Gold Coast Planning Scheme 2003€¦ · local convenience retail uses and associated services be...

Gold Coast Planning Scheme 2003

Public Notification

Draft Amendment – Varsity Station Village Local Area Plan and Consequential Amendments

26 May – 16 June 2010

The Gold Coast Planning Scheme 2003 and Planning Scheme Policies can be viewed online at

goldcoastcity.com.au/planningscheme

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Varsity Station Village Local Area Plan Draft for Public Notification

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Part 6 Local Area Plans Division 2 Local Area Plans Chapter 27A Varsity Station Village

1.0 Intent

The intent for this Local Area Plan (LAP) is to provide for the integrated planning and development of Varsity Station Village. This LAP is intended to guide the development of the village as an integrated and dense urban centre based around the Varsity Lakes rail station. The village will provide a range of residential development choices and commercial office uses supported by convenience retailing and associated services. It is intended that a diverse range of people having varying incomes and social interests will be encouraged to live and work with Varsity Station Village.

Varsity Station Village will contain development based on transit oriented development principles, being a mixed residential and employment area integrated with the rail station to maximise efficient use of public transport. The walking and cycle friendly core around High Street will be surrounded by higher density residential and commercial office development, with workplaces integrated with residential areas. The village is intended to be a high quality and exemplar transit oriented community for Gold Coast City that demonstrates a high level of land use and transport integration.

Varsity Station Village will become an employment destination in support of the Robina Key Regional Centre and complementary to Treetops Plaza and Bond University incorporating the Varsity Central development. The extent of non residential uses, in particular office and retail uses, will not compromise the Activity Centres hierarchy for the Gold Coast. Accordingly there is a target for commercial office floor space in the first years of implementation of up to 20,000m2 until the end of 2014 and an additional 15,000m2 up to the end of 2017. A further 15,000m2 may be developed after 2017. It is intended that only local convenience retail uses and associated services be provided within the village.

Varsity Station Village will have a strong urban character focussed on convenient and equitable access to the Varsity Lakes rail station, with a high quality pedestrian environment being established in publicly accessible streets and spaces throughout the village. The pedestrian environment will be developed in a coordinated manner in relation to paving, street furniture, street lighting, street trees and public art. A high amenity living and working environment will be created based on landscaped urban streets, plazas and spaces, active ground floor uses, and a walkable and accessible neighbourhood where a range of services and products is available locally.

Pedestrian and cycle pathways, and public and publicly accessible spaces and facilities will be seamlessly connected to allow equitable access by all members of the community. The construction of a dedicated pedestrian and cycle bridge across the Pacific Motorway between the village and Gemvale Road at Reedy Creek is intended to enable ‘kiss and ride’ access to the rail station from Reedy Creek and reduce the need for vehicle access into the LAP area.

Development will occur in an integrated manner in large land parcels (one hectare or larger) to achieve the outcomes identified in this LAP. The staging of development will depend on the availability of trunk infrastructure, particularly water and wastewater infrastructure. High density development will be concentrated near the rail station and in High Street to provide life and activity day and night. A high quality built form that promotes the intensity and diversity of development appropriate for a centre of this scale is to be provided. Built form will be sustainable, respond to the sub-tropical climate, allow for adaptation and evolution of the village over time, be innovative and reinforce local character. A single-tower building at each of the key focal points identified for the village will act as an architectural marker for the rail station and Varsity Station Village within the broader area.

2.0 Application

2.1 This LAP applies to all development subject to the Planning Scheme and located within the LAP area, as indicated in Varsity Station Village LAP Map 27A.1 – Boundary.

2.2 The Table of Development included as Clause 6.0 identifies the level of assessment for development within this area.

2.3 The codes that may be relevant to the assessment of development in this LAP area are listed in Clause 7.0.

2 of 38 Varsity Station Village Local Area Plan Draft for Public Notification

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2.4 It should be noted that self assessable development is consistent with the intent and Desired Environmental Outcomes (DEOs) of this LAP, and therefore need only comply with the acceptable solutions of the Varsity Station Village LAP Place Code contained in Clause 8.0 and any other acceptable solutions identified in the relevant codes explicitly referred to in Subclause 7.1.

2.5 The design of development is controlled by the height and setback requirements in the Varsity Station Village LAP Place Code. Consequently, the plot ratio requirements contained in Specific Development Code 19 - High Rise Residential and Tourist Accommodation Code do not apply to development within the LAP area.

3.0 Desired Environmental Outcomes

3.1 Varsity Station Village is to develop as an integrated urban centre based on transit oriented development principles focussed around the Varsity Lakes rail station and other associated public transport facilities. Development will provide a high quality built form that is sustainable, responsive to the sub-tropical climate, adaptable, and innovative (refer to DEO Econ.2 and DEO Soc.2).

3.2 Varsity Station Village will be a centre of commercial activity and limited retail development complementary to the Robina Key Regional Centre, Bond University (incorporating the Varsity Central development) and Treetops Plaza. Retail activity will form part of the streetscape to focus activity on a network of public streets and publicly accessible pedestrian pathways, rather than being focussed within internalised centres (refer to DEO Econ.3).

3.3 High intensity development will contribute towards the achievement of transit oriented development outcomes and be focussed around the rail station and in High Street. Notwithstanding this, the bulk and scale of development is to reflect the role of the village within the hierarchy of Activity Centres in the city and protect the amenity of surrounding development (refer to DEO Econ.3 and DEO Soc.1).

3.4 A legible and interconnected network of public streets and publicly accessible pedestrian pathways designed for equitable access will be provided to maximise permeability throughout the village and provide functional public transport outcomes at grade and/or street level (refer to DEO Soc.2).

3.5 Development will provide for an inclusive, healthy, and engaged community with a high level of access to social infrastructure and community services and facilities appropriate to the scale and role of the village (refer to DEO Soc.2).

3.6 Development will provide a diverse mix of dwelling sizes to achieve greater diversity and choice of housing, including affordable housing (refer to DEO Soc.3).

4.0 Local Area Features

Situated in the suburb of Varsity Lakes, Varsity Station Village is an area of approximately 14 hectares of currently undeveloped land bounded by the Pacific Motorway, Scottsdale Drive, Casua Drive and Coromandel Lane.

Varsity Lakes is located west of Burleigh Heads and east of Reedy Creek and contains a mix of older housing to the south-east and newer residential areas to the north and west.

The Varsity Lakes rail station is situated at the south-western edge of the village site and is the first stage of the extension to the Gold Coast rail line south from Robina. The land adjoining the station was purchased by the State Government to create an exemplar ‘village’ development based on transit oriented development principles.

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5.0 Land Use Precincts

The Varsity Station Village LAP area has been divided into five precincts. These precincts are intended to have distinctive characteristics, and reflect the preferred future development pattern for this area. Accordingly, the planning requirements within each precinct vary.

Precinct 1 Northern Quarter

Precinct 2 Village Heart

Precinct 3 Station Corridor

Precinct 4 Business Quarter

Precinct 5 South End

These precincts are shown on Varsity Station Village LAP Map 27A.2 – Precincts.

5.1 Precinct 1 Intent for Northern Quarter

This precinct provides for medium rise residential living (four storeys in height) in a neighbourhood that features good pedestrian access to public transport and urban amenities. Development is to generally achieve a density in the range of RD4 to RD5 and non-residential uses will not be supported in the precinct.

Residential development incorporates a diverse range of dwelling sizes to accommodate varying household sizes and types and to improve affordability. Affordable housing outcomes are encouraged in the precinct (including housing managed by a Council-approved affordable housing provider).

Residential buildings will be oriented with their long axes along a generally northwest/southeast alignment to provide the opportunity for hinterland and coastal views while still achieving good solar access. It is also important that the orientation of buildings avoids views towards the electricity sub-station on Coromandel Lane. Setbacks between buildings will ensure there are appropriate breaks in the built form for privacy, access to natural light and to allow breezes between buildings.

Buildings are to incorporate passive surveillance of all street frontages and open space links to ensure safe pedestrian and cyclist access to the rail station and other areas of the village.

A key feature of the precinct is a landscaped public pedestrian link providing a mid-block connection between Coromandel Lane and the village square. This link will comprise a series of connected ‘Garden Courts’ providing a landscape amenity feature and a communal outdoor space (to encourage community participation and interaction. A publicly accessible open space area is also to be provided as shown on Varsity Station Village LAP Map 27A.5 – Parks, Plazas and Public Links. This area will not be developed for residential purposes.

Shared vehicle access arrangements will be required in this precinct. On site car parking will be in basements or screened from view within or behind buildings. Car parking will not be visible from the street. Tall planting (including shade trees) will be required along road frontages to enhance the streetscape and complement the built form.

5.2 Precinct 2 Intent for Village Heart

This precinct is intended to accommodate a high density mix of residential accommodation, convenience retail, office uses and supporting personal and community services. The mixed use ’village heart’ created along High Street will be a focus for the entire Village, and will provide a high quality ‘commercial centre’ pedestrian experience based on equitable access principles.

The precinct will contain a high concentration of residential development with a range of dwelling sizes to cater for different households and to improve affordability. Affordable housing outcomes are encouraged in the precinct (including housing managed by a Council-approved affordable housing provider).

The precinct will include commercial and retail uses, together with local services for residents, workers and visitors to the village. Retail uses and local services will be primarily located at ground floor level to activate the street. Office uses will be located in podiums or above.

