Development Application for Extensions to Building Podium 41 George Street, Brisbane City

DEVELOPMENT APPLICATION FOR EXTENSIONS TO BUILDING PODIUM 41 GEORGE STREET, BRISBANE CITY

12 SEPTEMBER 2017 BA4317 FINAL PREPARED FOR PERPETUAL CORPORATE TRUST LIMITED ATF 41G INVESTMENTS TRUST

URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE: Director Ashley Lane Associate Director Michael Cattoni Consultant Harriet McGowan Project Code BA4317 Report Number V1

You must read the important disclaimer appearing within the body of this report. urbis.com.au CONTENTS TABLE OF CONTENTS

1. Summary Table ...... 1 2. Introduction ...... 2 3. Site Characteristics ...... 3 3.1. Site Location ...... 3 3.2. Cadastral Details ...... 3 3.3. Site Characteristics ...... 4 3.4. Existing Land Uses ...... 5 3.5. Surrounding Land Uses ...... 5 3.6. Easements and Encumbrances ...... 7 3.7. Site Contamination...... 7 3.8. Infrastructure and Services ...... 7 4. Proposed development ...... 8 4.1. Previous approval ...... 8 4.2. Proposal ...... 8 4.3. Staging ...... 9 4.4. Development Approvals Sought ...... 10 5. Planning assessment ...... 11 5.1. Purpose of the Economic Development Act 2012 ...... 11 5.2. Relevant State Interests ...... 11 5.3. Development Scheme ...... 11 5.3.1. Level of Assessment ...... 12 5.3.2. Public Notification ...... 12 5.4. Brisbane City Plan 2014 ...... 12 5.4.1. Definitions ...... 12 5.4.2. Zoning ...... 12 5.4.3. City Centre Neighbourhood Plan Code ...... 13 5.4.4. Overlays ...... 14 5.4.5. Codes ...... 15 5.4.6. Performance Solutions ...... 15 5.5. New World City Design Guide: Buildings that Breathe ...... 16 6. Conclusion ...... 18 Disclaimer ...... 19

Appendix A MEDQ Application Form Appendix B Owner’s Consent Appendix C Title Search and Dealing Appendix D EMR and CLR Searches Appendix E Architectural Plans Appendix F BCC Council Code Responses

FIGURES: Figure 1 – Site Location (Source: Google Earth) ...... 3 Figure 2 – Cadastral Map (Source: Department of Environment and Resource Management) ...... 3 Figure 3 – Site Photographs ...... 4 Figure 4 – Surrounding Land Uses ...... 6

URBIS REPORT 090817- 41 GEORGE STREET, BRISBANE

PICTURES: Picture 1 – Ground Floor Entrance and Newsagents to Office Tower on George Street ...... 4 Picture 2 – Ground Floor Entrance to Office Tower on George Street ...... 4 Picture 3 – Existing Footpath and Steps Along George Street ...... 4 Picture 4 – Corner of George and Margaret Streets ...... 4 Picture 5 – Ground Floor of Existing Office Tower (George Street) ...... 5 Picture 6 – Side Boundary of Existing Office Tower (George Street) ...... 5 Picture 7 – Existing 1 William Street ...... 6 Picture 8 – Existing State Government Building on George Street ...... 6 Picture 9 – Residential Building Opposite the Site on Margaret Street ...... 6 Picture 10 – Heritage Building Located Opposite the Site on George Street ...... 6 Picture 11 – Adjoining Building (63 George Street) ...... 6 Picture 12 – Adjoining Building (Brisbane Synagogue) ...... 6

URBIS REPORT 090817- 41 GEORGE STREET, BRISBANE

1. SUMMARY TABLE Key aspects of the proposed development are summarised in Table 1 below.

Table 1 – Development application summary

41 George Street, Brisbane City

Real property description Lot 1 on RP159900

Site Area 2,811m2

Applicant Perpetual Corporate Trust Limited ATF 41G Investments Trust C/- Urbis Pty Ltd.

