Loganlea Neighbourhood Plan Planning Report October 2011 Final Excluding Appendices

Loganlea Neighbourhood Plan

October 2011


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Disclaimer

Whilst every care has been taken in preparing this

document, Logan City Council (LCC) does not make

any representation to any party and will not accept

responsibility or liability to any person or corporation

seeking to rely on any information, advice or opinion

provided in this report or otherwise given in any manner

by the offi cers, employees or agents of LCC for any loss

or damage of whatever nature suffered by any such

person or corporation.

Copyright

The information contained in this document may only be

used with the explicit written consent of LCC and then

only in whole and not in part and without modifi cation.

Any entity that wishes to copy the document must submit

a written request to LCC. Requests should be addressed

to the Manager of Strategy & Planning, Logan City

Council.

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1. EXECUTIVE SUMMARY 5

2. INTRODUCTION 6

2.1 Plan Structure 6

3. BACKGROUND 8

4. SITE & SURROUNDS 10

4.1 Study Area 10

4.2 Existing Land Uses 11

4.3 Exisitng Road Network 12

4.4 Existing Public Transport 13

4.5 Existing Pedestrian and Cycle Networks 14

4.6 Existing Landscape and Environment 15

4.7 Existing Community Facilities 16

4.8 Exisiting Open Space, Park and Stormwater 18

4.8.1 Park Management 18

4.8.2 Stormwater Catchment Management 19

4.8.3 Water Cycle Infrastructure 20

5. PLANNING FRAMEWORK 21

5.1 South East Queensland Regional Plan 2009-2031 21

5.2 Logan Planning Scheme 2006 22

5.3 City Wide Planning 24

5.4 Priority Infrastructure Planning 25

6. VISION AND PRINCIPLES 26

6.1 Vision 26

6.2 Principles 26

7. THE PLAN 28

7.1 Illustrated Master Plan 28

7.2 Land Use and Built Form 30

7.2.1 Mixed Use Precinct 34

7.2.2 Residential (High Density) Precinct 36

7.2.3 Residential (Medium Density - Core) Precinct 38

Table of Contents

7.2.4 Residential (Medium Density - Frame) &

Residential (Medium Density - Edge) Precinct 39

7.2.5 Residential (Low Density) Precinct 41

7.2.6 Open Space and Community Precinct 42

7.3 Transport and Movement 44

7.3.1 Traffi c and Parking 44

7.3.2 Public Transport 47

7.3.3 Pedestrian and Cycle Network 48

7.4 Infrastructure 50

7.4.1 Park Planning 52

7.4.2 Stormwater Planning 54

7.4.3 Environmental Corridor 56

8. IMPLEMENTATION 58

8.1 Integration - New Logan Planning Scheme and Future Development 58

8.2 Infrastructure 58

BIBLIOGRAPHY 60

Appendix 1: Humphries Reynolds Perkins - Logan Infi ll Studies (Extract) A1

Appendix 2: Explanatory notes to Table 2 A2

Appendix 3: Halcrow - Loganlea Traffi c and Parking Study A3

Appendix 4: EnGenY - Station Road Infi ll Study - Stormwater Infrastructure A4

Appendix 5: AECOM - Peer Review of Valencia Street Detention Basin A5

Appendix 6: Bitzios Consulting - Logan Infi ll Study Station Road Precinct

Site Appraisal A6

Appendix 7: Cardno Lawson Treloar - Logan Infi ll Planning Study

Hydraulic Report (Extract) A7


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Table 1 Existing Land Use Planning Scheme Zones 22

Table 2 Precinct Land Use Characteristics 32

Table 3 Residential Density Scenarios 33

Figures Tables

Figure 1 Context Plan 7

Figure 2 Neighbourhood Plan Planning Process 9

Figure 3 Study Area Plan 10

Figure 4 Existing Zone Plan 11

Figure 5 Existing Road Network Plan 12

Figure 6 Existing Public Transport Plan 13

Figure 7 Existing Cycle Network Plan 14

Figure 8 Existing Community Facilities Plan 17

Figure 9 Existing Park Plan 18

Figure 10 Existing Stormwater Infrastructure Plan 19

Figure 11 Stormwater Catchment Area Plan 20

Figure 12 Regional Context Plan 21

Figure 13 Flood Overlay Plan 23

Figure 14 City Wide Plan 24

Figure 15 Illustrated Master Plan 29

Figure 16 Consolidated Land Use Plan 30

Figure 17 Height Plan 31

Figure 18 Proposed Traffi c Plan 45

Figure 19 Proposed Public Transport Plan 47

Figure 20 Proposed Pedestrian and Cycle Network Plan 49

Figure 21 Proposed Open Space, Park and Stormwater Plan 53

Figure 22 Implementation Plan 59

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1. Executive Summary

The Loganlea Neighbourhood Plan (the plan) provides a

framework for the development of Loganlea over the next

20 years. The plan area was identifi ed to accommodate

some of Logan’s future projected population growth

due to its prime location within Logan and its access to

a wide range of services and facilities. It is envisaged

that the plan will provide a residential base to support

the development of Meadowbrook as a future Health,

Education and Technology Employment Opportunity Area.

As part of Council’s commitment to meet the housing

targets set out in the South East Queensland Regional

Plan 2009-2031 (SEQRP 2009-2031), the area is

expected to accommodate an ultimate population of

approximately 5,730 people. Therefore, it is important

that the Loganlea community benefi ts from a well-planned

approach to managing the City’s growth.

The vision for the plan captures the needs and future

aspirations for the area and has been used to guide the

development of the plan. Council’s vision for the plan is:

“a well planned, high amenity, residential

community that assists in accommodating Logan’s

growing population and maximises access to

public transport, health services, and employment

and training opportunities.”

The plan proposes a pattern of residential uses

and densities that respond to the locality. Higher

density residential areas are located in areas of good

public transport accessibility and in proximity to the

Meadowbrook centre. The plan also gives guidance for

the desired future built form and identifi es the locations of

key infrastructure.

Future infrastructure identifi ed in the plan includes new

local parks, stormwater treatment areas and wetlands,

and an environmental corridor along the Logan River. The

new Logan Planning Scheme will refl ect the infrastructure,

land use and built form aspects of the plan. Once the

new Logan Planning Scheme has been adopted, the

zoning and development controls over properties within

the plan area will change to refl ect the endorsed plan.


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2. Introduction

The Loganlea Neighbourhood Plan (the plan) provides a

spatial framework for the development of Loganlea over

the next 20 years. The planning process adopted by

Logan City Council is a non-statutory planning exercise

carried out to inform the new Logan Planning Scheme

and the city’s residents. Once endorsed by Council, it will

be incorporated into the new Logan Planning Scheme.

The plan area was identifi ed to accommodate

some of Logan’s future population growth due to its

locational advantages and access to a wide range of

regional services and facilities. The plan area covers

approximately 68.3 hectares and lies centrally within

Logan City (Figure 1).

The plan area provides a residential base for the

development of Meadowbrook as a future Health,

Education and Technology Employment Opportunity

Area. As part of Council’s commitment to meet the

housing targets set out in the South East Queensland

Regional Plan 2009-2031 (SEQRP), the area is expected

to accommodate an ultimate population of approximately

5,730. It is therefore important that the Loganlea

community benefi ts from a well-planned approach to

managing the city’s growth.

The key objectives for the plan are to:

• sustainably manage Logan’s growth;

• guide the planning and development of the

Loganlea area;

• establish acceptable design standards;

• identify the land that is required for future

infrastructure; and

• manage community risks such as flooding.