Shared vehicle access arrangements will be required in this precinct. On-site car parking will be in basements, screened from view within buildings or in structures screened by active uses. Car parking will not be adjacent to or visible from the street. Open air car parking will not be supported.


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The village square on High Street (as shown on Varsity Station Village LAP Map 27A.5 – Parks, Plazas and Public Links) will be an important public space and recreation hub for the community, and will provide a key pedestrian link to the rail station. Ground level development adjoining the square will be required to address the square with active uses, and where upper levels contain residential uses, building design will support casual surveillance of the square.

The provision of community uses is to be considered in this precinct (including all sub-precincts).

Precinct 2 is divided into three sub-precincts:

Sub-precinct 2a – Mixed Use Residential

Sub-precinct 2b – High Street

Sub-precinct 2c – Mid Town

5.2.1 Sub-Precinct 2a Intent for Mixed Use Residential

This sub-precinct provides for mixed residential and commercial development (predominantly residential above ground floor level) in buildings up to six storeys in height.

Whilst commercial development within this sub-precinct is encouraged development where adjoining Precinct 1 will support the creation of a low speed, high amenity, pedestrian environment where through traffic is discouraged. Any commercial development fronting Precinct 1 will not be above podium level and any buildings used solely for non-residential uses will not be supported.

Development fronting Scottsdale Drive will be required to achieve a high standard of presentation both to the street and to the low density residential uses on the other side of Scottsdale Drive.

Shared vehicle access arrangements are to be provided in accordance with Varsity Station Village LAP Map 27A.6 – Indicative Access & Mobility Network.

5.2.2 Sub-Precinct 2b Intent for High Street

This sub precinct will be the principal focus of social, commercial and retail activity in Varsity Station Village with the intersection of High Street and Scottsdale Drive being a key gateway into the village. The character and function of the sub-precinct are intended to be that of a traditional ‘High Street’ environment featuring:

Predominantly active uses at ground level, including shops, cafés and restaurants supporting day and night time activity.

A mix of residential and/or commercial uses in the upper levels of buildings.

Continuous weather protection along all street frontages through the provision of awnings over footpaths.

Building podiums that enclose the street and create a well defined space.

A high quality street environment with street tree planting, high quality finishes, public art and street furniture.

Safe and comfortable access for pedestrians and cyclists, which is prioritised over other transport modes in a low speed environment.

A pedestrian environment that is not interrupted by vehicle crossovers, with basement parking being accessed via alternate streets as shown on Varsity Station Village LAP Map 27A.6 – Indicative Access and Mobility Network.

The height of development within this sub-precinct will range between six and eight storeys and will comprise podiums four storeys high. Two key focal points for the village have been identified (refer to Varsity Station Village LAP Map 27A.3 – Building Height) within this sub-precinct and are intended to:

Increase legibility and assist way finding by marking the rail station and the High Street entrance to the village.

Enhance the character of the sub-precinct.

Provide visual interest and variety from the generally consistent height and form of adjacent buildings.

Provide sites for landmark structures of high architectural merit.

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Notwithstanding the above buildings at key focal points will comply with the maximum site coverage and building footprint requirements of this LAP. The intended maximum building height for each key focal point is 12 storeys. No additional key focal points will be identified for the village.

A supermarket is to be located within this sub-precinct at ground floor level and in proximity to the rail station. In addition, a mixture of ancillary non-retail uses such as a gym or child care centre is to be encouraged within this sub-precinct (rather than elsewhere in the village) provided no one particular use dominates the amount of floor area available. Other retail uses in the precinct will focus on providing local convenience shopping and services.

5.2.3 Sub-Precinct 2c Intent for Mid Town

This sub-precinct provides for mixed residential and commercial development (predominantly residential above ground floor level) in buildings up to eight storeys in height.

The entrance to the sub-precinct from Scottsdale Drive/Casua Drive will be marked by a clearly recognisable entry statement located on the north-western corner of this intersection. This is intended to include a building of high architectural merit and distinctive design that incorporates a diverse range and composition of building materials, patterns, textures and colours and may also include ample mature vegetation within building setbacks provided at ground floor level and/or significant public art.

Commercial uses will be established at ground floor level along Station Parade to create an active street frontage.

The village supermarket may extend into this sub-precinct from the adjoining sub-precinct 2b. Where other retail uses are proposed in the sub-precinct, they will be required to demonstrate a substantial connection with the needs of local employees or residents.

Station Parade is a significant gateway and distributor of traffic (including buses and cyclists) entering the village from the southeast. Development will be required to support a boulevard like character along this street. Pedestrian shelter, street trees and street furniture will be encouraged to facilitate pedestrian access to bus stops and the rail station.

5.3 Precinct 3 Intent for Station Corridor

This precinct follows the alignment of the rail line and adjoins the rail station. Development in this precinct will support the station and other associated public transport facilities as the public transport hub of the village.

This precinct has a commercial focus based on its proximity to the rail station and it is intended that buildings up to six storeys in height be established. Development will complement the boulevard like character of Station Parade and include active uses at ground floor level. Continuous awnings will be provided over footpaths at ground floor level along this key pedestrian route to the rail station.

That part of the precinct adjoining Precinct 1 is to contain a park ‘n’ ride facility for the rail station. This area may ultimately accommodate commercial development in buildings up to six storeys in height (including car parking) provided that sufficient car parking on the site for rail commuters is maintained. Future commercial development on this site will include active uses at ground floor level fronting Transit Way.

Shared vehicle access arrangements will be required. Except for the proposed park ‘n’ ride facility, on-site car parking will be in basements or screened from view within buildings. Car parking will not be adjacent to or visible from the street. Open air car parking will not be supported.

The provision of community uses is to be considered in this precinct.

5.3.1 Sub-Precinct 3a Intent for Station Plaza

This sub-precinct consists primarily of the station plaza located at the entry to the rail station as shown on Varsity Station Village LAP Map 27A.5 – Parks, Plazas and Public Links and will be an important, busy and active public space. The station plaza is to be a key meeting place and will provide important physical connections with the remainder of the village via High Street, Transit Way and Station Parade. Active day and night time uses are to be established at ground floor level and are to provide local convenience shopping and services for public transport patrons and define the edge of the plaza.

Buildings will include continuous awnings to provide comfortable and sheltered connections between the rail station and other associated public transport facilities located nearby.


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5.4 Precinct 4 Intent for Business Quarter

The Business Quarter Precinct is to be characterised by business and commercial activity. The height of development is intended to range between four and eight storeys as shown on Varsity Station Village LAP Map 27A.3 – Building Height.

Significant retail uses are not appropriate in this precinct. However, uses such as cafés and restaurants that cater for the needs of local workers will be supported at ground floor level to activate streets and the public pedestrian links that traverse the precinct as shown on Varsity Station Village LAP Map 27A.5 – Parks, Plazas and Public Links.

Some residential development above the podium level of buildings will be supported to provide after hours activity and passive surveillance of public spaces.

A series of landscaped ’business courts’ are to be provided forming part of the public pedestrian links through the precinct. These courts are intended to provide spaces for passive recreation, amenity and breaks in the built form (allowing natural light penetration into buildings). Buildings will be designed to allow casual surveillance of the pedestrian links for the safety of users. These ‘business courts’ and pedestrian links are to remain publicly accessible at all times.

Car parking will be in basements or screened from view within buildings so as not to be visible from the street or from the public pedestrian links. Vehicle access within the precinct is to be limited to the shared access points as shown on Varsity Station Village LAP Map 27A.6 – Indicative Access & Mobility Network.

5.5 Precinct 5 Intent for South End

This precinct is intended to provide a transition between the type of development envisaged for most of Varsity Station Village and the service industry uses located to the southeast of the village.

Small scale commercial, warehousing or low impact service industry uses will be appropriate in buildings up to a maximum of four storeys in height. Residential uses are not supported in this precinct because of its location close to the railway corridor, the Pacific Motorway and the adjoining service industry area.

High density development in taller buildings is not consistent with the intent for this precinct (which is outside the 400m walkable catchment of the rail station). High traffic generating uses are also not appropriate for this precinct given there is to be no vehicular access from Stapley Road.

It is intended that buildings will transition to two storeys in height at a distance no less than 15 metres from the south eastern boundary of the precinct to manage impacts of building heights on adjoining areas outside the LAP area.

6.0 Varsity Station Village Local Area Plan Table of Development

Note: This table must be read in conjunction with the explanation provided in Part 6, Division 1, Chapter 2 - Using Local Area Plans.

A: Material Change of Use

Exempt Self Assessable Code Assessable Impact Assessable

Precinct 1 – Northern Quarter

Family Day Care Home Low-Impact

Telecommunications Facility

Minor Change in the scale or intensity of an existing lawful use

Park Private Recreation n.e.i. Public Utility

Caretaker’s Residence Display Home Estate Sales Office Home Office Private Recreation where lighting

is proposed Special Accommodation

Aged Persons Accommodation

Apartment Attached Dwellings and

Medium Density Detached Dwellings

Home Occupation

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Precinct 2 – Village Heart

Low-Impact Telecommunications Facility



Amusement Parlour Café Caretaker’s Residence Convenience Shop Commercial Services in

Sub-precinct 2b Community Purposes

(excluding Corrective Institution)

Home Office Laundromat Private Recreation where

lighting is proposed Restaurant in Sub-

precinct 2b Shop in Sub-precinct 2b

less than 200m2 GFA Special Accommodation Take-Away Food Premises in Sub-

precinct 2b Temporary Use Tourist Shop Transit Centre (where not

located with frontage to High Street)

Aged Persons Accommodation (above

ground floor level) Apartment (above ground

floor level) Car Park Child Care Centre Community Care Centre (above ground

floor level) Cinema Commercial Services

n.e.i. Educational

Establishment Home Occupation Hostel Accommodation Indoor Recreation

Facility Market Medical Centre Office Reception Room Restricted Club Retail Plant Nursery Shop where the total

resulting GFA for shop or shopping centre development within the LAP area is not greater than 6,400m2

Shopping Centre Development in sub precinct 2b and fronting High Street and/or Station Parade where the total resulting GFA for shop or shopping centre development within the LAP area is not greater than 6,400m2

Take-Away Food Premises n.e.i.