Priority Development Area Queens Wharf Brisbane Priority Development Area

Development Scheme Queens Wharf Brisbane Priority Development Area Development Scheme

Development requirement area Area B

Development approvals sought Stage 1

• Development permit for material change of use involving a food and drink outlet; and

• Development permit for material change of use involving an extension to an existing office.

Stage 2

• Development permit for material change of use involving a food and drink outlet; and

• Development permit for material change of use involving an extension to an existing office.

Level of assessment PDA Assessable Development

Notification Not required

URBIS REPORT 090817- 41 GEORGE STREET, BRISBANE SUMMARY TABLE 1

2. INTRODUCTION Urbis Pty Ltd has been commissioned by Perpetual Corporate Trust Limited ATF 41G Investments Trust to prepare this Priority Development Area (PDA) development application for a new podium to the frontage of the existing commercial office tower at 41 George Street, Brisbane City. This building is known as ‘Mineral House’. The site is located within the Queens Wharf Brisbane Priority Development Area. Accordingly, this application is made to the Minister of Economic Development Queensland (MEDQ). On 9 November 2016, a PDA development application was lodged to the Minister for Economic Development Queensland for a new building podium at 41 George Street (EDQ reference: DEV2016/812). This application involved two Food and Drink Outlets and an extension to the existing Office activities. This application was approved on 22 December, 2017. This approval has not lapsed and may be acted on in the future. This application seeks a separate PDA development permit for an alternative podium design. The applicant can then choose to act on either existing development permit (DEV2016/812) or the new development permit issued in relation to this development application, depending on their preference for the alternative podium designs. The proposed new building podium involves the following in two stages:

Stage 1: • A new food and drink outlet at ground level;

• A new landscaped rooftop terrace area for use by tenants of the existing office tower; and

• New end of trip facilities within the building basement (ancillary to the existing office activities). Stage 2: • A second food and drink outlet at ground level; and

• An extension of the existing office at ground level. Based on the above, this application seeks development permits for a material change of use involving an extension to an office and two new food and drink outlets. This report provides an assessment against all the relevant assessment matters identified in Section 87 of the Economic Development Act 2012. From this assessment it has been determined that the proposed development complies with the relevant assessment criteria and should therefore be approved subject to reasonable and relevant conditions. This report is accompanied by the following:

• EDQ Development Application Form (Appendix A);

• Owner’s consent (Appendix B);

• Title Search and Dealing (Appendix C);

• EMR and CLR Search (Appendix D);

• Architectural plans, urban context report and landscape concept plan (Appendix E); and

• Brisbane City Council Code Responses (Appendix F).

URBIS 2 INTRODUCTION REPORT 090817- 41 GEORGE STREET, BRISBANE

3. SITE CHARACTERISTICS 3.1. SITE LOCATION The site is 41 George Street, Brisbane City and is located on the corner of George and Margaret Street. This site is located approximately 500 metres south-west of the Brisbane General Post Office (GPO). This site is within the Queens Wharf Brisbane Priority Development Area (PDA). Figure 1 shows the location of the site. Figure 1 – Site Location (Source: Google Earth)

Site

3.2. CADASTRAL DETAILS The site is formally described as Lot 1 on RP159900. This land has a total area of approximately 2,811m2.

Figure 2 – Cadastral Map (Source: Department of Environment and Resource Management)

Site

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3.3. SITE CHARACTERISTICS The site is comprised of a single land parcel and has frontages to George Street and Margaret Street. Vehicular access to the site currently available from the Margaret Street frontage. The topography of the site ranges from approximately 16 metres AHD on George Street and 12 metres AHD on Margaret Street. Photographs of the site are represented in Figure 3 below. Figure 3 – Site Photographs

Picture 1 – Ground Floor Entrance and Newsagents to Picture 2 – Ground Floor Entrance to Office Tower on Office Tower on George Street George Street

Picture 3 – Existing Footpath and Steps Along George Picture 4 – Corner of George and Margaret Streets Street