2.1 Plan Structure

This plan contains the following sections:

• Background – describes the key planning

processes involved to date;

• Site and Surrounds – outlines the existing

characteristics and context of the site;

• Planning Framework – provides an overview of the

planning policy relevant to the site;

• Vision and Principles – presents the overall vision

and key overarching development principles to

guide development for the site;

• Proposed Plan – provides an illustrated masterplan

for the area and documents the application of the

principles to the plan; and

• Implementation – provides guidance on the

mechanisms and actions required to implement the

plan.

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Figure 1 Context Plan


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3. Background

Logan City and South East Queensland are expected

to experience signifi cant population growth over the

next 20 years. The City of Logan currently comprises a

population of approximately 260,000 people and this is

projected to grow to over 430,000 people by 2031. The

SEQRP requires Logan to plan for an additional 70,000

dwellings by 2031 to accommodate Logan’s growing

population and changing demographics. At least 28,000

of these dwellings are to be constructed within existing

urban areas. Neighbourhood Planning aims to coordinate

and guide future growth in different communities across

the city, in accordance with the SEQRP. The plan has

been prepared by Council to sustainably manage and

accommodate a part of this population growth.

Why Loganlea?

The plan area was identifi ed to accommodate some of

Logan’s future population growth due to its locational

advantages and its access to a wide range of services

and facilities. Council has recognised the importance of

Loganlea as a location that enjoys convenient rail access

to Brisbane and the Gold Coast, easy access to the

Logan and Pacifi c Motorways, and proximity to the Logan

Hospital, Metropolitan South Institute of TAFE and Griffi th

University. These facilities make up the Meadowbrook

Health, Education and Technology Employment

Opportunity Area under the SEQRP and will benefi t from

additional residential uses in the immediate area.

The Planning Process

The Neighbourhood Planning process formally

commenced in May 2009, when Council resolved that

consultants be engaged to undertake local planning

exercises, investigations and feasibility analysis on areas

that have potential to facilitate increased population

densities. Several areas were identifi ed for further

investigation to establish the viability and capability of

greater intensifi cation. Loganlea was one of these areas.

As a result of the above resolution, SGS Economics &

Planning was commissioned to undertake an economic

feasibility assessment to broadly assess the viability

associated with increasing densities in nominated sites

within Logan. Humphrey Reynolds Perkins together with

BDA Architecture, Cardno and Bitzios Consulting were

also commissioned by Council to investigate several

selected areas to determine appropriate future land use

plans.

In October 2009, Council resolved to further progress

work on the plan, particularly in relation to parks,

stormwater and road demands. EnGenY was

subsequently commissioned to develop stormwater

quality and quantity infrastructure plans. Matters relating

to parks and roads were analysed by the relevant Council

branches.

In December 2010, Council resolved to endorse the

plan in-principle for the purpose of targeted community

engagement and to inform the drafting of the new Logan

Planning Scheme.

Public consultation for the draft plan was undertaken

from 14 March 2011 to 13 May 2011. A total of

75 submissions were received. In order to address

submitters’ concerns, Halcrow was commissioned

to undertake a Traffi c and Parking Analysis, and a

peer review of the location of proposed stormwater

infrastructure was conducted by AECOM. The results of

these technical studies, and the feedback received from

the community, were used to amend the draft plan and

prepare this planning report.

A separate submissions report has been prepared which

provides summaries of the submissions received, and

how Council responded to these submissions. The

Loganlea Neighbourhood Plan Submissions Report can

be accessed on Council’s website (www.logan.qld.gov.

au). For further information, please contact Council on

3412 3412.

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Initial

Technical

Studies

Incorporation

into the new

Logan Planning

Scheme

Endorsed Plan

Consider Public

Submissions

and Further

Technical

Studies

ConsultationDraft Plan

Figure 2 Neighbourhood Plan Planning Process


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4. SITE & SURROUNDS

4.1 Study Area

Loganlea is located approximately 30 minutes from the

Brisbane CBD and 35 minutes from the Gold Coast

(Figure 3). The plan area covers approximately 68.3

hectares and lies centrally within Logan City. The area is

bisected by Loganlea Road and the northern boundary

is defi ned by the railway line. The Meadowbrook Health,

Education and Technology Employment Opportunity Area,

which contains the Logan Hospital, Metropolitan South

Institute of TAFE and Griffi th University, is located to the

north of the plan area. Loganlea State High School and the

riverfront parkland and sporting venues at Noffke Park are

located east of the plan area.

Figure 3 Study Area Plan

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4.2 Existing Land Uses

The Loganlea area is characterised by detached housing

on small lots typically 800m2 in size. There are currently

490 dwellings within the plan area and approximately

1,300 people. Residential dwellings are generally one to

two storeys in height and built over the last fi ve decades.

Attached housing development is generally limited to a

recent development on Station Road. A small convenience

centre also exists on Station Road. Figure 4 illustrates the

existing zones in the plan area. The land uses are generally

refl ective of these zones.

Figure 4 Existing Zone Plan


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4.3 Existing Road Network

The plan area has a good supporting road network with

connections to the Logan Motorway via Loganlea Road

(North) and Station Road/Kingston Road (West). There

are also road connections to the Pacifi c Motorway

(Brisbane) via Loganlea Road and south-west (Beenleigh)

via Loganlea Road/Kingston Road. The internal road

network predominately consists of through roads,

however, there are a number of cul-de-sacs in the

western precinct that reduce east-west connectivity.

Station Road is a two lane undivided road under Council

jurisdiction. This road provides a key east-west link

between Loganlea Road and Kingston Road, while

also providing a public transport (bus) route for services

accessing the railway station, hospital and TAFE. Most

parts of Station Road have shared parking and cycle

lanes on both sides; however, on-street parking is

restricted on the northern side of Station Road to the

east of Haig Road. Loganlea Road is a four lane urban

arterial road under Council management. Its confi guration

consists of two traffi c lanes in each direction divided by

a narrow landscaped median, carrying approximately

18,000 vehicles per day. Station, Haig, Webb and

Monash Roads are major urban collectors, which provide

a local traffi c access and distribution function for the plan

area. Access to Loganlea Road occurs via a ‘clover-leaf’

style interchange using the Station Road underpass with

Carnival and Bernice Streets looping onto Loganlea Road,

thereby providing a left-in, left-out confi guration. A similar

access confi guration occurs on the northern side of the

rail line. The existing road network is shown in Figure 5. Figure 5 Existing Road Network Plan

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4.4 Existing Public Transport

Public transport for the plan area is centred on the

Loganlea Railway Station. The Station has frequent

services and offers express connections to the Brisbane

CBD, Gold Coast and the Brisbane International

Airport. As such, it is an important asset for the area

and provides a basis for the location of higher residential

density opportunities in the area. This area is also well

served by scheduled Translink buses (routes 560, 556,

562) operating along Station and Loganlea Roads,

connecting the study area to the Logan Hospital, TAFE,

Griffi th University, Beenleigh, Browns Plains and the

Logan Hyperdome. Combined, these bus routes provide

services at half-hour intervals operating between 6am

and 7pm. Figure 6 shows the existing public transport

network for the area.

Figure 6 Existing Public Transport Plan


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4.5 Existing Pedestrian and Cycle Networks

The pedestrian and cycle connections through the plan

area are limited due to the constraints of the rail line,

Loganlea Road and the Logan River. These factors make

the provision of good pedestrian connectivity through

the locality, particularly in the east west direction across

Loganlea Road, a challenge. Figure 7 shows the existing

cycle network.

Key pedestrian linkages mirror the road access

confi gurations, with Station, Carnival and Bernice Streets

used to access the Loganlea Road Bridge over the rail

line. Formed pedestrian pathways are provided on the

western side of Loganlea Road, and over the bridge.

