrie Transit Oriented Development (TOD) Area is
depicted as shown on figure 5.3.2.1.
Page 71 of 88
Draft July 2007
5.3.2.2 Kallangur and Murrumba Downs Transit Oriented Community Areas
No.
Actions/Notes
5.3.2.2
The Kallangur and Murrumba Downs Transit
Oriented Community (TOC) Areas are intended
to develop in the medium to long term, in
accordance with transit oriented development
principles. The development of a TOC at this
location is subject to the implementation of the
proposed State Government Public Transport
Corridor. Key features of the ultimate
development of TOC shall include:
•
construction of the Petrie to Redcliffe
Multi-modal corridor;
•
new rail stations that are integrated into
the community, with bus services, as well
as walk, cycle and road networks;
•
medium density housing occurs in the
immediate vicinity of the future potential
rail stations providing a range of housing
types
to
meet
different
housing
preferences, needs and levels of
affordability;
•
pedestrian and cycling networks connect
users with the TOC stations, public
transport opportunities, places of interest
and
surrounding
and
adjacent
communities; and
•
a mix of uses occurs within vicinity of the
rail stations including commercial, retail
and community uses.
The current Petrie to Redcliffe Multi-modal Corridor
Project is expected to provide greater certainty
regarding future transport modes and the timing of
the public transport infrastructure. The actions in
this section provide for Council to revisit the
potential
for
improved
transit
supportive
development outcomes along this corridor towards
the end of the current study through a master
planning process involving Council, State Agencies
and the private sector/community.
Kallangur and Murrumba Downs TOC Areas. The
TOC area encompasses land surrounding the
potential sites of rail stations along the Petrie-Kippa
Ring Public Transport Corridor using an 800m
radius, and includes adjoining undeveloped sites
generally within close vicinity.
Kallangur and Murrumba Downs Transit Oriented
Community (TOC) Development Areas are shown
on Figure 5.3.3.2.
Page 72 of 88
5.3.3
Draft July 2007
Other Suburban Redevelopment Opportunities
5.3.3.1 Lawnton Transit Oriented Community Area
No.
Actions/Notes
5.3.3.1
Redevelopment
opportunities
within
the
Lawnton Area are expected to occur in the
medium to longer term. Development of the
Transit Oriented Community (TOC) should
harness the commercial, service and trades
opportunities that exist within and adjacent to
the TOC area. Key features of the ultimate
development of Lawnton TOC include:
•
the business centre anchors that form the
Gympie Road strip and the Paisley Drive
Industrial Estate create a ‘destination
place’. The Lawnton business centre is a
viable and cohesive business entity and
promoted as a business centre in its own
right;
•
local access across the railway line at
Gympie Road is maximised and business
needs are considered as part of any
changes to (or planning for) the railway
line and Gympie Road;
•
the business centre has a robust type of
building stock that allows easier
adaptation over time – either to intensify
or formalise administrative or commercial
components of the business operating
within the space, or make allowance for
expanded work and storage space;
•
the
railway
overpass
at
Francis
Rd/Dianne St through to Gympie Road
enables residential areas west of the
railway to gain access to the arterial road
network. This intersection is signalised;
•
businesses fronting Gympie Road have
the use of rear lanes, and have
coordinated building forms, landscaping
and signage which enhances the
customer appeal of the strip;
•
businesses in the Paisley Drive Industrial
Estate are characterised by their diversity
and the capacity of the area to foster
start-up businesses, enjoying flexible and
reasonable planning controls that assist in
the maintenance of relatively low rent
robust spaces that can support a number
of businesses and industrial uses over
time;
•
the Lawnton Bus/Rail Interchange is a
hub for businesses on Ebert Parade and
nearby, characterised by free and safe
movement for pedestrians and cyclists;
•
the public space between the Ebert
Parade shops and the railway is a vital
business setting focused on pedestrian
and passenger comfort; and
•
development nearby is transit-oriented
Council's PineRiversPlan provides for increased
intensity of activity adjacent to the Lawnton railway
station, which supports increased use of public
transport. The construction of the proposed Dianne
Street overpass may be a catalyst for preparation of
a master plan to guide the future development of the
area to increase the utilisation of public transport at
this location along transit supportive development
principles.