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Picture 5 – Ground Floor of Existing Office Tower Picture 6 – Side Boundary of Existing Office Tower (George Street) (George Street) 3.4. EXISTING LAND USES The site is currently improved by a 30 storey office tower. This office tower is commonly referred to as ‘Mineral House’. An open forecourt area currently exists along the site frontage where the new building podium is proposed. This existing forecourt area does not allow for activation at street level and provides limited weather protection for pedestrians. 3.5. SURROUNDING LAND USES The site forms part of the key commercial and administrative centre of Brisbane’s CBD. The surrounding area is characterised by high-rise commercial buildings that frequently incorporate small-scale retail and other uses at ground floor. The site is adjoined to the north by a commercial office building (63 George Street) and a residential apartment tower (21 Mary Street). The Brisbane Synagogue exists to the east (98 Margaret Street), which is a local heritage place. Other land uses in the surrounding locality include:

• 1 William Street;

• Queensland Government Executive Building;

• Brisbane Botantic Gardens;

• Old Parliament House; and

• Queensland University of Technology Gardens Point campus. The area on the opposite side of George Street will form part of the Queens Wharf redevelopment and is intended to become a significant tourism, recreation, cultural and entertainment destination for Brisbane. Refer to Figure 4 below containing images of surrounding land uses.

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Figure 4 – Surrounding Land Uses

Picture 7 – Existing 1 William Street Picture 8 – Existing State Government Building on George Street (currently being demolished)

Picture 9 – Residential Building Opposite the Site on Picture 10 – Heritage Building Located Opposite the Site Margaret Street on George Street

Picture 11 – Adjoining Building (63 George Street) Picture 12 – Adjoining Building (Brisbane Synagogue)

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3.6. EASEMENTS AND ENCUMBRANCES A title search and survey plan is provided in Appendix C, which identifies the current easements over the premises. The proposed new building podium will be located outside of these easement areas. 3.7. SITE CONTAMINATION A search of the Department of Natural Resources and Mines (DNRM) Environmental Management Register (‘EMR’) and Contaminated Land Register (‘CLR’) was conducted on 27 October 2016 and confirmed the site is not located on the CLR or EMR register. A copy of the EMR and CLR search is provided in Appendix D.

3.8. INFRASTRUCTURE AND SERVICES All services including stormwater, water supply, sewerage, communications and electricity are available within or, in close proximity to the site.

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4. PROPOSED DEVELOPMENT 4.1. PREVIOUS APPROVAL On 9 November 2016, a PDA development application was lodged to the Minister for Economic Development Queensland for a new building podium at 41 George Street (EDQ reference: DEV2016/812). This application involved two Food and Drink Outlets and an extension to the existing Office activities. This application was approved on 22 December, 2017. This approval has not lapsed and may be acted on in the future. Renders showing the previously approved building podium design are provided in Figure 5: Figure 5 – Previously approved podium design

Source: Nettleton Tribe 4.2. PROPOSAL The proposed development involves the provision of a new building podium for the existing Mineral House office tower at 41 George Street, Brisbane City. The proposed podium design is shown in Figure 6 below: Figure 6 – Proposed building podium

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Source: Nettleton Tribe This development application is now for a new building podium involving the following:

• Two new food and drink outlet tenancies at ground level;

• An extension of the existing office lobby area at ground level;

• A new landscaped rooftop terrace area for use by tenants of the existing office tower; and

• New end of trip facilities within the building basement (ancillary to the existing office activities). A summary of the architectural intent is provided below:

“The design of the podium aims to create an exciting and inviting street address through the addition of a curved podium facade, re-imagining the public areas of the building and lifting the building to the level of its new surrounding environment.”

Refer to the attached architectural plans and urban context report in Appendix E. 4.3. STAGING The proposed development is intended to be undertaken in two stages. This staging is summarised below:

Stage 1: • A new food and drink outlet at ground level;

• A new landscaped rooftop terrace area for use by tenants of the existing office tower; and

• New end of trip facilities within the building basement (ancillary to the existing office activities). Stage 2: • A second food and drink outlet at ground level; and

• An extension of the existing office at ground level. This staging is proposed in order to minimise disruption to tenants. Stage one will retain access to the existing office tower.