The Loganlea Railway Station provides additional

pedestrian links over the rail line. The only connection

across Loganlea Road within the study area is in the form

of an underpass on Station Road. Although functional,

these pedestrian links lack amenity.

Another key existing pedestrian and cycling route is

located across the northern side of the railway line along

Armstrong Road to access Logan Hospital and the TAFE.

The Slacks Creek Cycle Route runs north-south along

Loganlea Road (shared pedestrian/bikeway) from Slacks

Creek to Waterford West via the hospital and Griffi th

University. Station Road also provides an east-west on-

road cycle route between Beenleigh-Kingston Road and

Loganlea Road. Figure 7 Existing Cycle Network Plan

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4.6 Existing Landscape and Environment

The plan area is generally fl at with shallow sloping

portions limited to Carnival Street and areas in the eastern

portions of the site. The majority of the plan area does

not contain any areas of environmental signifi cance as it is

almost entirely developed as a residential neighbourhood.

The Logan River, which adjoins the plan area boundary,

is an underutilised asset of the community. This is mainly

due to limited public access as riverfront land is in private

ownership. Safe access to the Logan River is also

hindered by the steep grades of the riverbank.


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4.7 Existing Community Facilities

The plan area currently contains the following community

facilities:

• Loganlea Guides; and

• Logan Artists Workshop Space.

In the broader area there are several other facilities

including community centres, general community spaces,

the Marsden Library, museums, a performing arts venue,

and an aquatic centre (Figure 8). There is also a number

of privately owned general community spaces in this area

that provide community uses. Other facilities that service

this area include the Logan Central Library, Logan Art

Gallery and Logan Entertainment Centre.

Loganlea State High School and Waterford West State

School have recently received funding from the Building

the Education Revolution Program to improve facilities

that are intended to be accessible by the community.

The catchment for future district community facilities in

the Meadowbrook Health, Education and Technology

Employment Opportunity Area also services the plan area.

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Figure 8 Existing Community Facilities Plan


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4.8 Existing Open Space, Park and Stormwater

4.8.1 Park Management

Currently, there is a limited number of small scale parks

that complement existing recreation park areas within

the plan area including O’Malley, Surman and Coral

Parks (Figure 9). O’Malley Park is leased by the Girl

Guides Association and approximately 4,000m² of the

park area is publicly accessible. Surman Park (2,200m²)

and Coral Park (3,800m²) are undersized local recreation

facilities. These smaller parks are intended to service

local residents within a short walking distance. Local

parks are generally suitable for a limited range of low

key recreational uses, however the existing facilities

do not meet the desired standards of service for local

recreation parks. Kraatz Park and Coral Street L122 are

constrained parks suitable for stormwater infrastructure

management. Coral Street L122 is Council owned land

that accommodates a sewerage pump station and Kraatz

Park is Crown Reserve for Parks and Recreation.

Noffke and Riverdale Parks are high quality sporting and

recreational areas located to the east of the railway line

adjacent to Loganlea State High School. Riverdale Park

is an extensive Metropolitan Recreation Park of

33 hectares. Noffke Park is a District Sports Park of

seven hectares. Sturdee Park is a District Recreation

Park of 5.3 hectares that is located to the west of the plan

area (Figure 9). These are large park facilities that cater

for larger groups of users which are capable of serving the

plan area. The smaller parks located outside of the plan

area, such as Packet and Haig Parks, will provide little if

any service provision to the plan area. Figure 9: Existing Park Plan

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4.8.2 Stormwater Catchment Management

The plan area is serviced by an existing stormwater

network primarily comprised of stormwater pits, pipes and

overland fl ow paths. The topography of the plan area and

the existing stormwater network dictate that stormwater

falling on the north-eastern and north-western portions

of the catchment discharges north from the plan area

and ultimately fl ows to Scrubby Creek, whilst the south-

eastern, south-western and central portions discharge

to the Logan River. The existing stormwater network

in the plan area is shown in Figure 10. The plan area is

subsequently infl uenced by fi ve stormwater catchment

areas as shown in Figure 11 (overleaf).

Stormwater drainage for the plan area has several infl ow

and outfl ow points. For the south-western area, the

stormwater fl ow discharges to an open channel system

near Coral Street, which then returns into the plan area

to pass under Loganlea Road, before discharging to the

Logan River. Drainage south-east of Loganlea Road

also discharges to this open channel system from Isabel

Street, prior to the confl uence with the Logan River. For

the central plan area, piped fl ow from Bernice Street,

piped and overland fl ow from Carnival Street as well as

piped fl ow along Loganlea Road are discharged to the

open channel system which drains to the Logan River.

The overland fl ow from Bernice Street, Valencia Street,

Station Road and Loganlea Road discharges northwards

under the railway line to an open channel that drains to

Scrubby Creek.

Figure 10 Existing Stormwater Infrastructure Plan


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Figure 11 Stormwater Catchment Area Plan

Any increases in stormwater fl ows that result from

development must generally be mitigated to ensure no-

worsening for stormwater quality and quantity beyond

the boundary for the plan area. Typically, mitigation of

stormwater fl ow increases is achieved through the use of

detention storages and quality treatment mechanisms to

ensure that future stormwater is managed and to avoid

impacts to downstream stormwater drainage systems.

4.8.3 Water Cycle Infrastructure

The plan area is located in the Marsden water supply

catchment and is currently serviced by the Illaweena

Street Reservoirs via an existing 300mm diameter trunk

water main on Haig Road and a network of smaller trunk

and reticulation mains.

In terms of sewerage infrastructure, the plan area is part

of the catchment for the Loganholme Water Pollution

Control Centre (WPCC). The sewerage trunk infrastructure

servicing the immediate area includes a pump station

and rising main that also receives fl ow from twin 450mm

diameter gravity trunk sewers to the south. The rising

main discharges into a trunk gravity network to the north

that ultimately discharges into the Alfred Street pump

station and in turn the trunk network through to the

Loganholme WPCC.

Technical studies have identifi ed that current water and

sewerage infrastructure in the area will be able to manage

the additional demand generated by increased densities

and upgrading will not be required (Appendix 1).

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5. Planning Framework

5.1 South East Queensland Regional Plan 2009-2031

The purpose of the SEQRP is to manage regional

growth and change in the most sustainable way to

protect and enhance the quality of life in the region. The

SEQRP regulates development and provides regional

planning policy. The SEQRP policies are to be refl ected

in local government planning schemes. The SEQRP

has identifi ed that a range of infi ll and redevelopment

opportunities exist in Logan City. Further, a major

challenge for Logan City Council is to ensure the orderly

planning, sequencing and delivery of infrastructure to

these areas so that best practice economic, social and

environmental outcomes can be achieved.

Under the SEQRP, an estimated 70,000 additional

dwellings are required by 2031 to accommodate Logan’s

proportion of expected regional growth, population

increase, and anticipated demographic change. It is

anticipated that 42,000 dwellings will be delivered through

greenfi eld development, and at least 28,000 additional

dwellings are to be delivered in existing urban areas.

The SEQRP has identifi ed Meadowbrook as a Health,

Education and Training Employment Opportunity Area

(Figure 12). The plan area adjoins this Employment Area

and will support Meadowbrook in providing a range of

housing choices.