Theatre

Minor Tourist Facility Motel Place of Worship Resort Hotel (except

nightclubs) Tavern in Sub-precinct

2b less than 200m2 GFA Tourist Facility

Precinct 3 – Station Corridor



Park Public Utility

Amusement Parlour Café Caretaker’s Residence Convenience Shop Commercial Services in

sub precinct 3a Community Purposes


Laundromat Restaurant in Sub-

precinct 3a Shop in Sub-precinct 3a

and less than 200m2 GFA

Car Park Child Care Centre Cinema Commercial Services

n.e.i. Educational

Establishment Funeral Business Indoor Recreation

Facility Market Medical Centre Office Reception Room

Minor Tourist Facility Place of Worship Tourist Facility Tavern in Sub-precinct

3a less than 200m2 GFA Vehicle Hire Office Vehicle Hire Premises

(where located in the basement of a building)


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Take-Away Food Premises in Sub-

precinct 3a Temporary Use Tourist Shop Transit Centre in Sub-

precinct 3a

Restricted Club Shop where the total

resulting GFA for shop or shopping centre development within the LAP area is not greater than 6,400m2

Take-Away Food Premises n.e.i.

Theatre Transit Centre n.e.i.

Precinct 4 – Business Quarter




Café Caretaker’s Residence Community Purposes


Convenience Shop Home Office Private Recreation where

lighting is proposed Restaurant Take-Away Food

Premises Temporary Use

Amusement Parlour Apartment (above podium level)

Car Park Child Care Centre Commercial Services Community Care Centre

(above podium level) Funeral Business Home Occupation Indoor Recreation

Facility Medical Centre Office Service Industry (Group

A)

Educational Establishment

Minor Tourist Facility Vehicle Hire Office Vehicle Hire Premises

(where located in the basement of a building)

Precinct 5 – South End



Park Public Utility

Café Community Purposes


Service Industry (Group A)

Take-Away Food Premises

Temporary Use Veterinary Clinic Warehouse

Funeral Business Indoor Recreation

Facility Office Service Industry n.e.i.

Vehicle Hire Office Vehicle Hire Premises

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B: Material Change of Use Overlay Provisions


Material Change of Use involving Building Work that:

Where in Precincts 3 and 4 development is within the height range, in storeys, indicated for the site on Varsity Station Village LAP Map 27A.3-Building Height

Where in Precinct 3 and 4 and development is outside (both below or above) the height, in storeys, indicated for the site on Varsity Station Village LAP Map 27A.3 Building Height; OR where in all other Precincts exceeds the height, in storeys, indicated for the site on Varsity Station LAP 27A.3 – Building Height; OR exceeds the total height, in meters, indicated for the site in Acceptable Solutions AS 14.2 to AS14.7 of the Varsity Station Village LAP Place Code

is outside of the residential density range indicated for the site on Varsity Station Village LAP Map 27A.4 – Residential Density

does not involve building work other than minor building work

involves building work other than minor building work

is within or adjoins an allotment containing places, sites, or landscapes of indigenous cultural heritage significance listed on the Queensland Heritage Register – Cultural Records (Landscapes Queensland and Queensland Estate) Act 1987; OR is located on land which is the subject of a native title claim; OR is located on land that is known to the owner and/or the developer to be of indigenous cultural heritage value


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C: Operational Work – Changes to Ground Level


Operational Work that involves extraction, excavation or fill that:

exceeds a volume of 20 cubic metres of fill or excavation, or is closer than two metres from the site boundary

is within or adjoins an allotment containing places, sites, or landscapes of indigenous cultural heritage significance listed on the Queensland Heritage Register – Cultural Records (Landscapes Queensland and Queensland Estate) Act 1987; OR is located on land which is the subject of a native title claim; OR is located on land that is known to the owner and/or the developer to be of indigenous cultural heritage value

D: Operational Work – Advertising Device


Advertising Device that is: a) not illuminated, nor

animated, and where the total area of signage per street frontage does not exceed the following for each precinct: Precinct 1 0.6m2 Sub-precinct 2a 5m2 Sub-precinct 2b 10m2

Sub-precinct 2c 5m2 Precinct 3 5m2 Sub-precinct 3a 10m2

Precinct 4 5m2 Precinct 5 5m2

b) not visible from any State-controlled road

Advertising Devices n.e.i.

E: Operational Work – Infrastructure and Landscape Work


Minor Landscape Work Landscape Work n.e.i.

Works for Infrastructure

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F: Operational Work – Vegetation Clearing


Vegetation Clearing that:

results in the removal of, or damage to, vegetation that is equal to, or in excess of, 40 centimetres in girth (circumference) measured at 1.3 metres above average ground level, and complies with the Acceptable Solutions of Specific Development Code 36 – Vegetation Management

results in the removal of, or damage to, vegetation that is equal to, or in excess of, 40 centimetres in girth (circumference) measured at 1.3 metres above average ground level, and alternative solutions to the Acceptable Solutions of Specific Development Code 36 – Vegetation Management are proposed

G: Reconfiguring a Lot


Reconfiguring a Lot that:

entails only a Community Title Subdivision (including Standard Format Plans and/or Volumetric Lots), or a Volumetric Lot within a building, or a leasehold subdivision of an existing or approved development

7.0 Relevant Codes

Codes relevant for development assessment in the Varsity Station Village LAP are listed below. The Place Code applies in all cases. A Specific Development Code will only apply if that specific development is proposed. A Constraint Code will only apply where the proposed development is directly impacted by the constraint that is the subject of that code.

7.1 Self Assessable Development

The following codes apply to development that is self assessable in the Varsity Station Village LAP area.

Place Code Specific Development Codes Constraint Codes

Varsity Station Village LAP Place Code

2 Advertising Devices 10 Caretaker’s Residence 14 Display Homes and Estate

Sales Offices 24 Office 25 Private Recreation 27 Retail and Related

Establishments 34 Temporary Use 36 Vegetation Management 38 Working From Home

4 Car Parking, Access and Transport Integration

10 Nature Conservation 12 Rail Corridor Environs 13 Road Traffic Noise

Management 15 Service Roads (Pacific

Motorway)


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7.2 Material Change of Use

The following codes apply to development that is code or impact assessable Material Change of Use in the Varsity Station Village LAP area.



3 Aged Persons Accommodation 6 Attached Dwellings and

Medium Density Detached Dwellings

10 Caretaker’s Residence 12 Child Care Centres 14 Display Homes and Estate

Sales Offices 19 High Rise Residential and

Tourist Accommodation 21 Landscape Work 22 Low Rise Apartment Building 23 Low Rise Commercial Tourist

Accommodation 24 Office 25 Private Recreation 27 Retail and Related

Establishments 33 Telecommunications Facilities 34 Temporary Use 38 Working From Home 39 Works for Infrastructure

1 Gold Coast Airport and Aviation Facilities


6 Cultural Heritage (Indigenous) 10 Nature Conservation 12 Rail Corridors Environs 13 Road Traffic Noise

Management 14 Sediment and Erosion Control 15 Service Roads (Pacific

Motorway)

7.3 Operational Work – Changes to Ground Level

The following codes apply to development that is code or impact assessable Operational Work – Changes to Ground Level (extracting gravel, rock, sand or soil from the place where it occurs naturally, or excavating or filling that materially affects premises or their use) in the Varsity Station Village LAP area.



11 Changes to Ground Level and Creation of New Waterbodies


6 Cultural Heritage (Indigenous) 10 Nature Conservation 12 Rail Corridor Environs 14 Sediment and Erosion Control 15 Service Roads (Pacific

Motorway)

7.4 Operational Work – Advertising Devices, Landscape Work and Infrastructure

The following codes apply to development that is code assessable Operational Work – Advertising Devices (placing an Advertising Device on premises), Landscape Work (undertaking Landscape Work in, on, over or under premises that materially affects premises or their use) or Infrastructure (undertaking Works for Infrastructure) in the Varsity Station Village LAP area.



2 Advertising Devices 21 Landscape Work 39 Works for Infrastructure


6 Cultural Heritage (Indigenous) 10 Nature Conservation 12 Rail Corridor Environs 14 Sediment and Erosion Control 15 Service Roads (Pacific

Motorway)

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7.5 Operational Work – Vegetation Clearing

The following codes apply to development that is code assessable Operational Work – Vegetation Clearing in the Varsity Station Village LAP area.



36 Vegetation Management 6 Cultural Heritage (Indigenous) 10 Nature Conservation 14 Sediment and Erosion Control

7.6 Reconfiguring a Lot

The following codes apply to development that is code or impact assessable Reconfiguring a Lot in the Varsity Station Village LAP area.