Lawnton TOC Area. The TOC area encompasses
land surrounding Lawnton railway station using an
800m radius, and includes adjoining undeveloped
sites generally within close vicinity.
Lawnton Transit Oriented Community (TOC) Area is
shown on Figure 5.3.3.1.
Page 73 of 88
No.
Draft July 2007
Actions/Notes
and benefits from its proximity to the
interchange. Sites on Butcher and Slater
Avenues have a mix of low and medium
density housing.
5.3.3.2 Albany Creek Transit Oriented Community Area
No.
Action/Notes
5.3.3.2
The Albany Creek Transit Oriented Community
(TOC) Area is intended to develop over the long
term in accordance with transit oriented
development principles as part of an overall
centres improvement program. Key features of
the ultimate development of Albany Creek
include:
•
the centre operating as a complete entity
rather than as a group of ad hoc and
separate commercial sites;
•
its role as a transport hub providing a
focus for an effective and frequent
operating bus service that connects the
community to places of activity such as
Brisbane City, and Major Activity Centres
at Strathpine and Chermside, while
interlinking with rail services at Strathpine;
•
encouraging a mix of uses that are
appropriate for the demographics in the
area and including scheme measures that
allow for the adaptation of premises for
different activities over time;
•
creation/embellishment of a civic plaza or
town park and streetscape improvements;
•
opportunities for medium density housing
and mixed use development which
replaces existing low density residential in
the centre in the long-term; and
•
cycle and pedestrian networks that are
accessible
and
connective,
linking
residents throughout the suburb with the
centre and adjoining places of interest.
Albany Creek TOC Development Area. The area
encompasses land located between Albany Creek,
Keong and Old Northern Roads, and includes
adjoining undeveloped sites generally within vicinity
of the study area.
Albany Creek Transit Oriented Community (TOC)
Development Area is shown on Figure 5.3.3.2.
Page 74 of 88
Draft July 2007
5.3.3.3 Arana Hills Transit Oriented Community (TOC) Area
No.
Action/Notes
5.3.3.3
The Arana Hills Transit Oriented Community
(TOC) Area is intended to develop in the long
term in accordance with transit oriented
development principles as part of an overall
centres improvement program. Key features of
the ultimate development of Arana Hills shall
include:
•
the centre operating as a complete entity
rather than as a group of ad hoc and
separate commercial sites;
•
creation of a vibrant business atmosphere
and a civic heart;
•
its role as a transport hub providing a
focus for an effective and frequent
operating bus service that connects the
community to places of activity such as
Brisbane City, and Major Activity Centres
at Strathpine, Chermside, and Brookside
while interlinking with rail services at
Grovely;
•
Medium density housing development
which replaces existing low density
residential in the centre in the long term;
and
•
the lack of priority treatments for
pedestrians across roads; and
•
provision of cycle and pedestrian
networks that are very accessible and
connective, linking residents throughout
the suburb with the centre and adjoining
places of interest.
Arana Hills TOC Development Area.
The Arana Hills District Transit Oriented Community
(TOC) Development Area is shown on Figure
5.3.3.3.
Page 75 of 88
5.4
Draft July 2007
Investigation Areas
The following investigation areas have been identified:
•
West Brendale
•
Petrie/AMCOR Paper Mill
•
Kerr Road, Dakabin
•
Boundary Road, North Lakes
•
Warner
•
Joyner and
•
Albany Creek.
5.4.1 West Brendale Investigation Area
Figure 5.4.1 identifies the West Brendale Investigation Area.
No.
Actions/Notes
5.4.1
The Brendale area is identified in the SEQ
Regional Plan as an Industrial Economic Activity
Centre. The west Brendale clay mining areas
are also located within the southern major
employment area in the PineRiversPlan.
Opportunities to provide new mixed businesses and
industry land in the Shire are limited by the ability to
cost effectively provide reticulated services, road
access requirements and by the established pattern of
development.