Figure 12 Regional Context Plan


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5.2 Logan Planning Scheme 2006

The plan consists of two localities under the Logan

Planning Scheme 2006: the Residential Locality and the

Non-Urban and Conservation Locality. The majority of

the area is predominantly within the Residential Locality

(R250 and R600), with the Non-urban and Conservation

R250 R600 Non Urban Zone Public Open Space

Zone

Preferred Land

Uses

Multi-unit development

(town houses and

apartment buildings),

dual occupancy (duplex),

retirement villages and

accommodation buildings

(density of generally one

dwelling unit per 250m2)

Detached dwellings,

multi-unit development,

dual occupancy (duplex),

retirement villages and

accommodation buildings

(density of generally one

dwelling unit per 450m2)

Low density residential

uses to protect

and enhance the

existing and planned

character, amenity and

environmental values

Forms part of the open

space network. This zone

has an open space and

bushland amenity and

character

Maximum

Residential

Density

40 dwellings per hectare 22 dwellings per hectare One dwelling per 20

hectares

N/A

Table 1 Existing Land Use Planning Scheme Zones

Locality mainly concentrated in the fl ood affected areas in

the central and southern sections of the plan area (refer

to Figure 4 Existing Zone Plan, p. 11). A summary of the

existing Planning Scheme Zones within these localities are

shown in Table 1.

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The existing Planning Scheme Flood Overlay extends

into the plan area and the portion of the land affected by

fl ooding has limited development potential due to this

constraint (Figure 13).

Figure 13 Flood Overlay Plan


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5.3 City Wide Planning

The Loganlea Neighbourhood Plan is a part of a

broader strategy to accommodate the city’s future

growth. Council is currently undertaking, or has recently

completed, other planning studies to guide future

development in existing urban areas. These areas

include:

• Springwood

• Beenleigh

• Logan Central

• Meadowbrook

• Loganholme

• Jimboomba

• Logan Village

The city-wide strategy also includes plans to create new

cities and centres in currently undeveloped parts of the

city. These areas include:

• Park Ridge

• Greater Flagstone

• Yarrabilba

• Bahrs Scrub

Figure 14 shows the location of these areas. For further

information about any of these plans please call Council

on (07) 3412 3412, or alternatively visit Council’s website,

http://www.logan.qld.gov.au.

Figure 14 City Wide Plan

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5.4 Priority Infrastructure Planning

Council is currently developing a Priority Infrastructure

Plan (PIP). This plan will consider expected population

and employment growth and determine the infrastructure

networks needed to support this population. The

planned growth identifi ed in the plan is included in this

infrastructure planning process.

The PIP includes the following networks:

• Stormwater

• Transport infrastructure (roads)

• Park and Community infrastructure (public parks

and land for community facilities)

• Water cycle infrastructure (water supply and

sewerage).

For more information about the Priority Infrastructure Plan,

please contact Council on (07) 3412 3412.


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The vision for the Loganlea Neighbourhood Plan captures

the future aspirations and needs for the area and has been

used to guide the development of the plan. The vision

considers the area’s role as a residential base that supports

the development and growth of the Meadowbrook Health,

Education and Training Employment Opportunity Area.

The principles and supporting objectives further refi ne the

outcomes envisaged for the area and identify key elements

that will assist realising of this vision.

6.1 Vision

Council’s vision and core goal for the Loganlea

Neighbourhood Plan is to create:

“a well planned, high amenity, residential community

that assists in accommodating Logan’s growing

population and maximises access to public transport,

health services, and employment and training

opportunities.”

6.2 Principles

Principle 1 – Land Use: Create a well planned residential

community to assist in accommodating Logan’s growth, and

supporting the development of the Meadowbrook Health,

Education and Training Employment Opportunity Area.

Objectives

1.1 Increase residential development opportunities in proximity

to high frequency public transport and the Meadowbrook

Health, Education and Training Employment Area, with the

highest intensity uses clustered around Loganlea Station.

1.2 Encourage a diverse range of high quality housing options.

1.3 Allow for convenience retail and commercial services to

meet the needs of future residents of Loganlea.

1.4 Minimise the risk to people and property from fl ooding by

limiting development in fl ood affected areas.

6. VISION AND PRINCIPLES

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Principle 2 – Built Form: Ensure future development

contributes to the creation of a high quality, and high amenity,

urban character.

Objectives

2.1 Require future development to contribute to a high quality

public realm by the use of:

• appropriate building scale and mass;

• high quality, articulated, and varied building façades

and landscaping; and

• building orientation and design that ensures

development positively addresses and engages with

public spaces such as roads, paths, and parks.

2.2 Where possible, frame similar land uses with existing roads

to create distinct ‘blocks’ of development and to provide a

buffer between land uses with differing intensities.

2.3 Create a transition in the built form, from high intensity

development near the station to detached dwellings on the

edges of the study area.

2.4 Where possible, locate higher density areas to adjoin areas

of public open space and paths to maximise their use and

improve perceptions of safety through casual surveillance.

2.5 Facilitate the creation of a pedestrian focussed ‘main

street’ along Station Road in the Mixed Use Precinct.

2.6 Protect the health, safety and property of the community

from crime and anti-social behaviour through adherence to

Crime Prevention Through Environmental Design (CPTED)

principles.

2.7 Mitigate amenity impacts on existing and future dwellings

through building design which takes account of noise,

overlooking and overshadowing.

Principle 3 – Transport and Movement: Ensure the future

residential community can access work, recreation and daily

needs via variety of transport modes and with a reduced

dependency on private motor vehicles.

Objectives

3.1 Increase the number of dwellings in proximity to quality

public transport services and the Meadowbrook Health,

Education and Training Employment Area.

3.2 Improve permeability through the area for walking and

cycling by providing for new paths and areas of public

spaces.

3.3 Integrate proposed pedestrian and cycle networks with

existing and planned networks beyond the plan area.

3.4 Ensure the plan area’s road network functions at an

acceptable standard and allows for a high degree of

pedestrian amenity, particularly adjoining the future mixed

use area and Loganlea Station.

Principle 4 – Infrastructure: Provide suffi cient infrastructure

to accommodate the planned population growth in the area.

Objectives

4.1 Identify land required for the effi cient provision of future

infrastructure and protect it from development.

4.2 Provide suffi cient areas of accessible public open space

to meet the needs of the future community and to improve

the amenity of the area.

4.3 Provide the stormwater quality and quantity infrastructure

required to effi ciently manage the area’s stormwater.


28

7. PROPOSED PLAN

One of the primary goals of Logan’s neighbourhood plans

is to ensure that there is suffi cient housing to support

the city’s projected growth. The plan area provides a

residential base to support the Meadowbrook Health,

Education and Training Employment Opportunity Area. It

is anticipated that this employment area will provide the

future residents of Loganlea with walkable access to a

wide variety of services and facilities. The plan will in turn

provide a residential base to support the development of

Meadowbrook.

The plan facilitates the delivery of:

• approximately 2,490 dwellings to accommodate

some 5,730 residents;

• approximately 3,000m2 of non-residential uses,

convenience retail and commercial uses;

• 2.2ha of recreation park land;

• 3.7ha open space for stormwater management;

• a designated riverside environmental corridor; and

• new pedestrian and cycle paths through the area.

7.1 Illustrated Master Plan

The Master Plan has been developed based on the

principles and objectives described in section 6. Please

note that the building forms shown on the Master Plan are

for illustrative purposes only. Further, the plan provides a

framework for growth. Development will only occur with

the landowner’s consent. Please see section 8 for further

detail.

29


Figure 15 Illustrated Master Plan


30

7.2 Land Use and Built Form

To meet the plan’s objectives, the area has been divided

into seven precincts which establish the desired uses and

built form. These specifi c land use precincts are:

1. Mixed Use Precinct

2. Residential (High Density) Precinct

3. Residential (Medium Density - Core) Precinct

4. Residential (Medium Density - Frame) Precinct

5. Residential (Medium Density - Edge) Precinct

6. Residential (Low Density) Precinct

7. Open Space and Community Precinct

Figure 16 shows the locations of these precincts and

Figure 17 (overleaf) shows the maximum building heights

for each precinct.

Figure 16 Consolidated Land Use Plan

31


Figure 17 Height Plan


32

Table 2 provides a summary of the key land use

characteristics for each precinct.