11 Changes to Ground Level and Creation of New Waterbodies

21 Landscape Work 28 Reconfiguring a Lot 36 Vegetation Management 39 Works for Infrastructure


6 Cultural Heritage (Indigenous) 10 Nature Conservation 12 Rail Corridor Environs 13 Road Traffic Noise

Management 14 Sediment and Erosion Control 15 Service Roads (Pacific

Motorway)

8.0 Varsity Station Village LAP Place Code

8.1 Purpose

This Place Code seeks to ensure that the scale, density, design and appearance of development are consistent with the intent and DEOs of this LAP.

8.2 Application

8.2.1 The Varsity Station Village LAP Place Code applies to development indicated as self, code or impact assessable in the Varsity Station Village LAP Table of Development at Clause 6.0 of this LAP.

8.2.2 Performance Criteria PC1-PC51 apply to all code and impact assessable development in this LAP. For development identified as self assessable in Clause 6.0, only the Acceptable Solutions to Performance Criteria PC1-PC9 apply.

8.3 Development Requirements

Performance Criteria Acceptable Solutions

Development that is Self Assessable, Code Assessable or Impact Assessable

Land Use and Role of Varsity Station Village

All Precincts

PC1 Development in Varsity Station Village does not compromise the Activity Centres hierarchy for the Gold Coast. Retail uses are established in the village to cater for the convenience and weekly retail needs of village residents and workers, and those living in the immediate surrounding residential areas. Note: An economic impact assessment

may be required for proposals not meeting the acceptable solutions to this performance criteria.

All Precincts

AS1.1 Retail floor space in the LAP area is limited to a total maximum of 6,400m2 GFA inclusive of one supermarket at a maximum of 3,600m2 GFA. This acceptable solution does not apply to: a) Café; b) Convenience Shop; c) Restaurant; or d) Take-Away Food Premises.


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AS1.2 Ancillary non-retail uses (a mixture of uses such as a Child Care Centre, Commercial Services, Indoor Recreation Facility or Medical Centre) are limited to a combined maximum of 2,800m2 GFA in the LAP area. No one particular use is to dominate the amount of floor area available.

AS1.3 Office floor space in the LAP area is limited to the following: a) 20,000m2 GFA up to the end of 2014; b) 35,000m2 GFA up to the end of 2017; c) 50,000m2 GFA after 2017.

Precinct 2 and 3

PC2 Retail uses are focussed on High Street. A single supermarket is to be established close to the rail station.

Precinct 2 and 3

AS2 Retail uses are located at ground level in High Street or immediately adjacent to High Street in Station Parade, Transit Way or Scottsdale Drive.

All Precincts

PC3 The distribution, character, nature and intensity of land uses must comply with the relevant precinct intent of the Varsity Station Village LAP. All development will adhere to Council’s ‘Fifteen Qualities of Good Urban Places’ (Gold Coast City Council, 1997).

Precinct 1

AS3.1 Development consists of residential uses only, except for the publicly accessible open space area shown on Varsity Station Village LAP Map 27A.5 – Parks, Plazas and Public Links. Precinct 2

AS3.2 Development on sites larger than 3000m2 contains a mix of land uses where within: a) Sub precincts 2a and 2c

55-75% of the development is of a residential nature located above ground floor level and 25-45% of the development is of a non residential nature.

b) Sub precinct 2b 40-60% of the development is of a residential nature located above ground floor level and 40-60% of the development is of a non residential nature.

Precincts 3 and 5

AS3.3 Development consists of non residential uses only Precinct 4

AS3.4 Development on sites larger than 3000m2 contains a mix of land uses where 70-90% of the development is of a non residential nature and 10-30% of the development is of a residential nature located above the podium level. Note: ‘Podium’ referred to in AS3.4 means

that part of a building up to 4 storeys or 16 metres (whichever is the lesser) above the finished level of the footpath in the road reserve that the building fronts.

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Activity Frontage Controls and Pedestrian Streetscapes

Sub-precinct 2a

PC4 Non-residential development adjoining Precinct 1 must not significantly impact on the character and amenity of the precinct.

Sub-precinct 2a

AS4.1 No commercial uses facing Precinct 1 are to be located above 2 storeys or 8 metres above street level (whichever is the lesser).

AS4.2 Buildings are not designed or used solely for non-residential uses.

Note: ‘Street level’ referred to in AS4.1 means the finished level of the footpath in the road reserve that the building fronts.

Sub-Precincts 2b & 3a

PC5 Active uses are established at ground floor level in buildings fronting High Street between Scottsdale Drive and the rail station, and at the edges of the village square and station plaza.

Sub-Precincts 2b & 3a

AS5.1 At least 50% of uses at ground floor level on High Street, and at the edges of the village square and station plaza are small scale, active uses such as shops, restaurants, cafés or take away food premises.

AS5.2 Blank or featureless walls extend for no more than 15 metres (either in plane or elevation) without including articulation or variation, such as stepping (by a minimum of 0.6 metres), windows, balconies or other such features.

AS5.3 The ground floor level of all buildings located in High Street, and at the edges of the village square and station plaza are transparent for at least 60% of the façade providing views into any non-residential use.

AS5.4 Development provides entrances to active ground floor uses at intervals no greater than 10 metres.

Vehicular Crossings

All Precincts

PC6 Vehicular crossings associated with development must be designed and constructed to ensure: a) a safe footpath environment; b) safe vehicular access to the property; c) appropriate hydraulic performance of the

stormwater infrastructure; d) no damage to vehicle or road infrastructure; e) minimal loss of on-street parking spaces; and f) continued amenity of the neighbourhood.

All Precincts

AS6 Driveways are designed and constructed in accordance with relevant sections of Planning Scheme Policy 11 – Land Development Guidelines.

All Precincts

PC7 In order to create safe and high amenity pedestrian areas and to protect the safety of cyclists, vehicular crossings are not located on major pedestrian streets

All Precincts

AS7 Vehicular crossings are located in accordance with Varsity Station Village LAP Map 27A.6 – Indicative Access and Mobility Network.


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Car Parking

All Precincts

PC8 Sufficient on site car parking is provided for each land use to ensure a balance between: a) responding to reduced private motor vehicle use in

a transit oriented development; and b) providing sufficient short term parking to support

the viability of the commercial components of the village and to facilitate vehicle accommodation for residents.

All Precincts

AS8 Development provides the following rates of car parking: a) All commercial and retail uses (including offices,

cafes, restaurants and shops) – one space per 50m² of GFA;

b) Apartments – one space per unit plus one visitor space per four units.

For other uses, car parking is provided in accordance with car parking rates specified within Constraint Code 4 – Car Parking Access and Transport Integration.

Note: When the calculated number of car spaces is not a whole number, the number of car parking spaces required to comply with this acceptable solution is the next higher whole number.

Precinct 3

PC9 The commuter car park is retained in the vicinity of the rail station to meet the on-going needs of public transport patrons.

Precinct 3

AS9 Redevelopment of the park’n’ride commuter car parking facility integrates the existing provision of commuter car parking in addition to the requirements for car parking under AS8 for the proposed uses.

Development that is Code Assessable or Impact Assessable

Minimum Development Outcomes

All Precincts

PC10 The height and density of development must promote the use of and support the Varsity Lakes rail station. Development must ensure that land critical to the achievement of neighbourhood walkability and transit oriented development outcomes is not underutilised and overall densities meet the intended range.

Note: A report demonstrating how impacts on water supply and wastewater infrastructure can be satisfactorily addressed will be required for proposals exceeding the maximum residential density indicated in the acceptable solution.

All Precincts

AS10.1 The height of development in any precinct is within the range shown for that precinct on Varsity Station Village LAP Map 27A.3 – Building Height.

AS10.2 The residential density in any precinct is within the range shown for that precinct on Varsity Station Village LAP Map 27A.4 – Residential Density.

Building Siting, Orientation and Aspect

All Precincts

PC11 The siting and orientation of buildings: a) contribute to the creation of safe streets, public

pedestrian links and public open spaces; b) provide a transition from the building to the external

landscape and public realm consistent with the intent for the precinct in which the site is located; and

c) protect the privacy of nearby properties.

All Precincts

AS11.1 Buildings are aligned parallel to the principal street and park frontages.

AS11.2 Building design incorporates: a) balconies and windows overlooking streets and

public open spaces; b) windows for at least 60% of the frontages facing

streets and public open spaces; c) recessed elements and openings around the

building perimeter;

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d) windows that are screened and/or building elements that prevent the direct overlooking of adjoining buildings;

e) for residential development, private liveable balconies that are not continuous and are a maximum of 75% the total length of each building façade fronting the street; and

f) a prominent, legible and accessible entry from the public realm at street level.

Note: ‘Street level’ referred to in AS11.2 means the finished level of the footpath in the road reserve that the building (or the relevant part of the building) fronts.

All Precincts

PC12 Buildings not having a frontage to High Street are oriented on a generally north west/ south east axis to provide the opportunity for hinterland views (to the south west) or coastal views (to the north east) while still achieving satisfactory solar orientation.

All Precincts

AS12 No Acceptable Solution provided.

Precinct 2b

PC13 Buildings fronting High Street are oriented to enclose and overlook the street and encourage social interaction in the adjoining public spaces at street level.

Precinct 2b


Building Height

All Precincts

PC14 The height of development is to reflect the role of Varsity Station Village as a highly urbanised centre focussed around High Street (Sub-precinct 2b) and the Varsity Lakes rail station as the ‘heart’ of the village. Building heights will protect the amenity of existing or planned development within the Varsity Station Village, and the amenity of the adjoining areas surrounding the village.