URBIS REPORT 090817- 41 GEORGE STREET, BRISBANE PROPOSED DEVELOPMENT 9

This staging is reflected on the development plans provided in Appendix E. 4.4. DEVELOPMENT APPROVALS SOUGHT Based on the above, this application seeks the following development permits:

Stage 1: • Material change of use involving a food and drink outlet; and

• Material change of use involving an extension to an office. Stage 2: • Material change of use involving a food and drink outlet; and

• Material change of use involving an extension to an office.

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5. PLANNING ASSESSMENT Section 87 of the Economic Development Act 2012 identifies the relevant matters that must be considered when deciding a PDA development application. These matters include:

• The purpose of the Economic Development Act 2012;

• Any relevant State interest; and

• The Queens Wharf Brisbane Priority Development Area Development Scheme (the Development Scheme). The following sections of this report provide an assessment against these assessment matters. 5.1. PURPOSE OF THE ECONOMIC DEVELOPMENT ACT 2012 The main purpose of the Economic Development Act 2012 is “to facilitate economic development, and development for community purposes, in the State.” The proposed development represents an expansion and modernisation of an existing office tower within the Brisbane CBD. This outcome is consistent with the purpose of the Act. 5.2. RELEVANT STATE INTERESTS Section 1.5 of the Development Scheme identifies that State interests have already been considered in the preparation of the development scheme. Accordingly, there is no requirement to further consider State interests as part of this application. 5.3. DEVELOPMENT SCHEME The site is located within the Queens Wharf Brisbane Priority Development Area and is regulated by the Development Scheme. This site is identified within “Area B” in Schedule 4 of the Development Scheme (see Figure 7 below). Section 3.4.9 of the Development scheme identifies that development within Area B is subject to assessment against the provisions in Brisbane City Plan 2014 (rather than the development requirements in the Development Scheme).

Figure 7 – PDA Development Scheme Area B

Source: DILGIP 2016

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5.3.1. Level of Assessment Section 3.3.4 of the Development Scheme identifies that the proposed development is PDA assessable development as the development would be code assessable under Brisbane City Plan 2014. 5.3.2. Public Notification Section 3.4.8 of the Development Scheme identifies that this application does not require public notification as it will not compromise the implementation of the Development Scheme. 5.4. BRISBANE CITY PLAN 2014 The Brisbane City Plan 2014 (‘the Planning Scheme’) establishes the assessment criteria for this development application. The following sections of this report assess the proposed development against the relevant provisions of the Planning Scheme. 5.4.1. Definitions The proposed development involves two food and drink outlets and an extension to an existing office. Both of these land uses fall within the ‘centre activities’ activity group. The Planning Scheme definition for Food and Drink Outlet is as follows: “Premises used for preparation and sale of food and drink to the public for consumption on or off the site. The use may include the ancillary sale of liquor for consumption on site.” The Planning Scheme definition for Office use is as follows: “Premises used for an administrative, secretarial or management service or the practice of a profession, where no goods or materials are made, sold or hired and where the principal activity provides for the following:

o Business or professional advice;

o Service of goods that are not physically on the premises; and

o Office-based administrative functions of an organisation.” 5.4.2. Zoning The site is identified in the Principal Centre Zone PC1 - City Centre (refer to Figure 8 below). The purpose of the Principal Centre Zone is as follows:

“to provide for the largest and most diverse mix of uses and activities that forms the core of an urban settlement. The Principal centre zone includes concentrations of high-order retail, commercial, employment, residential, health services, administrative, community, cultural, recreational and entertainment activities and other uses, capable of servicing the planning scheme area.”

The proposed development is consistent with the intent of the Principal Centre Zone as it represents an expansion of the existing commercial and retail uses accommodated on the site. This will support to ongoing role of the city centre which is accommodate the largest and most diverse mix of uses and activities in the city.