Precinct Name Primary Uses Plot Ratio Dwellings per

hectare

Equivalent

Queensland

Planning Provision

Zone

Maximum

Building

Height

Mixed Use Apartments

Small scale retail,

commercial uses,

restaurants and cafes

Max 2.6

Min 1.8

Max 200

Min 141

Apartment Residential 6 Storeys

Residential (High

Density)

Apartments Max 2.6

Min 1.8

Max 200

Min 141


Residential (Medium

Density - Core)

Medium rise apartments

Townhouses

Max 1.8

Min 0.8

Max 140

Min 66


Residential (Medium

Density - Frame)

Low rise units

Townhouses

Max 0.8

Min 0.5

Max 65

Min 41

Residential Choice 3 Storeys

Residential (Medium

Density - Edge)

Townhouses

Duplexes

Small lot housing

Max 0.5

Min 0.28

Max 40

Min 21


Residential (Low

Density)

Detached housing Max 0.28

Min 0

Max 21

Min 0

Residential Living 2 Storeys

Open and Community

Space

Park

Community uses

Stormwater management

N/A N /A Recreation / Other 2 Storeys

Table 2 Precinct Land Use Characteristics

Please see Appendix 2 for explanatory notes to Table 2

33


The ultimate number of dwellings and population for the

study area are shown in Table 3. The table illustrates

three development scenarios:

• High: development occurs at the maximum

allowable density

• Medium: development occurs at the average

density for each precinct

• Low: development occurs at the minimum density

Please note that these fi gures assume all land within the study area is developed in accordance with the densities

described in the previous table.

Precinct Scenario

Low Medium High

Dwellings Population Dwellings Population Dwellings Population

Mixed Use 92 212 111 256 131 301

Residential (High

Density)

587 1349 707 1627 832 1914

Residential (Medium

Density - Core)

533 1226 832 1914 1131 2601

Residential (Medium

Density - Frame)

429 986 554 1275 680 1563

Residential (Medium

Density - Edge)

171 394 245 563 326 751

Residential (Low

Density)

42 97 42 97 42 97

Total 1854 4264 2491 5732 3142 7227

Table 3 Residential Density Scenarios


34

7.2.1 Mixed Use Precinct

The Mixed Use Precinct is the focal point of social and

community life, activity and interaction in Loganlea. It will

provide high density residential uses, and convenience

retail and commercial services to Loganlea residents. This

area, of approximately 6,500m2, will be characterised by

mixed use development: retail and commercial uses on the

ground fl oor with residential apartments above.

The non-residential uses will provide for convenience

services to cater to the needs of local residents. As such,

they will be limited to small tenancies with a maximum

fl oor area of 200m2. Indicative uses include shops, cafes,

restaurants, and commercial uses. The total maximum

Gross Leasable Area (GLA) of non-residential uses in the

precinct will be approximately 3,000m2. The precinct has

been located to front key pedestrian routes to Loganlea

Station and to maximise access to this passing trade.

This precinct will create two key nodes: a central node

on the corner of Station Road and Carnival Street, and

an Eastern node at the entrance of the new park on the

corner of Valencia and Bernice Streets.

The Mixed Use Precinct will have a yield up to 200

dwellings per net hectare with a diverse mix of building

heights up to six storeys. To achieve this intensity of

development with an appropriate design, it may be

necessary to consolidate a number of lots. All buildings in

the precinct will directly address Station Road and have

active frontages for non-residential uses, with ground

levels providing shaded pedestrian paths. On-site parking

and servicing is to be located behind buildings or within a

basement, where appropriate.

Development in this precinct will utilise architectural

features and material palettes and feature massing that

creates a diverse and visually interesting urban form and

streetscape. Development will provide street landscaping

and design that is cohesive and contributes to a sub-

tropical character. Where possible, existing landscape

features will be retained.

35


Illustration 1 Indicative section view - Mixed Use Precinct


36

7.2.2 Residential (High Density) Precinct

This precinct’s location within easy walking distance of

Loganlea Station makes it ideal for high density residential

uses. The precinct, of approximately 41,600m2, will

primarily consist of apartment buildings which feature a

variety of unit types and sizes. It is located in proximity

to the Mixed Use Precinct. Multiple dwellings are the

preferred land use within this precinct with a yield up

to 200 dwellings per net hectare, and a diverse mix of

building heights up to six storeys. To achieve this intensity

of development with an appropriate design, it may be

necessary to consolidate a number of lots. Buildings will

be orientated to actively engage with the street and will

have a frontage which is built close to the properties’ road

boundaries. The ground level will be constructed to allow

for future conversion to non-residential uses to support

any future expansion of the area.

Development in this precinct will utilise architectural

features and material palettes and feature massing that

creates a diverse and visually interesting urban form

and streetscape. Development will also provide street

landscaping and design that is cohesive and contributes

to a sub-tropical character. Where possible, existing

landscape features will be retained.

Illustration 2 Indicative streetscape perspective of Station Road

37


Illustration 3 Indicative section view, Residential (High

Density) Precinct (left) to Residential (Medium Density -

Core) Precinct (right)


38

7.2.3 Residential (Medium Density - Core) Precinct

Also within easy walking distance of Loganlea Station,

the Residential (Medium Density - Core) Precinct allows

for a diverse mix of residential development. With a total

area of 80,786m2, uses within this precinct will range

from small to medium scale apartment buildings, to

townhouses and terrace houses. This precinct provides

for a smooth transition between the high intensity

development surrounding Loganlea station and the

medium density areas on the edges of the study area.

The medium density residential precinct comprises a

variety of multiple dwelling types including attached

dwellings, townhouses, terrace houses, fonzie fl ats and

apartments, at a yield of up to 140 dwellings per net

hectare. To achieve this intensity of development with an

appropriate design, it may be necessary to consolidate a

number of lots. This precinct will feature a diverse mix of

buildings with heights up to four storeys. Medium density

dwellings will be set close to the front boundaries and

designed in such a manner to encourage interaction with

the streetscape and facilitate casual surveillance.

Development in this precinct will feature massing that

creates a diverse and visually interesting urban form

and streetscape. Development will also provide street

landscaping and design that is cohesive and contributes

to a sub-tropical character. Where possible, existing

landscape features will be retained.

39


7.2.4 Residential (Medium Density - Frame) and Residential (Medium Density - Edge) Precincts

These medium density residential precincts comprise

a diversity of multiple dwelling types. The Residential

(Medium Density - Frame) precinct has an approximate

area of 104,500m2 and the Residential (Medium Density -

Edge) Precinct approximately 81,00m2. These precincts

are designed to primarily accommodate townhouse

development however small lot housing, terrace, duplex

and triplex development would also be suitable. Due to

its proximity to Loganlea Station, the Residential (Medium

Density - Frame) Precinct allows for slightly higher

residential densities (up to 65 dwellings per hectare) than

the Residential (Medium Density - Edge) Precinct (up

to 40 dwellings per hectare). To achieve this intensity

of development with an appropriate design, it may

be necessary to consolidate a number of lots. These

precincts continue the progression from higher intensity

uses near the station, through to the detached dwellings

that characterise the neighbourhoods adjoining the study

area. Where possible, the precincts have been located

to utilise roads as a buffer between areas of differing

intensity. Buildings in the Residential (Medium Density -

Frame) Precinct will be up to three storeys high and the

Residential (Medium Density - Edge) Precinct will allow for

two storey buildings. Both precincts will feature building

design which orientates towards, and engages with, the

street. Development will provide street landscaping and

design that is cohesive and contributes a sub-tropical

character. Where possible, existing landscape features

will be retained.

