7.2.6.2 Fig Tree Pocket neighbourhood plan code

7.2.6.2.1 Application

1. This code applies to assessing a material change of use, reconfiguring a lot, operational work or building work in the Fig Tree Pocket neighbourhood plan area if: assessable development where this code is an applicable code identified in the assessment criteria column of a table of assessment for a neighbourhood plan (section 5.9); or impact assessable development.

2. Land in the Fig Tree Pocket neighbourhood plan area is identified on the NPM-006.2 Fig Tree Pocket neighbourhood plan map.

3. When using this code, reference should be made to section 1.5, section 5.3.2 and section 5.3.3.

Note—This neighbourhood plan includes a table of assessment with level of assessment variations to those in sections 5.5, 5.6, 5.7, 5.8 and 5.10. Refer to Table 5.9.26.A, Table 5.9.26.B, Table 5.9.26.C and Table 5.9.26.D. 7.2.6.2.2 Purpose

(1) The purpose of the Fig Tree Pocket neighbourhood plan code is to provide finer grained planning at a local level for the Fig Tree Pocket neighbourhood plan area.

(2) The purpose of the Fig Tree Pocket neighbourhood plan code will be achieved through overall outcomes.

(3) The overall outcomes for the neighbourhood plan area are:

(a) Development creates functional and integrated communities.

Land subject to development constraints or character or environmental values (indicated in a figure in this neighbourhood plan code or shown on an overlay map) are protected from inappropriate development in order to maintain its character and natural and ecological significance.

Open space, parks and recreational facilities meet the needs of the community and are located in accessible locations that are well connected within the neighbourhood plan area.

Development in a potential development area identified in Figure a addresses the location of the land, availability of services, environmental constraints, amenity and existing patterns of development, to ensure an integrated development outcome.

Non-residential uses not consistent with the outcomes sought in potential development areas include club, educational establishment, community care centre, hotel, indoor sport and recreation, health care services, outdoor sport and recreation in the very low density residential potential development area, food and drink outlet and service station.

Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 Residential development provides for a mix of housing types, styles and densities.

The very low density residential potential development area shown in Figure a comprises dwelling houses and some dual occupancy with yields of up 5 dwellings per hectare to ensure minimal disturbance to areas of environmental and scenic value.

A dwelling in the very low density residential potential development area shown in Figure a is located within a development footprint plan where development: encourages clustering of dwelling houses to reduce development footprints; allows different lot sizes and titling so that ecologically significant areas can remain undisturbed as common property or as part of large allotments; ensures that fencing along lot boundaries is designed to allow for the movement of fauna; includes voluntary conservation agreements with landowners for managing land.

Note—Densities and yields are to be calculated excluding parts of the site that are not within a potential development area. These include areas with development constraints or character or environmental values identified in overlay maps. Yields and maximum gross floor area for multiple dwellings and dual occupancy are to be calculated across the potential development area including all access ways and roads respectively. The low density residential – dwelling houses potential development area shown in Figure a:

(i) comprises predominantly dwelling houses at a yield of 10 dwellings per hectare; accommodates dual occupancy only in the Low–medium density residential zone and at a maximum plot ratio of 30% comprising 15% of the site area; may accommodate a retirement facility or a residential care facility in the Emerging community zone where in close proximity to neighbourhood facilities; where development is reconfiguring a lot, has a minimum lot size of 450m2 with an average lot size of at least 600m2.

Rural housing areas identified in Figure a comprise dwelling houses on large lots that maintain the semi-rural landscape character of Fig Tree Pocket.

No further subdivision occurs in the rural housing area.

Neighbourhood centres identified in the neighbourhood plan serve the retail, commercial, community and service needs of the local community and Centre activities do not expand outside of these identified sites or other land already included in a zone in the Centre zones category.

Development and site planning on the Fig Tree Pocket Equestrian Federation of Australia leasehold land incorporates:

Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 (i) pedestrian and cyclist linkages with the Montessori School and the neighbourhood centre identified in Figure a in order to form an integrated hub of community activities; appropriate measures to manage ecological values of waterways and the Brisbane River; integrated access and linkages to adjacent parks and community facilities; attention to the landscape character and ecological values of the area; good design to protect local amenity by managing impacts of traffic and on-site activities.

Any further development of the Lone Pine Koala Sanctuary is for wildlife sanctuary activities (including an ancillary uses) and is of a scale and intensity in keeping with the surrounding area.

Activities at the Lone Pine Koala Sanctuary remain visually unobtrusive from the boundaries of the site and across the Brisbane River.