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Figure 8 – City Plan Zoning

Site

Source: Brisbane City Council 5.4.3. City Centre Neighbourhood Plan Code The site is located within the City Centre Neighbourhood Plan (CCNP), but not within any specific precinct. The overall outcomes for the neighbourhood plan area which are relevant to the proposed development are: “(a) The City Centre supports a mix of uses, where the principal business and administration functions are complemented by retailing, entertainment, education, community and cultural facilities, tourism and residences. (b) The City Centre accommodates high density development to make the most of public transport infrastructure and good access to shops, public space and community facilities. (c) The built form within the City Centre responds to its site characteristics and context, including the cityscape and streetscape. Development reinforces the distinct qualities of a close-knit city grid and well-spaced buildings along the river’s edge. (d) Development is located and designed to maintain or improve views and vistas from the public realm to the Brisbane River and Story Bridge, the Botanic Gardens and major public spaces, to City Hall, Customs House, General Post Office, St John’s Cathedral, St Stephen’s Cathedral, Central Station and to other landmark and heritage buildings. (e) The close-knit street grid at the heart of the city centre is maintained, with street buildings that occupy most of the site framing and activating the public realm at street level with layered, permeable and subtropical facades. (f) Along the river’s edge, development is spaced and landscaped to maximise views and public access to the river, and maximise penetration of light and breezes into the city centre. (g) The street level is highly walkable and pedestrian-oriented with fine-grain tenancies of active uses addressing the street. The visual and physical impact of vehicles and servicing on the pedestrian environment is minimised. (h) Modern towers each contribute to the city’s distinctive skyline and provide elevated outdoor spaces. Towers are sited to maintain the openness of street vistas with adequate spacing between buildings to allow for light penetration, air circulation, views and vistas, and privacy, particularly for residential towers. (i) Each development is unique and provides an innovative and contextual design that is tailored to its individual circumstances and is appropriate to its context. While designed to accommodate growth that

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realises the development potential of the site and makes efficient use of City Centre land, development: (i) protects the amenity of adjoining development, public realm and parks; (ii) respects heritage, important landmarks and significant views and vistas; (iii) fits responsively into the streetscape and riverscape; (iv) positively contributes to the overall city skyline. (j) Development responds to the broad range of market demands, including diverse tenancy sizes that provide small, flexible, and innovative incubator spaces for small businesses. (k) Development is designed to take advantage of Brisbane’s subtropical climate and delivers high- quality, subtropical architecture of outstanding merit. Buildings, public realm and landscape are open, engaging and green, with shaded spaces and opportunities to interact with the street, and contribute to Brisbane’s identity and lifestyle. (l) Development on sites over 3000m² showcase buildings that are open, inviting, laden with landscape, embody an outdoor lifestyle and deliver public spaces, art and active street edges that integrate with the grain of the City Centre. (m) Development maintains and enhances a well-connected and accessible public realm network that links attractions. (n) Wide, sheltered, tree-lined footpaths provide for the comfortable movement of pedestrians. Footpaths are complemented by laneways, alleys and arcades that are flanked by active uses and provide a fine- grain network of connections to retail, employment, transport, public spaces and the river’s edge to relieve pressure on streets in peak hours and provide additional opportunities for economic activity and social interaction. (o) Development is located and designed to enhance the accessibility and integration of existing and future public transport passenger facilities.” The following demonstrates that the proposed development is consistent with the overall outcomes of the CCNP:

• The proposed development involves the provision of a new podium to an existing commercial office tower. This expansion is consistent with the role of the city centre as Queensland’s largest office employment area;

• The provision of active uses at ground level will contribute to the creation of a vital, mixed use pedestrian environment within the city centre;

• The proposed built form will not adversely impact on views or vistas within the CBD;

• The provision of an awning along George Street will ensure that pedestrian shelter is improved along this primary pedestrian route within the CBD;

• The use of a landscaped podium roof is consistent with subtropical building design principles; and

• The development will exhibit excellent architectural design and interface with the existing and surrounding buildings and streetscape. As demonstrated by the above, the proposed development is consistent with the overall outcomes of the city centre neighbourhood plan. 5.4.4. Overlays The following Overlays from the Planning Scheme have been identified as applicable to the application:

• Airport Environs Overlay (OLS – Horizontal limitation surface boundary; Procedures for air navigation surfaces (PANS); BBS zone – Distance from airport 8-13km);