Illustration 4 Indicative section view, Residential (Medium

Density-Edge) Precinct (left) to Residential (Medium

Density-Frame) Precinct (right)


40

41


7.2.5 Residential (Low Density) Precinct

This low density residential precinct comprises a mix of

predominately dwelling houses (including traditional and

small lot housing) at a yield of up to 21 dwellings per

hectare with building heights of up to two storeys. The

scale and built form must be compatible with the evolving

character and all developments must be orientated to

the street to facilitate casual surveillance. The properties

in this precinct are generally fl ood affected. As such,

any development will need to comply with the fl ooding

provisions of the Logan Planning Scheme. It is unlikely

that the fl ood constrained area will experience signifi cant

changes from the existing uses.


42

7.2.6 Open Space and Community Precinct

This precinct serves a supporting role to the other precincts

in the area. It contains areas of open space, community

uses, and stormwater detention and quality areas. In terms

of parks, the precinct includes a new park on the corner

of Valencia and Bernice Streets and an extended park

between Catalina, Surman and Sarah Streets. For more

information regarding these parks, please see section 7.4.1

(Park Planning) of this document. The area’s stormwater

infrastructure includes spaces for stormwater detention and

quality treatment. These spaces will consist of grassed

areas and areas landscaped using plant species suitable

for bio-fi ltration. As such, some of these areas are able to

fulfi l a dual function of stormwater treatment and usable

open space. The area on Valencia Street will provide for

stormwater detention while the area on O’Malley Street and

the wetland areas off Loganlea Road will provide detention

and quality treatments. For more information regarding these

facilities please see section 7.4.2 (Stormwater Planning) of this

document. Development which directly adjoins open space

areas and future pedestrian paths will need to be orientated

so that it directly engages with the space. This will create a

sense of activity and ownership in public spaces and facilitate

casual surveillance, improving perceptions of safety. Land

identifi ed for community uses in the plan are currently being

used by the Girl Guides in O’Malley Park and the Logan Artists

Studio and Workshop in Coral Street. Under the plan, these

areas will continue to provide local community services (refer

section 4.7 Community Facilities). The delivery of community

facilities into the future is currently being planned through the

Council’s Community Infrastructure Strategy. Illustration 5 Indicative view from a recreation park to Residential (Medium Density - Core) Precinct

43


Illustration 6 Indicative section view of the proposed recreation park at the corner of Bernice and Valencia Streets


44

7.3 Transport and Movement

7.3.1 Traffi c and Parking

Traffi c

At a city-wide level, a transport model is being undertaken

to inform Council’s new Priority Infrastructure Plan (PIP). The

transport model is based on projected city and regional

population growth fi gures which include the projected

increased population in the plan area. The transport model

assesses the impact of growth on strategic roads across the

city, including Loganlea Road, and identifi es any improvements

that may be required. Any required road upgrades are then

scheduled in the PIP for future design and development.

A traffi c and parking study was commissioned to investigate

the likely impacts of the plan on local traffi c and parking, with

the aim of identifying the specifi c road infrastructure required

to support the future population growth proposed by the

plan. The study assumed a ‘worst case’ scenario where all

properties were developed at the highest allowable densities.

The study concluded that with certain intersection upgrades,

the existing road network will be capable of supporting the

proposed population growth in the area.

The traffi c study also indicated that the previously proposed

new roads in the area will not serve a signifi cant traffi c function

and will carry low volumes of traffi c. The updated plan has

therefore replaced these roads with pedestrian paths that will

be provided as a part of future development.

In order to achieve a pedestrian friendly environment adjacent

to the Mixed Use Precinct and Loganlea Station, Council’s

transportation planners have analysed an alternative scenario

in order to avoid increased traffi c movements on Loganlea

Road between Catalina and Carnival Streets. By prioritising

the intersections as shown in Figure 18, it will be possible to

divert traffi c and avoid modifying the intersection at Station

Road/Carnival Street as shown in Appendix 3. It is estimated

that this diversion will not be required for 12 to 15 years.

The traffi c and parking study, and Council’s analysis, is

available in Appendix 3.

Parking

The traffi c and parking study for the area revealed that the

highest parking demand occurs from the spill-over parking at

the Park ‘n’ Ride facility at Loganlea Railway Station. This spill-

over parking is mostly confi ned to Station Road and Carnival

Street. Car parking facilities at the Loganlea Railway Station are

under the jurisdiction of Translink and are outside of Council’s

control.

The study indicated relatively few cars are parked on-street

throughout the remainder of the study area. This suggests that

the current parking rates, particularly for houses, are adequate.

It also identifi ed it is unlikely that the proposed increase in

intensity of land uses will result in additional demand for

parking at the Park ‘n’ Ride facility, as most local commuters

are likely to walk to the station.

Car parking rates were also reviewed as a part of the traffi c

study in order to determine the appropriate rate for on-site

parking spaces for future development. The recommended

parking rates for residential dwellings, and for retail and

commercial uses, are documented in the traffi c and parking

study in Appendix 3 and will be incorporated into the new

Planning Scheme.

45


Figure 18 Proposed Traffic Plan


46

47


7.3.2 Public Transport

High quality and reliable public transport infrastructure is

important to support the plan area and the Meadowbrook

Centre. Regular and frequent services must be available

to connect Loganlea and Meadowbrook with other

signifi cant regional destinations. It is also important for

both bus and rail stations to be interconnected to allow

for easy exchange.

The provision of public transport services is beyond

Council’s control. However, the proposed land uses in

the plan will maximise the number of households within

walking distance to Loganlea Station, thereby increasing

opportunities for public transport use. Council will

continue to work with the State Government to ensure the

area is supplied with high quality public transport services,

particularly with regard to the proposed new bus route

shown on the plan in Figure 19.

Figure 19 Proposed Public Transport Plan


48

7.3.3 Pedestrian and Cycle Network

Effective and convenient pedestrian and cycle access

within the plan area is critical to meet the objectives of

the plan. A built form which encourages pedestrians will

facilitate greater interaction, greener transportation and

healthier lifestyles. To achieve this, pedestrian and cycle

routes are to be integrated into the built form by providing

active frontages with a strong pedestrian focus. The

provision of new pedestrian and cycling links and areas

of open space will improve permeability through the area,

further encouraging active transport use.

The proposed pedestrian and cycle movement network

plan will:

• improve connectivity by utilising new parks, paths

and other areas of open space;

• provide connections to existing and planned

pedestrian networks outside the study area.

bollards torestrict throughvehicle movements

shared pedestrianpath and vehicleaccess

5m

5m

10mIllustration 7 Concept design for

the integration of a new pedestrian

connection path

49


Figure 20 Proposed Pedestrian and Cycle Network Plan

Figure 20 shows the location of the planned pedestrian

and cycle network.

Where the pedestrian and cycle network occurs on

private property, the establishment of the path will only

occur as a part of future development (i.e. Council will

not be acquiring property to provide these paths and

therefore the paths will not be developed until property

owners decide to develop their land). These paths have

generally been located along property boundaries so

that their impacts can be reasonably accommodated by

development. It is proposed that future development on

sites identifi ed with pedestrian infrastructure will need

to dedicate a part of the property for public access

(approximately 5m in width on each property to ultimately

create a 10m wide path) as a part of the development

application process. It is anticipated that housing

development will directly address these pedestrian paths

to improve amenity and safety on the paths (Illustration 7,

p. 48).

The dedication of this land should not reduce the

calculated maximum yield for the property. The length

of the path can be added to road frontages. Pedestrian

paths may be shared with vehicle access areas or

dedicated entirely to pedestrian usage. The fi nal

detailed design of the paths will be determined by future

development and be subject to approval by Council

through the development assessment process. Paths

located along existing roads will be formed along the road

as part of future development.