In the Brendale area, water and
sewerage headwork’s are in close proximity, the area
has good transport links to the regional road network,
and a significant business and industry area is already
established. The clay mining areas if no longer
required for mining purposes and if suitably
rehabilitated represents one of the few opportunities
to meet the emerging demand for appropriately
located, serviced business and industry land in the
region.
These areas have significant potential to
provide sites for additional employment
opportunities as part of an expanded industry
and business area. In the event these areas
are no longer required for clay mining purposes
and agreement is reached to surrender the
mining leases these areas will be subject to
detailed a master planning process to determine
appropriate future land uses, infrastructure
requirements and environmental management
measures.
This area is currently located outside Council’s
sewerage and water headworks areas however it is
adjacent to existing serviced areas. The preparation
of a master plan for this area is regarded as a medium
to long term proposal and is contingent upon:
•
the agreement of the State Government to the
surrender of the mining leases;
•
an allocation of water sufficient to service
development of the land; and
•
the availability of adequate capacity in other
infrastructure networks required to service the
land.
Page 76 of 88
Draft July 2007
5.4.2 Petrie/AMCOR Investigation Area
Figure 5.4.2 identifies the Petrie/AMCOR Investigation Area.
No.
Actions/Notes
5.4.2
It is intended the Paper Mill and associated
activities continue in accordance with applicable
environmental standards, and be protected from
encroachment by incompatible uses.
This master planning process is considered to be a
medium term proposal to be undertaken when the
outcomes of the Petrie to Redcliffe Multi-modal
Corridor investigations are completed by the State
Government.
The site also provides an opportunity to
establish business and industry activities
compatible with the operation of the Paper Mill,
at a highly accessible location on land fronting
Dohles Rocks Road.
It is intended that master planning for the future
development of this area would incorporate the
outcomes of the planning for the Petrie to
Redcliffe Multi-modal Corridor which traverses
the site.
5.4.3
Kerr Road, Dakabin Investigation Area
Figure 5.4.3 identifies the Kerr Road, Dakabin Investigation Area.
No.
Actions/Notes
5.4.3
The Kerr Road, Dakabin area provides an
opportunity to establish a mixed industry and
business area west of the Bruce Highway
adjoining the Council waste management
facility.
Council’s previous planning for this area identified an
opportunity to use the land for residential purposes in
the longer term subject to:
•
land fill operations within Council’s waste
management facility progressively moving away
from the southern boundary of the site over
time, and
•
an adequate separation and buffer area being
provided around the waste management site
and residential development.
Master planning of this area will be required to
determine an appropriate land use strategy and
will need to incorporate the proposed east west
road connection between Dakabin and North
Lakes.
Development is to be undertaken in a manner
which does not adversely affect the surrounding
residential
areas
or
other
sensitive
environments.
Development of the land for mixed industry and
business purposes with access being provided from
the proposed east-west Dakabin-North Lakes road
connection is expected to:
•
provide a viable alternative use of the land
which is less sensitive to operations within
Council’s waste management facility; and
•
be compatible with the residential land uses
located south of the proposed east-west
connection road.
The development of this area is subject to the
availability of services to be provided as part of
Council’s Northern Growth Corridor infrastructure and
planning investigations.
Page 77 of 88
5.4.4
Draft July 2007
Boundary Road North Lakes Investigation Area
Figure 5.4.4 identifies the Boundary Road, North Lakes Investigation Area.
No.
Actions/Notes
5.4.4
It is Council’s intention to review the planning for
the future development of the Boundary Road,
North Lakes area and to explore opportunities
for mixed industry and business uses at this
location as a possible extension of the North
Lakes Mixed Industry and Business Area.
Land located east of the North South Urban Arterial
with frontage to Boundary Road is in close proximity
to the Narangba Industrial Estate. This area has
potential to be developed for a range of uses which
are compatible with the continued operation of
activities within the Narangba Industrial area and
which are not sensitive to the potential hazards
associated with this adjoining area.