Development of the Lone Pine Koala Sanctuary demonstrates:

(i) design and siting of buildings (other than animal enclosures for the display/holding of animals associated with Lone Pine Koala Sanctuary) that reflects the cultural heritage values of the site including development footprints for existing and proposed structures along with car parking and servicing areas; a satisfactory interface with existing and future residential development by managing amenity impacts and providing a buffer zone to adjoining residential land; a satisfactory buffer to the Brisbane River and waterways to protect and enhance their ecological values, including provision of public parkland along the full length of the Brisbane River; protection and enhancement of the site's ecological values; management of site wastewater and stormwater run-off including integrated water management and water sensitive urban design techniques.

Note—A comprehensive structure plan prepared in accordance with the Structure planning planning scheme policy may be required to demonstrate achievement of these outcomes. The structure plan should identify enclosures for animal keeping areas indicating existing structure and broad zones where future structures of defined scale and type may be erected without the need for a development application only where in accordance with the structure plan. A vegetation management plan may be requested to demonstrate how the site's ecological values will be protected and enhanced. An environmental management plan may be requested to demonstrate how site wastewater and stormwater are managed. Pedestrian and cyclist paths provide safe and legible connections between residential areas and key destinations including centres, community facilities, major parks and conservation reserves and public transport nodes.

Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 Development is of a height, scale and form which is consistent with the amenity and character, community expectations and infrastructure assumptions intended for the relevant precinct, sub-precinct or site and is only developed at a greater height, scale and form where there is both a community need and an economic need for the development.

7.2.6.2.3 Assessment criteria

The following table identifies the assessment criteria for assessable development.

Table 7.2.6.2.3.A—Criteria for assessable development Performance outcomes Acceptable outcomes General PO1 AO1 Development is of a height, scale and form Development complies with the number of that achieves the relevant intended storeys and building height in Table 7.2.6.2.3.B. outcome for the precinct, improves the Note—Neighbourhood plans will mostly specify maximum amenity of the neighbourhood plan area, number of storeys where zone outcomes have been varied in relation to building height. Some neighbourhood plans may also contributes to a cohesive streetscape and specify height in metres. Development must comply with both built form character and is: parameters where maximum number of storeys and height in metres are specified. 4. consistent with anticipated density and assumed infrastructure demand; 5. aligned with community expectations about the number of storeys to be built; 6. proportionate to and commensurate with the utility of the site area and frontage width; 7. designed to avoid a significant and undue adverse amenity impact to adjoining development; 8. sited to enable existing and future buildings to be well separated from each other and to avoid affecting the development potential adjoining a site.

Note—Development that exceeds the intended number of storeys or building height can place disproportionate pressure on the transport network, public space or

Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 community facilities in particular.

Note—Development that is over-scaled for its site can result in an undesirable dominance of vehicle access, parking and manoeuvring areas that significantly reduce streetscape character and amenity.

PO2 AO2.1 Development in the road reserve and Development has a maximum fence height of streetscape reflects the bushland and 1.5m and is at least 75% transparent where semi-rural landscape character of Fig Tree along road alignments.

Pocket, particularly with regard to: Note—Acoustic fencing is not required along Fig Tree Pocket (a) the design of fencing, vehicular access Road, Jesmond Road and Gunnin Street. and driveways; AO2.2 Development ensures earthworks such as 9. the design of the cutting and filling, are minimised by providing carriageway, drainage, horizontal and vertical separation of the road footpaths, cycle paths and carriageway and footpaths/cycle paths. grass swales; AO2.3 10. fencing is low key, not Development ensures that for steep slopes visually prominent and identified in Figure b swale drainage, footpaths integrates elements of and cycle paths are graded or constructed landscape design in the independently of the road carriageway. road reserve in accordance with Figure d. If in the very low density residential or low density residential potential development areas or the rural housing area PO3 AO3.1 Development on steep slopes being Development ensures buildings are not located greater than 1:4 as indicated in Figure b: on slopes equal to or greater than 1:3 as (a) does not cause additional erosion, indicated in Figure b. sediment loss or impact on adjacent AO3.2 lands and waterways; Development ensures cut and fill of slopes less 11. ensures building than 1:3 does not exceed 1m above or below existing ground levels.

Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 techniques are sensitive AO3.3 to the ecological values of Development ensures building foundations are the site; of a type that minimise disturbance to the natural landscape, such as pole type 12. ensures retaining wall foundations. materials, finishes and AO3.4 landscaping are Development for reconfiguring a lot provides compatible with the lots 1,000m2 or greater on sites with a slope surrounding area. greater than 1:4 as indicated in Figure b. If in the very low density residential potential development area PO4 AO4.1 Development: Development of a dwelling house is sited (a) maintains ecological features and within an approved development footprint processes that underpin the biological, plan, or where a development footprint plan social, cultural and economic does not exist: wellbeing of Fig Tree Pocket and (a) has an average plan area of 600m2; surrounds are protected and managed 15. is set back a minimum 6m and to ensure their long-term viability; average 10m from any road 13. responds to and retains frontage. ecological and bushland Refer to Figure c. landscape character Note—The above development footprint plan values and results in no requirements are in addition to those in the net loss of ecological Subdivision code. values in the central area PO4.2 indicated in Figure a. Development if reconfiguring a lot: 14. ensures that safety and (a) ensures the lot configuration and the traffic movement is development footprint plan protects maintained by restricting ecologically sensitive areas; vehicular access ways to (b) ensures that any vegetation cleared in Fig Tree Pocket Road. accordance with a development footprint Note—Preparing an environmental management plan to protect ecological values may assist in achieving this plan is replaced on other parts of the same performance outcome. site with locally occurring native species, in accordance with the Planting species planning scheme policy. (c) ensures only 1 shared vehicular access is provided for lots with access to and from Fig Tree Pocket Road. If in the very low density residential potential development area and with a road frontage to Fig Tree Pocket Road, Jesmond Road, Gunnin Street, Cubberla Street, Thiesfield Street, Kenmore Road, Pylara Street, Terrigal Street or Karella Street PO5 AO5.1 Development: Development retains native vegetation in a (a) minimises disruption to the natural 10m corridor adjacent to the road. landscape and vegetation on hillsides Refer to Figure f and Figure h.

Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 and adjacent to roads in order to AO5.2 protect bushland landscape character Development minimises the mass of buildings in the area; by varying wall and roof lines. 16. responds to site characteristics such as slope, waterways, ecological and landscape character values through the width of setbacks. If in the low density residential potential development area with road frontage to Fig Tree Pocket Road, Jesmond Road, Gunnin Street, Cubberla Street, Thiesfield Street or Ormsby Street PO6 AO6.1 Development: Development retains existing mature native (a) maintains the landscape character of vegetation by providing landscape treatments the potential development area; in a 10m corridor along the road. AO6.2 17. maintains views from district access and Development where for reconfiguring a lot, suburban routes which ensures all lots have a minimum area of 2 are characterised by 1,000m and vehicular accesses/driveways to houses located in a semi- lots are shared where topography and rural setting; sequencing of subdivision enables this to occur. 18. locates building setbacks Note—A development footprint plan may be required to depending upon site implement landscape character treatments in allotments characteristics such as fronting these roads. Buildings and associated structures are set slope, waterways, back a minimum 6m and average 10m from the roads listed above. ecological and landscape AO6.3 character values. Development provides landscaping treatment along road frontages in accordance with Figure d, Figure f, Figure g, Figure h, Figure i and Figure j which illustrate appropriate landscape treatments, including: (a) tree planting at irregular spacing; 19. grouping or clumping of trees; 20. occasional views of built form through landscaped areas; 21. provision of services such as footpaths meandering amongst existing mature vegetation; 22. use of colours and materials for footpaths and cycle paths sensitive to landscape

Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 character.

Note—A landscape concept plan may be required to assist in demonstrating achievement of this acceptable outcome. If reconfiguring a lot on land in the low density residential potential development area that adjoins the very low density residential potential development area or rural housing area PO7 AO7 Development interface between the low Development has a minimum lot size of density residential potential development 1,000m2. area and the very low density residential potential development area or the rural housing area is transitioned through appropriate allotment sizes and siting of buildings. If for centre activities in an area identified as a neighbourhood centre in Figure a PO8 AO8.1 Development is located: Development in the centre is located on the (a) at a convenient location on the home- area noted as neighbourhood centre identified bound trip for residents; in Figure a and is within 500m of the low density residential potential development area 23. with high levels of accessible by footpath or cycle path. accessibility and visibility AO8.2 from a major district or suburban road; Development in the neighbourhood centre is designed to address all street frontages and 24. at a central location to evoke a contemporary active frontage – areas of significant primary character with some shops located residential development, close to street frontages. ensuring a high level of AO8.3 convenience to the Development provides an attractive and majority of the useable semi-public open space with a population; minimum area of 200m2. 25. as close as possible to a range of community facilities. PO9 AO9 Development is consistent with the size of Development in the neighbourhood centre has the neighbourhood centre which reflects a maximum gross floor area of 600m2 and a the anticipated size of the future local building height of 1 storey. population. PO10 AO10.1 Development: Development which includes buildings is set (a) reflects the particular landscape and back 6m to 12m from the street. built form character of the Fig Tree AO10.2 Pocket area and is in keeping with the Development has car parking that is visible low density residential nature of the from the street, but does not dominate the area; presentation of the centre.

Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 26. ensures the location of parking and entrances maintains safety for pedestrians, motorists and cyclists. Table 7.2.6.2.3.B—Maximum building height Development Building height (number of storeys) If in the area identified as neighbourhood centre in Figure a Development of a site for centre activities 1

Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014 Part 7 – Neighbourhood plans (Fig Tree Pocket) Effective 30 June 2014