50

7.4 Infrastructure

To accommodate the population growth envisioned in

the plan, Council needs to ensure there will be suffi cient

infrastructure to serve the needs of the Loganlea

community. As discussed in section 5.4 of the document

(Priority Infrastructure Planning), the broad scale provision

of infrastructure such as water, roads, sewerage systems,

parks and community facilities, is being planning as a part

of Council’s PIP process. Based on the technical studies

completed as a part of the neighbourhood planning

process, it was determined that Council needs to

provide additional public open spaces such as park and

stormwater infrastructure in order to support the area’s

future growth.

Public open space is a vital element in creating a

sense of place and achieving sustainable development

outcomes by providing amenity and green space to serve

the residents of the area, and in encouraging healthy

lifestyles. To facilitate this, public open spaces need to

be of a good quality and provide amenity for recreation,

walking and cycling. Public open space caters for social

needs including recreation and promotes nature in a way

that improves the quality and vitality of urban life.

Some of the key factors considered when determining

open space for the plan include:

• providing parks to meet a diverse range of the

future local residential community’s recreational

needs while improving the overall amenity of the

locality;

• applying good design principles to offer convenient

and safe access to multi-use parks and open space

to support the wellbeing of the future community;

and

• providing stormwater infrastructure based on the

principles of Water Sensitive Urban Design (WSUD)

which integrates into the surrounding landscape

and enhances the area’s amenity.

51



52

7.4.1 Park Planning

The Logan City Park Strategy guides the delivery of parks

for Logan’s community through design and parkland

standards called Desired Standards of Service (DSS).

These standards identify the quantity, distribution, quality

and level of facility development required to support

Logan’s community. In considering the array of land

use demands for the plan area, two Local Recreation

Parks (totalling 2.2 hectares) are required to service the

forecasted population (Figure 21).

The parks are located to service both the eastern and

western sections of the study area and will become

important community focal points. Further, the location

of these two parks will ensure that recreation park

accessibility standards are met.

Recreation Parks

Surman and Coral Parks will be augmented and linked

to provide valuable recreation space for residents on

the western side of the plan area. It will improve the

walkability of the area providing links from Coral Street

to Sarah Street, and Surman Street to Catalina Street.

The consolidation of these two parks will create an

appropriately sized single park facility with improved road

frontage.

A new park is proposed at the corner of Bernice and

Valencia Streets on the eastern side of Loganlea Road.

The park will be conveniently located near the pedestrian

underpass at Station Road and the higher density

residential areas proposed adjacent to the Loganlea

Railway Station on Station Road.

Park Design

The Surman and Coral Park extension and new Local

Recreation Park on Bernice Street will ensure community

access to Local Recreation Park facilities is in accordance

with the Logan City Park Strategy’s desired standards of

service.

The parks will serve as multi-purpose open space areas

encouraging a range of users to enjoy the parks safely.

Park designs will include the placement of plantings and

hard-scapes, play equipment, park furniture and shelter.

These features will be positioned to defi ne areas within

the park to facilitate recreational activities for a range

of park users. Park design will adopt Crime Prevention

Through Environmental Design (CPTED) principles to

discourage anti-social behaviour.

An environmental park will provide access to the Logan

River. It is intended that this will be established through

future development of riverside properties in the plan area

(refer section 7.4.3 Environmental Corridor).

Illustration 8 (above) Concept plan for the recreation park

at the corner of Bernice and Valencia Streets

Illustration 9 (overleaf) Concept plan for the Surman and

Coral Park extension

53


Figure 21 Proposed Open Space, Park and Stormwater Plan


54

7.4.2 Stormwater Planning

Under existing conditions, the plan consists mostly of

residential area zone ‘Residential 600’. These areas are

typifi ed by an impervious area of between 0.3 and 0.35ha

per hectare of net developable area. Under fully developed

conditions, the impervious area will increase to a value of

0.8ha per hectare of net developable area. As a result,

stormwater fl ows and pollutant loads generated within the

plan area will increase. To manage this, trunk infrastructure

upgrades are proposed with respect to both stormwater

quantity and quality.

Stormwater Quantity

Hydrologic and hydraulic modelling was undertaken for the

plan area to determine the optimum method of managing

stormwater quantity to meet anticipated growth within the

area. Any increases in fl ows that result from development

are generally mitigated to ensure conditions beyond the

boundary of the site are not worsened. Typically, mitigation

of fl ow increases are achieved through the use of detention

storages to ensure that existing fl ows are maintained beyond

the boundary of the site to avoid impacts on the downstream

stormwater drainage system. The plan identifi es the

following trunk infrastructure upgrades with respect to

stormwater quantity:

• construction of two new detention basins

• stormwater pipe upgrades

• kerb lowering at specific locations to allow the

discharge of overland flow

Through the use of these methods, the effects of increases

in stormwater fl ows from proposed development are

mitigated.

Stormwater Quality

Stormwater quality modelling was undertaken for the

ultimate land use scenario under the plan area to quantify

increases in pollutant generation, and stormwater treatment

design measures to mitigate them. This assessment was

undertaken to develop a required footprint for regional

water quality treatment devices within the plan area. Any

increases in stormwater fl ows that result from development

must be mitigated to ensure non-worsening conditions

beyond the boundary for the plan area. Typically,

stormwater fl ow is managed by the use of detention

storage areas. Stormwater runoff will be treated by a

range of regional scale quality treatment devices prior to

discharge to the receiving waterways. As a result, the plan

identifi es the following trunk infrastructure upgrades with

respect to stormwater quality:

• construction of stormwater treatment wetlands

• construction of bio-retention systems

• implementation of scour protection at stormwater

outlets

• the use and construction of vegetated natural

channels

Through the implementation of these best management

Water Sensitive Urban Design (WSUD) practises, the plan

successfully meets the load based stormwater treatment

objectives detailed in the SEQRP.

The major stormwater management infrastructure proposed

for the plan area includes a bio-retention basin located to the

north-west on O’Malley Street extending from the existing

park for catchment one. Wetland facilities are proposed in

Kraatz Park extending south and directly opposite Loganlea

Road extending south-west to service catchment two. A

detention area to the north-east at the corner of Valencia

Street and Kraatz Avenue is required for catchment fi ve.

The location of this infrastructure is shown in Figure 21 (p.

53). Details of the proposed stormwater infrastructure plan

can be reviewed in the Station Road (Loganlea) Infi ll Study -

Stormwater Infrastructure Concept Plan (Appendix 4) and its

peer review (Appendix 5).

The proposed wetland areas will provide key ecological and

hydrological functions such as biodiversity conservation,

fl ood mitigation and water quality improvement. From a

water quantity perspective, the wetlands will conserve water

and provide a buffer against erosion, storm surges and

fl ooding by absorbing and slowly releasing stormwater. In

terms of water quality, wetlands fi lter out excess nutrients

and sediment from run off which would otherwise go into

local creeks and rivers

Another benefi t of this stormwater infrastructure design is

that it can function as usable public open space. Detention

areas can be utilised as recreation spaces while wetland and

water quality treatment areas will increase the amenity of the

area through features such as walkways and dense plantings

of native vegetation.

55


Left: Example of a multi use public open space area

combining stormwater ‘quality’ management and informal

recreation

Below: Example of a multi use public open space area

combining stormwater ‘quantity’ management and

informal recreation


56

7.4.3 Environmental Corridor

The plan presents a unique opportunity to strengthen the

environmental aspects of the Logan River. The primary

focus is to transform the land fronting the Logan River

into a green river corridor with extensive planting and

rehabilitation. This land will act as an environmental park

which, by linking with other riverfront properties outside

the study area, will have the potential to become part of a

signifi cant linear greenspace network.