The land has a high standard of access as it is located
adjacent to the North South Urban Arterial and the
Boundary Road and Bruce Highway Interchange and
is potentially better utilised for business and industry
purposes as part of the North Lakes MIBA than as a
low density residential area.
5.4.5
Warner Investigation Area
Figure 5.4.5 identifies the Warner Investigation Area.
No.
Actions/Notes
5.4.5
In the area located between Eatons Crossing
Road and Warner Road, Council intends to
undertake a master planning process to
determine the most appropriate land use
strategy.
This area is currently located outside Council’s
sewerage headworks area however it is adjacent to a
local school and local centre at Eatons Hill and
services to Eatons Hill pass through the area. The
preparation of a master plan for this area is regarded
as a medium to long term proposal to be undertaken
by Council.
The master planning process will examine the
potential and suitability of this area for urban
residential purposes. Particular attention will be
paid to:
•
the infrastructure required to service
development;
•
the fragmentation of land parcels which
potentially
will
affect
the
overall
development outcomes in this area;
•
the required transport and access
arrangements including the impact of
development on the major road network;
and
•
the
environmental
constraints
to
development and measures required to
protect environmental values.
This work will entail evaluation of the capacity of
Council’s infrastructure networks to be extended to
and service this area, the costs of development and
the availability of a water allocation to service
development.
Page 78 of 88
Draft July 2007
5.4.6 Joyner Investigation Area
Figure 5.4.6 identifies the Joyner Investigation Area.
No.
Actions/Notes
5.4.6
the Joyner area to determine an appropriate mix
of uses to complement the Warner District
Centre and intensify the utilisation of land in this
area.
This area is adjacent to the Warner District Centre
and part of the land is included in Council’s water and
sewerage headworks areas.
The Home Industry zone has allowed the land to be
developed for a low intensity mix of business and
residential purposes. The general development of the
area over time resulting in increased local population,
and employment opportunities, and the availability of
a range of local community facilities and services
warrants consideration of the best and highest order
use of this land in the future.
In the medium term it is envisaged that the
investigations will focus on the Home Industry zoned
area and in the longer term the investigations may be
extended to adjacent areas.
5.4.7 Albany Creek Investigation Area
Figure 5.4.7 identifies the Albany Creek Investigation Area.
No.
Actions/Notes
5.4.7
the Albany Creek area to allow low to medium
density residential development in this area in
the medium to longer term.
Although this area is within the pedestrian catchment
of the Albany Creek District Centre it has been zoned
for low density residential purposes because of its
perceived close proximity to the Brendale waste water
treatment plant and difficulties in sewering the area.
The area is also adjacent to the South Pine River and
overlooks the significant flood plain area associated
with this river.
Development of the land for low to medium density
residential purposes would:
•
use land which is suitable and available for
development more efficiently; and
•
allow more people to live in close proximity to
existing services and facilities and therefore
allow these services and facilities to be more
fully utilised.
The close proximity of the area to the South Pine
River and the lack of through traffic in the area would
help to create a pocket of urban residential
development with a high level of amenity and
convenience and help to provide a more diverse
range of housing options in Albany Creek.
The review of the planning for this area will require a
reassessment of the perceived impacts of the
Brendale waste water treatment plant and the
feasibility of sewering the area as preconditions to
allowing a greater intensity of land uses in this area.
This review is considered to be a medium term project
as the area is not currently included in Council’s
sewerage headworks area.