• Bicycle Network Overlay;

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• Critical Infrastructure and Movement Network Overlay (Critical assets sub-category and Critical infrastructure and movement planning area sub-category);

• Heritage Overlay (Area adjoining state/local heritage sub-category);

• Potential And Actual Acid Sulfate Soils Overlay (Land above 5m AHD and below 20m AHD sub- category);

• Road Hierarchy Overlay;

• Streetscape Hierarchy Overlay; and

• Transport Noise Corridor Overlay (Queensland Development Code MP4.4 Noise Category 1 sub- category; Queensland Development Code MP4.4 Noise Category 2 sub-category). 5.4.5. Codes The following Codes are considered most relevant to the proposed development:

Primary Codes Prescribed Secondary Codes Overlay Codes

• Centre or mixed use code; • Multiple Dwelling Code; • Airport Environs Overlay Code; • Principal centre zone code; and • Park Planning and Design Code; • Bicycle network overlay code; • City Centre Neighbourhood Plan Code. • Filling and Excavation Code; • Critical Infrastructure Movement Network Overlay • Infrastructure Design Code; Code; • Landscape Work Code; • Heritage Overlay Code; • Stormwater Code; • Potential and Actual Acid • Outdoor lighting code; Sulfate Soils Overlay Code; and • Transport, Access, Parking and Servicing Code; and • Road Hierarchy Overlay Code. • Wastewater Code.

5.4.6. Performance Solutions An assessment against the relevant City Plan 2014 codes is provided in Appendix F. This assessment demonstrates that the proposed development will comply with all relevant acceptable outcomes in the applicable planning scheme codes with the exception of the following. 5.4.6.1. Margaret Street Awning Acceptable outcome AO14 of the City Centre Neighbourhood Plan Code is stated as follows: “Development provides awnings along the full length of all street frontages in accordance with Figure b and Figure d.” The proposed development provides and awning along George Street. An awning is not proposed along Margaret Street. Associated performance outcome PO14 is stated as follows: “Development provides: (a) continuous weather protection to pedestrians along all street frontages except where inconsistent with an existing heritage building;

URBIS REPORT 090817- 41 GEORGE STREET, BRISBANE PLANNING ASSESSMENT 15

(b) awnings at a height that provides weather protection to pedestrians, aligns with adjoining awnings and respects heritage building façades.” It would not be appropriate to provide an awning along the full length of Margaret Street in this instance given the need to preserve views to the adjoining heritage place from Margaret Street. Accordingly, the proposed development will facilitate an outcome consistent performance outcome PO14. 5.4.6.2. Pedestrian Arcade Acceptable outcome AO20.3 of the City Centre Neighbourhood Plan Code is stated as follows: “Development provides new arcades and pedestrian paths as identified on Figure e.” A new pedestrian arcade is planned across the site connecting Mary and Margaret Street. Associated performance outcome PO20 is stated as follows: “Development ensures the capacity, convenience, attractiveness and comfort of fine-grain pedestrian permeability through the City Centre is maintained or enhanced and that any views along pedestrian connections to the river and significant landmarks and buildings are retained or created.” It is unreasonable to require the applicant to provide this arcade as part of the proposed development given the proposal only involves a new building podium. The proposed development will not prevent this arcade being provided in future as part of a redevelopment of the site as a whole. Accordingly, this outcome will ensure that the existing level of pedestrian capacity, convenience, attractiveness and comfort is maintained. 5.5. NEW WORLD CITY DESIGN GUIDE: BUILDINGS THAT BREATHE The proposed development involves a new building podium only. Accordingly, there is only limited opportunity for this podium to facilitate the outcomes sought by the Buildings that Breathe guidelines. However, to the extent possible, the proposed development is consistent with the principles established in this document. This is demonstrated by the following assessment against each chapter of the guideline:

Orientate yourself The proposed new building podium will be located on the southern and eastern side of the existing building. Much of this podium will be shaded for most of the day by surrounding buildings. Accordingly, this will minimise the potential for solar gain. The new podium will also contribute to activating the street and surrounding public spaces.