All Precincts

AS14.1 The height of development in any precinct is within the range shown for that precinct on Varsity Station Village LAP Map 27A.3 – Building Height. AND

Precinct 1

AS14.2 The height of development does not exceed 15 metres above ground level.

Sub-Precinct 2a


Sub-Precincts 2b & 2c

AS14.4 The height of development does not exceed 28 metres above ground level except for key focal points where the maximum height of a building is 40 metres above ground level.

Precinct 3


Precinct 4

AS14.6 The height of development does not exceed 22 metres above ground level, except for buildings that are within


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50m of Station Parade (measured from the edge of the road reserve) which do not exceed 28 metres above ground level.

Precinct 5


Precincts 2, 3, 4 and 5

AS14.8 Floor to ceiling heights on the ground floor level of buildings are a minimum of four metres.

Precinct 5

PC15 The height of development in Precinct 5 provides a transition from the two storey buildings located to the south east of the precinct to the height of buildings located in Precinct 4.

Precinct 5

AS15 The maximum height of a building or structure does not exceed two storeys or eight metres (whichever is the lesser) within 15 metres of the south east boundary of the precinct as shown on Varsity Station Village LAP Map 27A.2 – Precincts.

Precincts 2, 3 and 4

PC16 The height of podiums ensures that streets are enclosed and defined.


AS16 Buildings have identifiable podiums with a height of four storeys or 16 metres above street level (whichever is the lesser).

Note: ‘Street level’ referred to in AS16 means the finished level of the footpath in the road reserve that the building fronts.

Building Appearance

All Precincts

PC17 Buildings are to create a sense of place, visual interest and architectural identity, consistent with the relevant precinct intent of the Varsity Station Village LAP.

All Precincts

AS17 Building design achieves a balance of horizontal and vertical elements by: a) defining a base, central part and top to the built

form; b) expressing the structure, key datum lines, floor

levels and layout; and c) articulating building entries and circulation.

All Precincts

PC18 Buildings are designed taking into account sub tropical design principles.

All Precincts

AS18 Buildings are designed to: a) incorporate light and shade with well detailed and

articulated facades; b) promote seasonal solar access; c) support a naturally ventilated and comfortable

environment; d) include weather protection (such as eaves and

overhangs) in facades and roof forms; e) include visible and expressive roof forms; f) integrate indoor and outdoor spaces through the

use of balconies, courtyards and large windows to create open facades; and

g) include the use of vegetation on roofs planted in garden beds and extensive garden plots.

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Sub-Precinct 2b PC19 Key focal points are designed and located to: a) Provide a visual ‘marker’ and/or entry statement to

the village; b) Provide increased legibility and assist way finding; c) Have high architectural merit; and d) Not adversely impact on the amenity of other

development in the village or the surrounding community.

Note: An architectural statement and visual assessment report may be required to demonstrate compliance with this performance criteria.

Sub-Precinct 2b

AS19 No Acceptable Solution is provided.


PC20 The design and appearance of development adjacent to and visible from the rail line and/or the Pacific Motorway must form an attractive outlook for persons using the train service and/or travelling along the motorway.

Precinct 3, 4 and 5

AS20 Building facades visible from the rail line and/or Pacific Motorway are not dominated by expansive blank walls that extend for more than 15 metres (either in plan or elevation) without including articulation or variation, such as stepping (by a minimum of 0.6m).

Site Coverage

All Precincts

PC21 The site coverage of development is to strike a balance between built form and open space areas.

All Precincts

AS21 The maximum site coverage for any development does not exceed: Precincts 1 50% Precincts 2, 3 and 4 90% for that part of the

building not exceeding 2 storeys or 8 metres above street level (whichever is the lesser) 70% for that part of the building between 2 storeys or 8 metres above street level and 4 storeys or 16 metres above street level (whichever is the lesser) 50% in all other cases

Precinct 5 70%

Note: ‘Street level’ referred to in AS21 means the finished level of the footpath in the road reserve that the building fronts.

Precinct 5 PC22 The site coverage of development provides a transition between the lower site coverage of the adjoining development to the south-east of the precinct and the intended site coverage for Precinct 4.

Precinct 5 AS22 The maximum site coverage for any development does not exceed 70%.

All Precincts

PC23 Building footprints contain breaks to reduce building bulk and ensure cross-flow ventilation and access to natural light. Building footprints allow for open space and the planting of shade trees between and around buildings.

Precinct 1

AS23.1 A single building has a maximum site coverage of 900m2 and a maximum dimension on a horizontal plane of 40m. Precinct 2, 3 and 4

AS23.2 For that part of a building between two storeys or eight metres above street level and four storeys or 16 metres


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above street level (whichever is the lesser), the building has a maximum site coverage of 2,500m2 and a maximum dimension on a horizontal plane of 70m.

AS23.3 For that part of a building above 4 storeys or 16 metres above street level (whichever is the lesser), the building has a maximum site coverage of 1,200m2 and a maximum dimension on a horizontal plane of 40m. Note: ‘Street level’ referred to in AS23.2

and AS23.3 means the finished level of the footpath in the road reserve that the building fronts.

Precinct 5

AS23.4 A single building has a maximum site coverage of 1,200m2 and a maximum dimension on a horizontal plane of 40m. Note: More than one building complying

with AS23.1 to AS23.4 above may be located on a site provided the development complies with total site coverage requirements for the relevant precinct.

All Precincts

PC24 The design of basements allows for the planting of shade trees, particularly along public pedestrian pathways and streets, public plazas, recreation spaces and between buildings.

All Precincts

AS24 Basements have a maximum site coverage of 90%.

Building Setbacks

Precinct 1

PC25 All buildings are to be setback to promote the residential character of the precinct, provide privacy and amenity, and create opportunities for landscaping and open space areas between buildings.

Precinct 1

AS25.1 Buildings are set back a minimum of six metres from the Coromandel Lane frontage and four metres from all other street frontages. AS25.2 Balconies are set back a minimum of one metre from street frontages as shown in Figure 1 except for balconies near Coromandel Lane, which are setback six metres from the street frontage.

Figure 1: Frontage setback

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AS25.3 Side setbacks between buildings on the same street frontage are a minimum of six metres to walls or balconies as shown in Figure 2.

Figure 2: Side setback between buildings

AS25.4 Rear setbacks between buildings are a minimum of 18 metres to walls and 12 metres to balconies as shown in Figure 3.

Note: For the purposes of these acceptable solutions a street frontage includes the public pedestrian links identified on Varsity Station Village LAP Map 27A.5 – Parks, Plazas and Public Links.

Figure 3: Rear setback

Precinct 2, 3 and 4

PC26.1 Buildings are to be built to the street frontage at ground and podium levels to create a well defined street edge and sense of enclosure contributing to pedestrian focussed streetscapes. Towers above podiums are setback from the street to avoid creating a ‘canyon’ effect along streets.

Precinct 2, 3 and 4

AS26.1 Buildings up to four storeys or 16m (whichever is the lesser) above ground level are built to the street frontage except for buildings located in High Street, or adjacent to the village square and/or the station plaza where frontage setbacks at the ground floor level may be three metres maximum (excluding building columns and/or support structures) as shown in Figure 4. For a building located at the corner of Station Parade and Scottsdale Drive in Precinct 2, a three metre frontage setback (excluding columns and support structures) to a height of two storeys or eight metres above street level (whichever is the lesser) is provided to each street frontage.


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AS26.2 For that part of a building above four storeys or 16m (whichever is the lesser), building setbacks are six metres minimum to walls and three metres minimum to balconies.

Figure 4: Frontage setback

Precincts 2, 3 and 4 PC27 Above the second floor level, breaks between separate podiums and towers are to be provided to allow light penetration, air circulation, views and vistas, and ensure privacy is protected.

Precincts 2, 3 and 4 AS27.1 For that part of a building three or four storeys above street level, the side boundary setbacks between buildings are a minimum of six metres to walls and balconies as shown in Figure 5. AS27.2 For that part of a building above four storeys or 16 metres above street level, the side boundary setbacks between buildings are a minimum of 18 metres to walls and 12 metres to balconies as shown in Figure 5. Note: ‘Street level’ referred to in AS27.1


Figure 5: Side setbacks for upper podiums and towers

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Precinct 3

PC28 Buildings adjacent to the railway corridor provide an attractive outlook when viewed from the rail corridor or Pacific Motorway and ensure the integrity of the rail corridor, passive surveillance of the corridor and access for maintenance is maintained.

Precinct 3

AS28 Any landscaping adjacent to the rail corridor ensures that the operation and passive surveillance of the rail corridor is not compromised.

Precinct 5

PC29 Development integrates with the existing development located to the south-east of the Precinct and with the adjoining areas in Precinct 4.

Precinct 5

AS29.1 Development is set back a minimum of three metres to the south-east boundary of the precinct except in instances where it is proposed that development match the height and length of existing development on an adjoining property, in which case no setback is required.

AS29.2 Development is set back a minimum of three metres to the boundaries of Precinct 4.

Pedestrian Protection


PC30 Development, at street level, includes all-year protection from the sun and rain.


AS30.1 Continuous awnings are provided over footpaths on High Street, Station Parade and Transit Way (Precinct 2 and Sub-precinct 3a only), and along the built edges of the village square and station plaza.

AS30.2 At all other locations (except for the south eastern side of Stapley Road), awnings are provided that extend over the footpath to within 0.9 metres of the street kerb for at least the width of each building’s main entry.