Page 79 of 88
Draft July 2007
6. Appendices
6.1 Strategy Maps
Figure 4.2.3 Residential
Figure 4.3.3 Employment and Economic Development
Figure 4.4.3 Infrastructure
Figure 4.5.3 Urban Open Space
Figure 4.6.3 Sequencing
6.2 Development Intent Maps
Figure 5.1 Infill Areas
Figure 5.2 Greenfield Areas
Figure 5.3.1 Strathpine Redevelopment Area
Figure 5.3.2.1 Petrie TOD Redevelopment Area
Figure 5.3.2.2 Kallangur and Murrumba Downs TOC Redevelopment Area
Figure 5.3.3.1 Lawnton TOD Redevelopment Area
Figure 5.3.3.2 Albany Creek TOC Redevelopment Area
Figure 5.3.3.3 Arana Hills TOC Redevelopment Area
Figure 5.4.1 West Brendale Investigation Area
Figure 5.4.2 Petrie/AMCOR Investigation Area
Figure 5.4.3 Kerr Road, Dakabin Investigation Area
Figure 5.4.4 Boundary Road, North Lakes Investigation Area
Figure 5.4.5 Warner Investigation Area
Figure 5.4.6 Joyner Investigation Area
Figure 5.4.7 Albany Creek Investigation Area
6.3 State Infrastructure
Chapter 6 – Appendices
Page 80 of 88
Draft July 2007
STATE INFRASTRUCTURE AND PROGAMS
Not listed in SEQIPP or timing in SEQIPP does not meet LGMS strategy needs
Immediate
Short term
Medium Term
Long Term
By Dec 2007
2006 – 2010
2011 – 2016
2017 – 2026
REFERENCE
INFRASTRUCTURE / PROGRAM
AGENCY
Required to support the densities and employment areas that are
proposed in the LGMS -Greenfield Areas, Infill Areas, Redevelopment
Areas.
Queensland
Transport (QT)
to access the employment areas outlined in the LGMS, including the
Major Activity Centres.
QT
TIMING
Short
Medium
Long
Public Transport
Quality Public Transport
4.2.3.3
4.4.3.6
4.3.3.2
4.3.3.3
4.4.3.6
4.3.3.2
4.3.3.3
4.3.3.4
4.4.3.6
5.2.4.4
4.3.3.2
5.3.2.1
4.3.3.4
5.3.3.2
4.3.3.4
5.3.3.3
4.3.3.4
Ongoing
planning
required
Ongoing
planning
required
QT
Upgrade services and facilities provided at public transport interchanges
generally. i.e. More parking at rail stations (eg Lawnton).
Upgrade of Petrie rail station to facilitate effective intermodal transfer
between rail and bus & additional car parking.
Public transport hub at Albany Creek
• providing a focus for an effective and frequent operating bus service
that connects the community to places of activity such as Brisbane
City, and Major Activity Centres at Strathpine and Chermside, while
interlinking with rail services at Strathpine.
Public transport hub at Arana Hills
• providing a focus for an effective and frequent operating bus service
that connects the community to places of activity such as Brisbane
City, and Major Activity Centres at Strathpine, Chermside, and
Brookside while interlinking with rail services at Grovely.
Public transport hub at Warner in order to realise residential and
employment opportunities.
Investigation
required
QT
Construction
Underway
QT
QT
QT
81
REFERENCE
Draft July 2007
AGENCY
TIMING
Short
Medium
Long
Relocation of Dakabin Rail Station
4.4.3.7
5.2.2.3
5.2.2.9
5.2.2.9
This includes:
- park and ride facility to north and west
- bus interchange for feeder services
- train scheduling changes to provide a proportion of express
services to and from Dakabin
QT
Commitment to relocation of rail station
QT
Construction to fit with timing of development of the Dakabin area
QT
Bus service at least between Dakabin station and North Lakes/Mango
Hill Major Activity Centre.
QT
Investigation
has
commenced
Construction to
commence
2009
Services
provided post
2007/8
Petrie to Redcliffe Multi-Modal Corridor
•
4.2.3.3
4.3.3.2
4.3.3.4
4.3.3.5
5.2.1.1
5.2.4.4
5.3.2.1
5.3.2.2
5.4.2
While the PineRiversPlan provides opportunities for increased
activity at possible station sites, greater certainty flowing from a
State Government commitment to provide a quality and high
frequency service by rail and bus transport services within the
corridor, combined with development opportunities provided by
vacant and underutilised sites and older developments, would
provide the necessary conditions for Council to undertake detailed
master planning for these areas in conjunction with State Agencies
and the private sector.