It is intended that as development occurs, riverfront parts

of properties are dedicated to Council as a part of the

development assessment process. The improvements

to the land will aid in preventing further erosion of the

riverbanks as well as improving the environmental amenity

of the area. Figure 21 (p. 53) shows the location of this

corridor.

57



58

This section provides the key actions that are required

to realise the strategic outcomes for the proposed

Neighbourhood Plan. Council’s role in this process

involves:

• refl ecting the plan in the new Logan Planning

Scheme, which provides the statutory framework

for assessing and deciding future development

applications;

• refl ecting the plan in the PIP of the Logan Planning

Scheme to provide infrastructure to support the

development of the area;

• facilitating appropriate development through the

development assessment process; and

• providing infrastructure to support development in

the plan area.

8.1 Integration - New Logan Planning Scheme and Future Development

The plan is now in its fi nal stage. The next step in the

planning process is to translate the plan into planning

scheme provisions for incorporation into the new Logan

Planning Scheme. This is a statutory process that

must be undertaken in accordance with the Sustainable

Planning Act 2009 (SPA).

SPA stipulates that the new planning scheme must be

reviewed by the State Government and undergo further

community consultation before it can be adopted. Once

the new planning scheme has been adopted, the zonings

and development controls over the properties within

the Neighbourhood Plan area will change to refl ect the

endorsed Loganlea Neighborhood Plan. For further

information on the new Logan Planning Scheme, please

contact Council on (07) 3412 3412.

Development in the area will be market driven and led by

individual land owners. Development will not proceed

on a property without the landowner’s consent. Future

development will need to be in accordance with the

Logan Planning Scheme and may require a development

application to be made to Council. Development

Applications will be assessed in accordance with the SPA.

For further information about development applications,

please contact Council’s Development Assessment

Branch on (07) 3412 3412.

8.2 Infrastructure

To support future population growth in the plan area,

Council needs to provide additional park and stormwater

infrastructure. Council’s PIP will provide indicative

scheduling for future infrastructure. The PIP has been

established to coordinate the timely delivery of this

infrastructure.

Land identifi ed in the plan for future park infrastructure

is required by 2016, whereas land identifi ed for

future stormwater infrastructure is required by 2021.

Embellishments to establish these facilities will commence

in the years following their acquisition with parks to be

established by 2021, and stormwater infrastructure

to be completed by 2031 (Figure 22). Funding for the

infrastructure will primarily occur through infrastructure

contributions from development.

To provide the infrastructure required to support the

plan, Council needs to bring land into public ownership.

Council will seek to achieve agreement with landowners

and to negotiate mutually agreeable arrangements for the

purchase of property. It is recommended that landowners

contact Council on (07) 3412 3412 for further information.

8. IMPLEMENTATION

59


Figure 22 Implementation Plan


60

BIBLIOGRAPHY

AECOM. (2011). Peer Review of Valencia Street Detention Basin. Logan City Council: Logan Central.

Bitzios Consulting. (2009). Logan Infi ll Study Station Road Precinct - Site Appraisal. Logan City Council: Logan Central.

Cardno Lawson Treloar. (2009). Logan Infi ll Planning Study Hydraulic Report - Preliminary Review. Logan City Council:

Logan Central.

Council of Mayors (SEQ) and Department of Local Government and Planning. (2011). Next Generation Planning - A

handbook for planners, designers and developers in South East Queensland. The Council of Mayors (SEQ) and the State

of Queensland: Brisbane.

Department of Local Government and Planning (2009). Sustainable Planning Act 2009. Queensland Government:

Brisbane.

Department of Infrastructure and Planning (2009). South East Queensland Regional Plan 2009-2031. Queensland

Government: Brisbane.

Department of Infrastructure and Planning (2008). South East Queensland Infrastructure Plan and Program 2008-2026.

Queensland Government: Brisbane.

EnGenY. (2009). Station Road (Loganlea) Infi ll Study - Stormwater Infrastructure Concept Plan. Logan City Council:

Logan Central.

Halcrow. (2011). Traffi c Report - Loganlea Traffi c and Parking Study. Logan City Council: Logan Central.

Humphreys Reynolds Perkins. (2009). Logan Infi ll Studies. Logan City Council: Logan Central.

Logan City Council. (2011). Loganlea Neighbourhood Plan Submission Analysis & Response Report. Logan City Council:

Logan Central.

Logan City Council. (2006). Logan Planning Scheme 2006. Logan City Council: Logan Central.

SGS Economics and Planning. (2009). Economic Feasibility Assessment for Infi ll Areas. Logan City Council: Logan

Central.


Appendix 1: Humphries Reynolds Perkins - Logan Infi ll Studies (Extract)

A1


Precinct Name Primary Uses Plot Ratio Dwellings

per

hectare

Equivalent

Queensland Planning

Provision Zone

Maximum

Building

Height

Mixed Use Apartments

Small scale retail,

commercial uses,

restaurants and cafes

Max 2.6

Min 1.8

Max 200

Min 141


Residential (High

Density)

Apartments Max 2.6

Min 1.8

Max 200

Min 141


Residential (Medium

Density - Core)

Medium rise apartments

Townhouses

Max 1.8

Min 0.8

Max 140

Min 66


Residential (Medium

Density - Frame)

Low rise units

Townhouses

Max 0.8

Min 0.5

Max 65

Min 41


Residential (Medium

Density - Edge)

Townhouses

Duplexes

Small lot housing

Max 0.5

Min 0.28

Max 40

Min 21


Residential (Low

Density)

Detached housing Max 0.28

Min 0

Max 21

Min 0

Residential Living 2 Storeys

Open and Community

Space

Park

Community uses

Stormwater management

N/A N /A Recreation / Other 2 Storeys

Table 2 Precinct Land Use Characteristics

Appendix 2: Explanatory notes to Table 2

Explanatory Notes:

The ‘plot ratio’ column is applicable only to residential

development and does not apply to detached housing

development. The plot ratio is a method to state the

desired residential density. It works by giving a maximum

fl oor area for a given site. For example, on a 1000m2 site,

an area ratio of ‘1’ means that 1000m2 of fl oor space can

be provided (1000 x 1). An area ratio of two on the same

site would allow for 2000m2 of fl oor space (1000 x 2).

It will then be at the discretion of the developer to

determine a mix of unit sizes that best fi ts their needs.

For example, a developer could provide two 75m2 units in

place of a single 150m2 unit. It should be noted that the

planning scheme will contain other provisions which will

ensure there is a diversity of unit types.

The ‘dwellings per hectare’ column provides a broad

scale fi gure for the number of dwellings expected within

a hectare. This fi gure is useful to gain an appreciation of

housing density over larger areas.

The ‘Equivalent Queensland Planning Provision Zone

Name’ column lists the name of the zoning that will most

likely be applied to each precinct. Council chooses which

areas are zoned however the names of these zones

are mandated by the State Government through the

Queensland Planning Provisions. The Planning Scheme

will have codes which control development for each

zone. It may also use a Local Plan to provide more locally

specifi c development controls and precincts.

A2


Appendix 3: Halcrow - Loganlea Traffi c and Parking Study

A3


Appendix 4: EnGenY - Station Road Infi ll Study Stormwater Infrastructure

A4


Appendix 5: AECOM - Peer Review of Valencia Street Detention Basin

A5


Appendix 6: Bitzios Consulting - Logan Infi ll Study Station Road Precinct Site Appraisal

A6


Appendix 7: Cardno Lawson Treloar - Logan Infi ll Planning Study Hydraulic Report (Extract)

A7

Loganlea Neighbourhood Plan Planning Report October 2011 Final Excluding Appendices

Documents

Transcript of Loganlea Neighbourhood Plan Planning Report October 2011 Final Excluding Appendices