Centre and Specialised centre provisions

Kerry Doss – Branch Manager, CPED

Workshop Outline1. Strategic framework – Brisbane’s centres

2. Centre and mixed use zones

• Key points

• Zone and zone precinct intents

3. Level of assessment and definitions

4. Centre and mixed use code

• Code structure

• Key changes from Brisbane City Plan 2000

• Location of relevant codes

• Key code policy directions

Strategic framework – Theme 5: Brisbane’s centres

Brisbane’s City Centre

• is a larger and more powerful economic engine for growth of the city

• comprises the City peninsula and extends to Fortitude Valley, Milton and South Brisbane

Brisbane’s Major centres

• are the principal regional activity centres and major regional activity centres under the SEQ Regional Plan e.g. Chermside

Brisbane’s Special centres

• are centres or clusters characterised by a dominant purpose, use or activity that is not residential e.g. University of QLD

Other centres • Growth nodes on Selected Transport Corridors• District and Neighbourhood centres in

Suburban living areas

Centre and mixed use zones

• 6 zones that identify land for future development of a range of activities that support our city’s economy: Principal centres (PC) Major centres (MC) District centres (DC) Neighbourhood centres (NC) Mixed use zone Specialised centre zone

• Zone precincts - some zones are divided into numbered zone precincts. These provide more area specific information about development.

Centre zones and precinctsCity Plan

zoneZone

precinctExamples

of intended developmentMax height

*

Principal centre (PC)

PC1 City centre

• Commercial uses of state-wide significance including government, administration, offices and cultural facilities

• Highest density buildings that contain a mix of uses

• CBD• Fortitude valley/Kurilpa

Refer to N’hood Plan

PC2 Regional centre

• Regionally significant commercial, residential community, cultural and entertainment uses as well as retail requiring large catchments

• High rise buildings containing a mix of uses

• Chermside/Upper Mount Gravatt

Refer to N’hood Plan

Centre zones and precinctsCity Plan

zoneZone

precinctExamples

Principal centre (PC)

PC1 City centre

PC2 Regional centre

Centre zones and zone precinctsCity Plan

zoneZone

precinctExamples

of intended developmentMax

height *

Major centre (MC)

n/a • A mix of offices, residential, administrative and community services as well as retail requiring large catchments

• Eg. Carindale, Toowong

10 storeys*

District centre (DC)

DC1 District

• A mix of offices, shops and residential • Medium rise built form that fits in with the

scale of the surrounding area e.g. Sunnybank

4 storeys*

DC2 Corridor

• A higher intensity economic activity clustered around high-frequency public transport e.g. Alderley

5 storeys*

Neighbourhood centre (NC)

n/a • Small-scale convenience shopping, professional offices and community services e.g. Greenslopes

3 storeys*

Centre zones and zone precinctsCity Plan

zoneZone

precinctExamples

Major centre (MC)

n/a

District centre (DC)

DC1 District

DC2 Corridor

Neighbourhood centre (NC)

n/a

Mixed use zones and precincts

Zone precinct Examples of intended development Max height *

MU1 Mixed use (inner city)

• Mix of business, retail, residential, service industry and tourist accommodation

• Close to the City centre

5 storeys*

MU2 Mixed use (Centre frame)

• Mix of business, retail, residential, service industry and tourist accommodation

• Does not compete with the retail and entertainment functions of nearby centres

5 storeys*

MU3 Mixed use (Corridor)

• Mix of business, retail, residential, service industry and tourist accommodation

• Close to high-frequency public transport

4 storeys*

* unless varied by a Neighbourhood Plan

Mixed use zones and precincts

Zone precinct Examples

MU1 Mixed use (inner city)5 storeys

MU2 Mixed use (Centre frame)5 storeys

MU3 Mixed use (Corridor)4 storeys

* unless varied by a Neighbourhood Plan

Level of Assessment and definitions

• Changes between centre activities usually self-assessable where not involving building work

• Most centre activities and multiple dwellings are code assessable

• Triggers for impact assessment include height,

• Mixed use and centre zones are in seperate tables of assessment

• Separate tables of assessment for type of centre (Principal, Major, District, Neighbourhood)

• Need to check tables of assessment for MCU, Building work, ROL, Operational works & Overlays.