• The provision of public transport and road bypass provide for
Council to revisit the potential for improved transit supportive
development outcomes along this corridor towards the end of the
current study through a master planning process involving Council,
State Agencies and the private sector/community.
• Public transport and road bypass will offer relief to the congestion
on the major roads in the area eg Gympie Road and this in turn will
provide an economic benefit to the community.
• The corridor will also provide an economic benefit to the community
in the relief of the road congestion and will offer an alternate form of
transport.
Commitment to provide the infrastructure
QT
Investigation
underway
QT
Immediate
82
REFERENCE
5.3.2.2
Decision on the mode & nodes identified
Petrie to Dohles Rocks
New stations (Kallangur and Murrumba Downs) are integrated into the
community and include bus stations.
Draft July 2007
AGENCY
TIMING
Short
Decision
Required
Medium
Long
QT
QT
QT
Northern Busway
5.2.4.4
5.2.3.7
Commitment to Northern Busway continuing north of Bracken Ridge to
connect with North Lakes.
Construction of Northern Busway north of Bracken Ridge to North
Lakes.
Bus interchange at North Lakes Major Activity Centre .
Provision of local and feeder bus services in the Griffin area.
QT
QT
QT
QT
Roads
Dianne Street overpass and intersection with Gympie Road
5.3.3.1
The construction of the proposed Dianne Street overpass may be a
catalyst for preparation of a master plan to guide the future development
of the area to increase the utilisation of public transport at this location
along transit supportive development principles.
Department of
Main
Roads
(DMR)
North South Urban Arterial
5.2.1.1
5.2.3.7
5.4.4
The extent of works associated with the North South Urban Arterial is
generally contained in the Memorandum of Understanding signed by
DMR and PRSC. There are some aspects that are still unknown that are
required to achieve the strategies and development intents in the LGMS,
in particular access for the mixed business and industry area at North
Lakes.
Commitment to crossing of the Pine River
Construction of crossing of the Pine River
Access to Bruce Highway and Boundary Road
Commitment to connection to Bribie Island Road
DMR
DMR
DMR
DMR
DMR
Lawnton access to Bruce Highway & Gateway Motorway
4.3.3.2
This connection should be further investigated to assess its ability to
relieve general traffic congestion and provide a transport route for
business and industry.
DMR
Strathpine Major Activity Centre
83
REFERENCE
Draft July 2007
TIMING
AGENCY
5.3.1
Road planning layouts for roads in the Strathpine Major Activity Centre
DMR
5.3.1
Replace the level crossing at South Pine Road with grade separation.
DMR
Short
Medium
Long
Investigation
required
Brendale access to Gateway Motorway
4.3.3.2
5.4.1
Access to the Gateway motorway will provide both north and south
bound access to and from Brendale avoiding travel through Brisbane.
The SEQ Regional Plan shows Brendale as an Industrial Economic
Activity Centre and major manufacturing area. In order to maximise use
of Brendale as a business and industrial area efficient access to freight
networks is required.
4.4.3.5
4.6.3.4
DMR involvement in transport PIP
DMR
DMR
Ongoing
Project
Western Brisbane Transport Corridor
Decision on a route for the Western Brisbane transport corridor.
DMR
Social and Community
4.2.3.7
Social Housing
housing).
•
•
4.2.3.9
•
(including
emergency
and
adaptable
The State to provide, in consultation with Council, adequate levels of
integrated social (affordable) housing. Pine Rivers LGA is
significantly under resourced in current public housing stock when
aligned with a demonstrated need.
The State to provide, in consultation with Council, adequate levels of
emergency accommodation, short term transition housing and long
term housing options for groups including but not limited to young
people and suffers of domestic violence including.
The State to be a lead agent in resourcing a public housing company
for the North Moreton region.
Monitor community housing needs.
4.2.3.10
The State to provide Council with relevant and timely information in
relation to housing affordability benchmarks, social housing supply, crisis
accommodation and adaptable housing supply in Pine Rivers LGA.
Provision of social (human services) infrastructure.