Occupy outdoor spaces The proposed new podium will provide ‘city rooms’ in the form of the ground level café and the rooftop open space above. These will be spaces will create visual connections between indoor and outdoor spaces. The landscaped open area will also act as a sky terrace and balcony area for use by building tenants.

Illuminate with natural light An atrium at the frontage of the building podium will allow light to enter into the common lobby areas. The proposed development will also not reduce the existing separation distance between towers. Accordingly, there will still be potential for light penetration between adjoining towers.

Natural air and ventilation The proposed building entrance and ground level tenancies will be transparent spaces that will allow for natural ventilation.

Shade and protection An awning is proposed to be provided along the George Street frontage of the podium in accordance with the City Centre Neighbourhood Plan. This will improve pedestrian shelter along this part of George Street. External screening is also proposed to be provided along the podium façade to assist with shade protection.

Living greenery

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The top of the building podium is proposed to be provided as a communal landscaped open space area. This is consistent with an ‘elevated garden’ encouraged by the guidelines.

Identity matters A distinctive podium design has been proposed to take advantage of the corner setting of the site. High quality materials are proposed to be used to treat all parts of the new building façade. These materials have been selected because of their durability and robustness.

Reduce energy and waste New end of trip facilities are proposed to be provided in the building basement. The proposed development will therefore integrate active transport facilities within the building as part of this development. As demonstrated by the above, the proposed development will facilitate an outcome consistent with the principles of the Buildings that Breathe Guidelines.

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6. CONCLUSION Urbis Pty Ltd has been commissioned by Perpetual Corporate Trust Limited ATF 41G Investments Trust to prepare this PDA development application. The proposed development relates to a new building podium along the frontage of the existing commercial office tower at 41 George Street, Brisbane City (Mineral House). An application for a previous podium design at the site was approved by EDQ on 22 December 2016. This application relates to an alternative building podium design. The applicant can then choose to act on either development permit depending on their preference for the alternative podium designs. The proposed new podium will involve the following:

• Two new food and drink outlet tenancies at ground level;

• An extension of the existing office lobby area at ground level;

• A new landscaped rooftop terrace area for use by tenants of the existing office tower; and

• New end of trip facilities within the building basement. This development is proposed to be undertaken in two stages and seeks development permits for the following:

Stage 1: • Material change of use involving a food and drink outlet; and

• Material change of use involving an extension to an office. Stage 2: • Material change of use involving a food and drink outlet; and

• Material change of use involving an extension to an office. The material provided as part of this application demonstrates that the proposed development complies with the outcomes sought by the Economic Development Act 2012 and the relevant requirements of the Development Scheme and City Plan 2014. Approval of the proposed development is therefore appropriate.

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DISCLAIMER

This report is dated 12 September 2017 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Perpetual Corporate Trust Limited ATF 41G Investments Trust (Instructing Party) for the purpose of Development application (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose). In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment. All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control. In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations. Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith. This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.

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APPENDIX A MEDQ APPLICATION FORM

URBIS REPORT 090817- 41 GEORGE STREET, BRISBANE APPENDICES

Development Application Form (Section 82 of the Economic Development Act 2012, version 7.0 effective 14 December 2015)

BEFORE LODGING YOUR APPLICATION • Please check that you have read and completed all sections of this form. • Consider whether it would be appropriate to contact the EDQ Development Assessment Team, to arrange a pre-application meeting before lodging your application. • Further information about the development assessment process is available at http://www.statedevelopment.qld.gov.au/assessment-of-priority-development-areas/infrastructure-and- planning/development-applications/assessment-of-priority-development-areas.html • To lodge: o Hand deliver one (1) unbound hard copy and one (1) electronic copy to the EDQ Development Assessment Team located at 63 George Street, Brisbane (please note hand deliveries can only be made with a prior appointment with your PDA Assessment Manager); or o Post one (1) unbound hard copy and one (1) electronic copy to the EDQ Development Assessment Team at PO Box 15009 City East QLD 4002. • For general queries contact the EDQ Development Assessment Team at [email protected].