• Schedule 1.1.2: Defined activity groups - multiple dwellings no longer considered a centre activity

Centre or mixed use zone code structure

• Code has 3 sections. Work through where relevant to the development.

• Section A – self-assessable or assessable development (includes additional criteria for specific uses)

• Section B – assessable development involving demolition

• Section C – assessable development (includes additional criteria if the site is identified in a Neighbourhood Plan)

• Tables & Figures

• Table of assessment may nominate specific sections of codes (e.g. self assessment)

Location of relevant codes & PSPs

Applicable code / PSP Section number

Centre or mixed use code 9.3.3

Relevant zone code See zone of site.

Prescribed secondary codes eg.

•Transport, access parking & servicing code & PSP

•Infrastructure design code & PSP

See table 5.3.5.1 where they are identified

9.4.11 and SC6.31

9.4.4 and SC6.16

Supporting PSPs as applicable Schedule 6

Overlay codes as applicable Part 8

• Additional use codes may be specified for particular uses, eg. Child care centre code, Multiple dwelling code

Centre or mixed use code – Changes from CP2000Brisbane City Plan 2000 Brisbane City Plan 2014

Chapter 5 – Codes and related provisions

Centre activities regulated by:

•Centre Amenity and Performance Code

•Centre Design Code

9.3.3 Centre or mixed use code:

•Contains elements from CP2000 centre design and centre amenity and performance codes

•Form based code

Neighbourhood plans provisions have informed the code

focus on building envelope rather than GFA

•Changes to content including:• building heights• active frontages• deep planting requirements• hours of operation• car parking

Key code policy directions - aims

Code provisions aim for:• Parking at rear to maintain prominence of shops to the street and pedestrian walkability, underground parking• No large scale (large format) tenancies • Create a pedestrian-oriented streetscape in new centres: High levels of pedestrian

activity for extended hours Active frontages Community focal point

Key code policy direction - Building Envelope & Building Design

Design requirements:• Podium and tower form• Ground floor active uses• Articulation and variation• Subtropical design• Pedestrian awnings

‘Neighbourhood plans contain built form requirements for Principal and Major centres’

Key code policy direction -Active frontages

Primary active frontages:• Focus on pedestrian comfort

and safety• No car parking or servicing

access from primary active frontages

• No large tenanciesSecondary active frontages:

• Lower order but still pedestrian oriented

Key code policy direction - Hours of operation and car parking in a centre

Hours of operation• Hours of operation defined for each centre zone• More detailed criteria for managing amenity impacts from centre usesCar parking• Different rates for city core and city frame (specified via the Transport, access, parking and servicing Code and PSP)

Additional code policy directionsNeighbourhood Plan provisions now

applied city-wide include:

• Active frontages and sleeving large format retail behind smaller uses/tenancies to the street

• Public spaces and pedestrian links• Building height transitions to adjoining

areas• Landmark corners and corner land

dedications• Deep planting

Convenience centres in industrial areas

• Material change of use for a food or drink outlet or shop (if less than 250m2)is code assessable in the Industry zone precincts and Low impact industry zone if:

• Located on a district or suburban road• More than 400m from existing Centre

zone• Not in proximity to an existing or approved

shop or food and drink outlet• Not adjacent to site located in

Commercial character building overlay

Specialised centre• Zone divided into zone

precincts with different intents and purposes

• A range of self-assessable uses accommodated across these zone precincts although neighbourhood plans and overlays may vary this

• New Large format retail activity group in Schedule 1

Zone precinct

Examples of intended development

SC1 • Major education and research facility

SC2 • Entertainment and conference centre

SC3 • Brisbane markets

SC4 • Large format retail

SC5 • Mixed industry and business

SC6 • Marina

Take home

• Still a focus on in-centre activities• New Mixed use zone• 6 parts to level of assessment• More uses subject to self or code

assessment• Multiple dwellings no longer a centre

activity

Questions?