4.4.3.12
Pine Rivers Council in consultation with the State and Federal Govt and
relevant community stakeholders to undertake a Social Infrastructure
Audit. The above stakeholders to prepare a Social Infrastructure Plan for
Dept
of
Housing
Dept
of
Communities
Disability
Services Qld
Dept
Housing
Dept
Communities
Federal Govt
Dept
Housing
Dept
Commitment
and Planning
Delivery
of
of
of
Commitment
and Planning
Commitment &
planning
Delivery
of
84
REFERENCE
AGENCY
Pine Rivers that addresses the changing social infrastructure needs that
will be experienced in the period from 2006-2026. The State to provide
Council with relevant and timely information in relation to the provision of
State delivered future social infrastructure within Pine Rivers LGA.
Communities
Disability
Services Qld
QLD
Health
Child Safety
Federal Govt
Dept
of
Housing
Dept
of
Communities
Disability
Services Qld
QLD
Health
Child Safety
Federal Govt
Dept
of
Housing
Dept
of
Communities
Disability
Services
Qld
QLD Health
Provision of social infrastructure.
4.4.3.13
Pine River Shire Council in consultation with relevant State and Federal
Govt agencies will prepare a Social Infrastructure Plan for Pine Rivers
that addresses the changing social infrastructure needs faced by the
Shire from 2006-2026. This includes commitment to State funded local
and district level social infrastructure in high growth, infill and
redevelopment areas.
Provision of appropriate office accommodation.
4.4.3.14
Draft July 2007
Pine Rivers Shire Council in consultation with relevant State and Federal
Govt agencies will seek to increase opportunities for community based
and human service providers to access appropriate accommodation.
Pine Rivers LGA is significantly under represented in State Govt funding
allocations and has low levels of locally based community service
providers due to insufficient levels of appropriate accommodation.
TIMING
Short
Medium
Commitment &
planning
Delivery
Commitment &
planning
Delivery
Commitment &
planning
Delivery
Education QLD
Commitment &
planning
Delivery
Dept
Emergency
Commitment &
planning
Delivery
Long
Provision of appropriate levels of health services.
4.4.3.16
The State Govt to deliver appropriate health services and facilities to
meet current and future population demand. The State to consult with
Pine Rivers Shire Council in determining appropriate sites for health
hubs, hospitals and health related services.
QLD Health
Provision of appropriate levels of education services.
4.4.3.17
4.4.3.18
The State Govt to deliver appropriate education services and facilities to
meet current and future population demand. The State to consult with
Pine Rivers Shire Council in determining appropriate sites for Primary
and Secondary Schools and Tertiary Institutes.
Provision of appropriate levels of emergency services.
The State Govt to deliver appropriate emergency services and facilities
85
REFERENCE
to meet current and future population demand. The State to consult with
Pine Rivers Shire Council in determining appropriate sites for police, fire,
ambulance and SES. An increase in the level of services is required
particularly in the employment areas such as Brendale.
Draft July 2007
AGENCY
TIMING
Short
Medium
Long
Services
General
4.3.3.1
4.3.3.1
4.3.3.2
4.3.3.5
4.3.3.2
4.4.3.3
4.3.3.8
4.4.3.8
4.5.3.8
5.4.1
5.4.5
5.4.6
5.4.7
Commitment to locating government services in the Major Activity
Centres (Strathpine & North Lakes/Mango Hill).
Water infrastructure protection or relocation for Strathpine TOD.
Provision of services and infrastructure and location of activities in
accordance with TOD principles for Strathpine, Lawnton, Petrie and
North Lakes.
Future of clay mining leases.
Infrastructure sites and corridors are protected where known.
Tourism & creative industries developed.
A number of recreation trails in the Shire have state significance. Two of
these are:
- Samford to Dayboro Rail Trail (with connections to the National
Trail)
- Mountains to Mangroves Corridor
Major stadium and conference centre
Access to water supply and sewerage – capacities to be provided –
future water supply
Water and sewerage modelling to support business and industry
development.
Water and sewerage modelling to support urban residential purposes.
86

Pine Rivers Shire Council Local Growth Management Strategy

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