Design for Safety

All Precincts PC31 Buildings and spaces are designed to provide personal safety and property security by: a) incorporating good visibility of the space or route

for the user entering or leaving the premises, or travelling along the street or public pedestrian link; and

b) ensuring the user is visible to others through either informal or other surveillance techniques.

All Precincts AS31.1 All stairwells, car parks and similar areas have adequate visibility. AS31.2 Blind corners, sudden changes in grade, concealment points and pedestrian tunnels are avoided. AS31.3 Bicycle parking facilities are visible from the street. AS31.4 Landscape design allows vision to a level of 1.5 metres above ground level. AS31.5 Automatic teller machines, public toilets and public telephones are located in high use and high visibility areas and are well lit at night. AS31.6 Public transport settings are designed and illuminated so that they are in areas of activity and high use. AS31.7 Ceilings and vertical structures within car parking areas are painted light colours to better reflect light. AS31.8 Car parking areas are delineated in a grid design to provide adequate visibility throughout the car parking area.


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AS31.9 Buildings have pedestrian entrances, windows and balconies facing principal street frontages and clearly visible from the street. AS31.10 Lighting design provides visibility while not compromising residential amenity. AS31.11 A Crime Prevention Through Environmental Design (CPTED) report is provided that demonstrates CPTED principles are addressed in accordance with the Queensland Police Force’s CPTED Guidelines for Queensland. Precinct 1 AS31.12 Buildings having a secondary frontage to Coromandel Lane include windows or openings at ground level facing this street frontage to provide surveillance of the street. AS31.13 Fences along street frontages and the public pedestrian links identified on Varsity Station Village LAP Map 27A.5 – Parks, Plazas and Public Links are: a) a minimum 50% transparent and up to 1.5m high;

or b) a maximum height of 1.2m.

Diversity of Residential Uses


PC32 A range of dwelling sizes is provided for a variety of household sizes, income levels and life stages.


AS32 Where a residential use is proposed, the development includes the following proportions of dwelling sizes: a) 20 - 40% one bedroom or studio dwellings; b) 30 - 50% two bedroom dwellings; and c) 10 - 25% three or more bedroom dwellings.


PC33 A proportion of the dwellings is designed to be accessible and adaptable to assist in accommodating the ageing and/or people with disabilities in their homes.


AS33 10% of dwellings are designed to be adaptable in accordance with Australian Standard AS4299 – Adaptable Housing.

Maintaining Amenity

All Precincts

PC34 The proposed use does not detract from the amenity of the local area, having regard, but not limited, to the impact of: a) noise; b) hours of operation; c) traffic; d) lighting; e) signage; f) visual amenity; g) privacy; and h) odour and emissions.

All Precincts


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All Precincts

PC35 The proposed use takes in to account and seeks to ameliorate any negative aspects of the existing amenity of the local area, having regard, but not limited, to the impact of: a) noise; b) hours of operation; c) traffic; d) lighting; e) signage; f) visual amenity; g) privacy; and h) odour and emissions.

All Precincts


All Precincts

PC36 Buildings are designed to ameliorate noise at the source and mitigate noise from surrounding areas.

Note: A noise impact assessment will need to be prepared to demonstrate compliance with this performance criteria.

All Precincts

AS36.1 Development for a noise sensitive use located within 100m of the rail corridor complies with Constraint Code 12 - Rail Corridor Environs.

AS36.2 Development for a noise sensitive use located within 150m of the Pacific Motorway complies with Constraint Code 13 - Road Traffic Noise Management.


PC37 The privacy of residents is protected by ensuring that habitable spaces in dwellings do not directly overlook other dwellings.


AS37 Where habitable room windows or balconies/decks look directly at habitable room windows or balconies/decks in an adjacent dwelling within two metres at ground floor level or nine metres above ground floor, privacy is protected by: a) sill heights a minimum 1.5m above floor level; or b) fixed opaque glazing in any part of the window

below 1.5m above floor level; or c) fixed external screens; or d) separation of windows so that they are outside a

viewing angle of 45 degrees measured from the face of the building elevation; or

e) fencing to a minimum 1.5m above ground level (only applies to over-looking from windows at ground floor level); or

f) where screening of balconies or decks is required, solid translucent screens, perforated panels or trellises that are permanent and durable and have a maximum of 25% openings.

Vehicle Access and Parking

All Precincts

PC38 Development provides streetscape treatments, road verges, kerbside facilities and ground floor building design that support public transport infrastructure in Station Parade and Transit Way near the rail station.

All Precincts


All Precincts

PC39 On-site car parking is visually unobtrusive from the street, and does not impact on the amenity of public areas.

Precinct 1

AS39.1 Car parking is accommodated in a basement.


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Precincts 2, 3, and 4

AS39.2 Car parking is accommodated in a basement or in the podium of a building above street level.

AS39.3 Where car parking is provided in the podium of a building, it complies with the following requirements: a) Car parking is not located more than two storeys

above street level; b) Car parking located above street level does not

occupy any part of the building having a facade to a street frontage or open space area (public, communal or private);

c) Car parking is ‘sleeved’ with uses having a minimum depth of ten metres to hide the above ground car parking.

Precinct 5

AS39.4 Car parking is provided within buildings or in dedicated structures behind buildings and is not visible from the street. Note: ‘Street level’ referred to in AS39.2


All Precincts

PC40 Development promotes the principles of a Transit Orientated development through encouraging the use of green modes of transport such as cycling.

All Precincts

Residential Development

AS40.1 Facilities for the parking and securing of bicycles are provided at the rate of one lockable sheltered bicycle parking space per every two dwellings.

Non-Residential Development

AS40.2 Facilities for the parking and securing of bicycles are provided in easily accessible, safe, secure, sheltered locations that receive casual surveillance, in accordance with the following rates: a) For customers – one space/500m2 of non-

residential GFA dedicated for customers only. b) For employees:

one space/500m2 of non-residential GFA dedicated for employees only; and

one locker per two bicycle parking spaces (or part thereof).

AS40.3 A minimum of two (2) shower cubicles (one male and one female) with ancillary change room facilities is provided for each ten bicycle spaces (or part thereof) when the building is constructed.

Public Realm and Pedestrian Access Areas

All Precincts

PC41 Development dedicates public open space areas and public plazas to create high quality community spaces and a sense of place and identity. These community spaces are developed using a coordinated palette of paving, furniture, lighting and landscaping.

All Precincts

AS41.1 Publicly accessible open space and public plazas are provided by development in accordance with Varsity Station Village LAP Map 27A.5 – Parks, Plazas and Public Links.

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Precinct 2

AS41.2 The village square (off High Street) is to be dedicated as road reserve and includes the following: a) a minimum width of 20m; b) a minimum area of 1,400m2; c) canopy trees (within five years of planting), free

standing awnings and/or other sunshade devices that provide at least 30% permanent shade with seasonal variation; and

d) 75% of landscaping is local native and drought tolerant species.

Precincts 1, 2 and 4 PC42 Development is to provide a network of public pedestrian links through individual precincts that enhances the pedestrian connectivity of the precinct, and provides opportunities for community interaction and recreation. The public pedestrian links are developed using a coordinated palette of quality paving, furniture, lighting and landscaping treatments consistent with that used in the public realm and incorporate equitable access design principles.

Precincts 1, 2 and 4 AS42.1 Development provides public pedestrian links in accordance with the Varsity Station Village LAP Map 27A.5 – Parks, Plazas and Public Links. AS42.2 Public pedestrian links are to: a) follow a straight alignment with a minimum width of

20m in Precinct 1 and 15m elsewhere; b) include landscaping to enhance the pedestrian

environment without compromising Crime Prevention Through Environmental Design (CPTED) principles; and

c) include clear lines of sight to the nearest public street and incorporate a vertical clearance to vegetation of at least 1.5 metres.

Note: Compliance with this acceptable solution will require that the proposed pedestrian links achieve best-practice CPTED outcomes.

Precinct 4 AS42.3 Each public pedestrian link within this precinct is to incorporate three courtyard spaces, with each courtyard space having a minimum area of 100m2 and a minimum width of 6m. The courtyard spaces may be located on a podium provided this does not compromise the ability for the courtyard to be accessed directly from the street without having to enter a building.

Stormwater Management


PC43 Areas are set aside for the coordinated management of stormwater across the whole of the village. These stormwater management areas may be used as public open space where this does not compromise the coordinated management of stormwater.



Advertising Devices

All Precincts

PC44 Advertising devices are complementary to the design and style of the buildings on which they are located, the intent of the precinct and adjoining development. Advertising devices do not dominate the Pacific Motorway.

All Precincts AS44.1 Directional and information signs are clear and legible. AS44.2 Advertising devices are not visible on the skyline of the village.


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AS44.3 Advertising devices do not block or compromise key views or views to or from parks, plazas or public links as identified on Varsity Station Village LAP Map 27A.5 – Parks, Plazas and Public Links. AS44.4 Advertising devices do not obscure or dominate the views of existing or prospective development on nearby properties. AS44.5 Only tenancy signs are acceptable to face the Pacific Motorway. AS44.6 Commercial buildings include a single signage envelope on the frontage of the building for the signage requirements of the businesses in the building. Signage envelopes do not dominate the façade and complement the design of the building. AS44.7 Where a site contains more than one business premise, only one freestanding 'multi-tenant' sign is used per street frontage. Precinct 1 AS44.8 All advertising devices are consistent with the provisions for Suburban Areas, set out in Specific Development Code 2 – Advertising Devices. Precincts 2, 3 and 4 AS44.9 All advertising devices are consistent with the provisions for Business and Tourism Areas, set out in Specific Development Code 2 – Advertising Devices. Precinct 5 AS44.10 All advertising devices are consistent with the provisions for Industry Areas, set out in Specific Development Code 2 – Advertising Devices.

Landscape Work

All Precincts

PC45 Development incorporates large subtropical local native tree species that are complementary in scale and height to the built form, and provide passive open space within the village.

All Precincts AS45.1 Building footprints allow a minimum of 10% of the site area adjacent to the street and public access areas (with a minimum dimension of 4m) to enable unimpeded access for the roots of trees to the sub soil stratum. AS45.2 Landscape areas are open to the sky to provide access to light and rainfall. AS45.3 Landscape areas are provided on roofs and podiums, and includes a range of planter boxes, garden beds and extensive garden plots. Precinct 1 AS45.4 Opportunities for planting large shade trees are maximised in the frontage setback of development fronting Coromandel Lane in order to provide a visual buffer to the electricity sub-station on the northern side of Coromandel Lane.

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Building Services

All Precincts PC46 Development must incorporate appropriate building services and safety measures to allow for the safe operation, convenient use and maintenance of individual buildings.

All Precincts

AS46 The pedestrian entrances of business and residential uses are segregated.

All Precincts PC47 Commercial developments must include adequate public convenience facilities that are open and readily accessible to the general public during retail trading hours or other trading hours relevant to the development.

All Precincts


All Precincts PC48 Adequate facilities for the loading and unloading of goods must be provided to meet the needs of the development and not detract from the high quality pedestrian environment intended for the village or from the residential amenity of Precinct 1.

All Precincts AS48.1 Facilities for the loading and unloading of goods are located in basement car parks or are contained within the building and are not visible from the street. AS48.2 Shared access arrangements to basement car parks and facilities for the loading and unloading of goods are provided in accordance with Varsity Station Village LAP Map 27A.6 – Indicative Access and Mobility Network.

All Precincts

PC49 For commercial or multiunit development, a refuse disposal service which is capable of servicing the needs of the particular development in a manner that does not dominate the street must be provided.

All Precincts

AS49.1 Provision is made for the storage of refuse on-site and suitable access for the removal of refuse.

AS49.2 All outdoor storage or refuse disposal areas are screened from public view.

Lot Size (For Subdivision Only)

All Precincts

PC50 Land is subdivided to promote coordinated and seamless development along the street frontage and public spaces.

All Precincts

AS50.1 The size and dimensions of new lots are consistent with the intent of the Varsity Station Village Local Area Plan. AS50.2 The subdivision of new lots contributes to a connected and seamless street frontage and public realm. AS50.3 The subdivision of new lots ensures development contribute to the efficient use of land.

Road Dedications and Public Realm Works

Precincts 1, 2, 3 and 4 PC51 Development is to provide a high quality streetscape through the provision of landscaping and footpath works that are coordinated with adjacent development and consistent with the LAP area wide streetscape outcomes. Works to be provided include on-street parking, street trees, furniture, lighting and footpath pavement treatments. Equitable access design principles are incorporated in all works.

Precincts 1, 2, 3 and 4

AS51.1 The proposed roads will be subject to detailed design but are generally to be located as shown on Varsity Station Village LAP Map 27A.5 – Parks, Plazas and Public Links and dedicated as public roads. AS51.2 The characteristics of the proposed road connecting Transit Way and Coromandel Lane are as shown in Figure 6.


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AS51.3 The characteristics of the proposed road connecting Stapley Road and Station Parade are as shown in Figure 7. AS51.4 Development adjoining Scottsdale Drive and Casua Drive will provide: a) A one way service lane 9.4m wide incorporating

on-street angle parking, kerb and channelling/stormwater management and a landscaped median dividing it from the main Scottsdale Drive/ Casua Drive carriageway; and

b) A 3m wide pedestrian footpath on the south-western side of the service lane incorporating street trees for shade, furniture and lighting.

Figure 8 shows the works to be provided. AS51.5 Development adjoining Coromandel Lane will provide: a) A 1.5m wide pedestrian footpath on the southern

verge of the street; b) Kerb and channelling/stormwater management;

and c) Landscape works including street trees in the verge

(with dense buffer tree planting in the northern verge to screen the electricity sub-station).

Figure 9 shows the works to be provided. AS51.6 Development adjoining High Street will provide: a) Parallel car parking on both sides of the street; and b) Full width pedestrian footpaths within the verges on

both sides of the street incorporating a coordinated palette of paving, street furniture, signage, street lighting, street trees and public art.

Figure 10 shows the works to be provided. AS51.7 Development adjoining Station Parade will provide: a) Full width pedestrian footpaths within the verges on

both sides of the street incorporating a coordinated palette of paving, street furniture, signage, street lighting; and street trees.

Figure 11 shows the works to be provided. AS51.8 Development adjoining Stapley Road will provide: a) A full width pedestrian footpath within the north

western side of the street incorporating a coordinated palette of paving, street furniture, signage, street lighting and street trees.

Figure 12 shows the works to be provided. AS51.9 Development adjoining Transit Way will provide: a) A full width pedestrian footpath within the verges

on both sides of the street incorporating a coordinated palette of paving, street furniture, signage, street lighting and street trees.

Figure 13 shows the works to be provided.

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Figure 6: Road Plan and Section (Transit Way to Coromandel Lane)


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Figure 7: Road Plan and Section (Stapley Road to Station Parade)

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Figure 8: Road Plan and Section (Scottsdale Drive Service Road)


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Figure 9: Road Plan and Section (Coromandel Lane)

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Figure 10: Road Plan and Section (High Street)


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Figure 11: Road Plan and Section (Station Parade)

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Figure 12: Road Plan and Section (Stapley Road)


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Figure 13: Road Plan and Section (Transit Way)

LOCAL AREA PLAN BOUNDARY


Map Revision: 2Last Edited: 29 Oct 2009

SC: 324775

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metresmetresmetresmetresmetresmetresmetresmetresmetres

Varsity Lakes Train Station

Varsity Station Village - LAP Map 27A.1 - Boundary

Legend

©Gold Coast City Council 2010 or ©The State of Queensland (Department of Environment andResourceManagement) 2010. No warranty givenin relation to the data (including accuracy,eliability, completeness or suitability) and noliability accepted (including without limitation,liability in negligence) for any loss, damage orcosts (including consequential damage) relatingto any use of the data. Data must not be used for direct marketing or be used in breach of the privacy laws.

Draft for Public Notification

Map Revision: 4Last Edited: 9 Apr 2010

SC: 372499

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Varsity Station Village - LAP Map 27A.2 - Precincts



Legend

STATION CORRIDOR

STATION PLAZA

BUSINESS QUARTER

SOUTH END

MIXED USE RESIDENTIAL

MID TOWN

NORTHERN QUARTER

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Map Revision: 4Last Edited: 9 Apr 2010

SC: 372499

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Varsity Station Village - LAP Map 27A.3 - Building Height



Legend

MINIMUM 2 STOREYS TO MAXIMUM 4 STOREYS





KEY FOCAL POINTS MAXIMUM 12 STOREYS

2 - 42 - 42 - 42 - 42 - 42 - 42 - 42 - 42 - 4

3 - 43 - 43 - 43 - 43 - 43 - 43 - 43 - 43 - 4

4 - 64 - 64 - 64 - 64 - 64 - 64 - 64 - 64 - 6

5 - 65 - 65 - 65 - 65 - 65 - 65 - 65 - 65 - 6

6 - 86 - 86 - 86 - 86 - 86 - 86 - 86 - 86 - 8

Map Revision: 5Last Edited: 23 April 2010

SC: 372499

RD4 - RD5RD4 - RD5RD4 - RD5RD4 - RD5RD4 - RD5RD4 - RD5RD4 - RD5RD4 - RD5RD4 - RD5

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Varsity Station Village - LAP Map 27A.4 - Residential Density

Legend

MINIMUM ONE BEDROOM PER 50m² OF NET SITE AREA(up to 200 bedrooms per net hectare)MAXIMUM ONE BEDROOM PER 33m² OF NET SITE AREA(up to 300 bedrooms per net hectare)

MINIMUM ONE BEDROOM PER 25m² OF NET SITE AREA(up to 400 bedrooms per net hectare)MAXIMUM ONE BEDROOM PER 13m² OF NET SITE AREA(up to 769 bedrooms per net hectare)

MINIMUM 50 DWELLINGS PER NET HECTARE(One dwelling per 200m² of net site area)MAXIMUM ONE BEDROOM PER 50m² OF NET SITE AREA(up to 200 bedrooms per net hectare)







SC: 372499

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VILLAGEVILLAGEVILLAGEVILLAGEVILLAGEVILLAGEVILLAGEVILLAGEVILLAGESQUARESQUARESQUARESQUARESQUARESQUARESQUARESQUARESQUARE

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STATIONSTATIONSTATIONSTATIONSTATIONSTATIONSTATIONSTATIONSTATIONPLAZAPLAZAPLAZAPLAZAPLAZAPLAZAPLAZAPLAZAPLAZA

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Varsity Station Village - LAP Map 27A.5 - Parks, Plazas and Public Links

Legend

PUBLIC PLAZA (Dedicated as Road Reserve)

PUBLICLY ACCESSIBLE OPEN SPACE(where stormwater management objectivesare also achieved)

PUBLIC PEDESTRIAN LINKS

PROPOSED ROADS(Indicative location)

GATEWAY

KEY VIEWS



Map Revision: 5Last Edited: 10 May 2010

SC: 372499

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Varsity Station Village - LAP Map 27A.6 - Indicative Access and Mobility Network

Legend

PUBLIC PEDESTRIAN LINKS

SITE ACCESS POINTSPOSSIBLE FUTUREPEDESTRIAN LINK




SC: 372499

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Varsity Station Village Local Area Plan – Consequential Amendments 1 of 4

Varsity Station Village Local Area Plan – Consequential Amendments

1.1 Contents

Proposed Amendments to Contents – Volume 1 are as follows (underline indicates proposed new text, strikethrough indicates proposed deletion).

Reference Proposed Amendment Explanation and Justification Part 6, Division 2, Local Area Plans

Insert:

Chapter 27A: Varsity Station Village

Insert Varsity Station Village as a new LAP in alphabetical order.

1.2 Part 2, Division 1, Desired Environmental Outcomes (DEOs)

The DEOs that are specifically relevant for Varsity Station Village include:

DEO Econ.2 – with reference to opportunities that support better integration of residential and business activity through mixed use development in Activity Centres;

DEO Econ.3 – with reference to a viable system of Activity Centres providing locations for the consolidation of business activity facilitating an efficient urban form. Particularly relevant is the specific planning objective to discourage incompatible development in centres and precluding development of competing new centres that would erode the catchments of centres within the preferred Activity Centre System;

DEO Soc.2 – with reference to maximising community interaction and accessibility from residential areas to community facilities and places of employment in Activity Centres;

DEO Soc.3 – with reference to diverse housing choice and affordable housing and promoting equity in access to goods and services; and

The following amendments are recommended to acknowledge the contribution the Varsity Station Village LAP makes towards the achievement of the relevant DEOs (underline indicates proposed new text, strikethrough indicates proposed deletion):

Desired Environmental Outcome

Proposed Amendment Explanation and Justification

DEO Econ.2

Chapter 3, Section 2.3, second paragraph, second dot point

Insert ‘Varsity Station Village’ before ‘West Burleigh’ into the list of relevant LAPs that contribute to achieving the DEO.

Varsity Station Village LAP is an urban centre progressing the principles of transit oriented development. High amenity mixed use development is central to the integration of home and workplace that this DEO seeks to achieve.

DEO Econ.3


Insert ‘Varsity Station Village’ after ‘The Spit (Gold Coast Harbour)’ into the list of relevant LAPs that contribute to achieving the DEO.

The amendment is needed to acknowledge that Varsity Station Village is consistent with the City’s preferred Activity Centre System.

DEO Soc.2

Chapter 4, Section 2.3, first paragraph, third dot point

Insert ‘Varsity Station Village’ before ‘West Burleigh’ into the list of relevant LAPs that contribute to achieving the DEO.

Varsity Station Village LAP seeks to support an integrated high density living and working urban centre based on transit oriented development principles taking advantage of access to and use of Varsity Station. In addition the LAP has a focus on public realm outcomes as key areas for pedestrian access and social interaction. These outcomes directly support the DEO.

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Desired Environmental Outcome

Proposed Amendment Explanation and Justification

DEO Soc.3


Insert ‘Varsity Station Village’ into the list of relevant LAPs that contribute to achieving the DEO as follows:

Delete:

Beenleigh Town Centre, Broadbeach, Burleigh, Chevron Island, Coolangatta, Coomera, Helensvale Town Centre, Hope Island, Mudgeeraba Village, Nerang, Palm Beach, Paradise Point, Robina, Southport and Surfers Paradise LAPs; and

Insert:

Beenleigh Town Centre, Broadbeach, Burleigh, Chevron Island, Coolangatta, Coomera,

Helensvale Town Centre, Hope Island, Mudgeeraba Village, Nerang, Palm Beach, Paradise

Point, Robina, Southport, Surfers Paradise and Varsity Station Village LAPs; and

Housing diversity and affordability are key outcomes for residential development in the LAP to ensure equity and maximise the advantage of proximity to Varsity Station and facilities, services and employment provided by development in the LAP.

1.3 Part 6, Division 1, Introduction to Local Area Plans

Proposed Amendments to Part 6, Division 1 are as follows (underline indicates proposed new text, strikethrough indicates proposed deletion).

Reference Proposed Amendment Explanation and Justification

Chapter 1 Evolution of Local Areas Plans, Section 4.0 Evolution of Local Areas Plans from the Domains and Land Use Themes, Table 1 to Clause 4.0

Insert Varsity Station Village (in alphabetical order after ‘Uplands Drive and Woodlands Way’) into the list of LAPs as follows:

Name of LAP Part 3 Division 3 Chapter No.

Directly Relevant Land Use Theme

Varsity Station Village

7 Urban Residential

To acknowledge the relationship of the LAP with the relevant Land Use Themes.

Chapter 1 Evolution of Local Areas Plans, Section 4.0 Evolution of Local Areas Plans from the Domains and Land Use Themes, Table 2 to Clause 4.0

Insert Varsity Station Village (in alphabetical order after ‘Uplands Drive and Woodlands Way’) into the list of LAPs as follows:

Name of LAP Part 5 Division 2 Chapter No.

Directly Relevant Domains

Varsity Station Village

5 Residential Choice

7 Integrated Business

9 Fringe Business

11 Industry 2

14 Community Purposes

17 Public Open Space

To acknowledge the relationship of the LAP with the Domains

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1.4 Part 6, Division 2, Local Area Plans

Proposed Amendments to Part 6, Division 2 are as follows:

Reference Proposed Amendment Explanation and Justification Chapter 27A Insert:

Chapter 27A: Varsity Station Village

To insert Varsity Station Village LAP in alphabetical order as Chapter 27A.

1.5 Part 7, Division 1, Introduction to Codes

Reference Proposed Amendment Explanation and Justification Chapter 1, Division 1, Section 2.0 Replace the reference to 29 LAP

Place Codes with 30 LAP Place Codes, and the reference to 47 Place Codes in Figure 1 with 48 Place Codes

To reflect the addition of a new Place Code to the Planning Scheme.

1.6 Part 9, Divisions 1-8, List of Planning Scheme Maps

Proposed Amendments to Part 9, Divisions 1-9 are as follows (underline indicates proposed new text, strikethrough indicates proposed deletion).

Reference Proposed Amendment Explanation and Justification

Section 6.0 Local Area Plan Maps

Insert after LAP Map 27.2:

Map Number Map Name

LAP Map 27A.1 Varsity Station Village LAP - Boundary

LAP Map 27A.2 Varsity Station Village LAP - Precincts

LAP Map 27A.3 Varsity Station Village LAP – Building Height

LAP Map 27A.4 Varsity Station Village LAP – Residential Density

LAP Map 27A.5 Varsity Station Village LAP – Parks, Plazas and Public Links

LAP Map 27A.6 Varsity Station Village LAP – Indicative Access & Mobility Network

To insert the list of maps for the Varsity Station Village LAP.

1.7 Planning Scheme Maps

Proposed amendments to the Planning Scheme maps are as follows.

Reference Proposed Amendment Explanation and Justification Context Maps

CM-3: Location of Local Area Plans Show the Varsity Station Village LAP area on the map as number 27A. Identify the Varsity Station Village LAP as number 27A in the legend (in alphabetical order).

To identify the Varsity Station Village LAP in context with the other LAPs in Gold Coast City.

Planning Strategy Maps

PS6: Tourism Strategy Identify the new Varsity Lakes Station as a ‘railway station’ using the relevant icon in the legend.

To identify there is a railway station at Varsity Station Village which is the anchor for the Village and the basis on which the principles of transit oriented development are progressed in the LAP.

PS8: Public Transport System Change the ‘Possible Railway Station’ at Reedy Creek to ‘Existing Railway Station’ and rename as ‘Varsity Lakes’.

Change the ‘Proposed Heavy Rail Corridor’ between Robina and Varsity Lakes to ‘Existing Railway’

To acknowledge the proposed public transport facilities that underpin the outcomes for the Varsity Station Village LAP.

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Reference Proposed Amendment Explanation and Justification PS9: Cycling Network Identify Varsity Station as one of

the ‘Rail Stations’ using the corresponding icon in the legend.

To identify the location of the Varsity Lakes Station on the Cycling Network Map.

Overlay Maps

Overlay Map OM4-14: Residential Density (areas outside LAPs)

Include the Varsity Station Village LAP area on the map in the ‘Refer to Local Area Plan for Residential Density’ designation.

To identify that the Varsity Station Village LAP area is not subject to the Residential Density provisions outside the LAPs in the Planning Scheme.

Overlay Map OM6-5: Maximum Building Height (areas outside LAPs)

Include the Varsity Station Village LAP area on the map in the ‘Refer to Local Area Plan Maximum Building Height’ designation.

To identify that the Varsity Station Village LAP area is not subject to the Maximum Building Height provisions outside the LAPs in the Planning Scheme.

Domain Maps

Domain Map – Stephens Swamp Change the Varsity Station Village LAP area from ‘Industry 1’ to ‘Local Area Plan’ using the appropriate orange colour in the legend.

To identify Varsity Station Village is an LAP that is not subject to the provisions of the Industry 1 Domain.

Gold Coast City CouncilPO Box 5042 Gold Coast MC Qld 9729 Australia Email: [email protected] Web: goldcoastcity.com.au

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