Please note that it is mandatory to complete all sections of the PDA development application form, unless stated otherwise. Unless the form is completed in full and the necessary documentation is attached, the PDA development application will not be properly made.

1. PROPERTY DESCRIPTION

Identify all lots, including any part of a lot on which the development is proposed.

Priority Development Area Queens Wharf Brisbane Priority Development Area Street Address (i.e. unit / street number, street name, suburb / town and post code) 41 George Street, Brisbane City 4000 Lot on Plan Description (e.g. Lot 3 on RP123456) and easement documentation (if relevant) Lot 1 on RP159900

Please attach the following: • Current title search for each lot • Each registered easement shown on each current title search Confirmed • Results of an environmental management and contaminated land register search for each lot

2. PDA DEVELOPMENT APPLICATION DETAILS

Type of PDA development approval sought and development type.

2.1 Type of PDA Development Approval Sought (Please tick one box)

(see sections 94 and 99 of the Economic Development Act 2012) Change to a PDA Development Approval Proceed to section 2.2 PDA Development Application Proceed to section 2.3

2.2 Change to a PDA Development Approval Details Previous EDQ Approval Reference: Please provide a brief description of the proposed changes to the existing approval below.

2.3 PDA Development Application Details Please provide details of the development proposed in the table below (if there are additional aspects, please attached a separate table.) Aspect Approval Type Development Type Level of Additional Detail PDA Preliminary Approval i.e. Assessment (Proposed GFA, Number of PDA Development Permit • Material Change of Use (state (refer to table of Units, Number and type of use/s) lots etc.) assessment for • Operational Works (state type of applicable zone) works) • Reconfiguring a Lot • Other (define) Material change of use (food PDA PDA Development 1 and drink outlets and assessable 752m2 Permit extension to existing office) development

Are all the proposed uses defined in the Schedule of Use Definitions in the relevant PDA Development Scheme or Interim Land Use Plan? Yes No – Please specify the uses that are not defined:

Please provide a description of the proposal below:

New building podium at frontage of existing office tower. The new podium will include two café tenancies at ground level and a new landscaped podium rooftop for use by building occupants. New end of trip facilities are also propsoed within the building basement.

Accompanying Plans (if relevant)

Context Plan/s1 Precinct Plan/s Sub-Precinct Plan/s Plan of Development2

To support the application please attach plans, drawings, and/or reports: Description Date Town Planning Report September 2017 Architectural plans including an urban context report and landscape concept September 2017 plan (Appendix E)

3. APPLICANT DETAILS

The applicant is responsible for ensuring the accuracy of the information provided because any approval issued will be issued to the applicant.

Individual Name Perpetual Corporate Trust Limited ATF 41G Investments Trust Company / Organisation C/- Urbis Pty Ltd Contact Name Michael Cattoni Postal Address Lvl 7, 123 Albert Street, Brisbane City Telephone Number 3007 3850 Mobile Telephone Number 0424 604 136 Email Address [email protected]

Please provide the following payee details to enable a tax invoice and receipt to be produced:

Individual Name Company / Organisation ABN Postal Address Telephone Number Mobile Telephone Number Email Address

4. OWNER’S CONSENT

1 See Practice note no. 9 2 See Practice note no. 10 The owner consents to receiving documents that are required or Yes permitted to be provided under the Economic Development Act 2012 or any other statute, in an electronic format. No

Is owner’s consent3 required for this application? Yes (if yes, complete (see sections 82 and 99 of the Economic Development Act 2012) the table below) No

By signing here each owner is consenting to the lodgement of the application under the Economic Development Act 2012.

Real Property Owner’s Name Signature Position Date Description See owners consent declaration in Appendix B

5. APPROVAL HISTORY

Is there any development approval, granted under the Integrated Planning Act Yes 1997, the Urban Land Development Authority Act 2007, the Sustainable Planning Act 2009, or the Economic Development Act 2012 still in effect for the land? No

6. PRIVACY STATEMENT Information collected is also subject to the Right to Information Act 2009 and the Information Privacy Act 2009. The information provided may be publicly released and or provided to third parties and other government agencies—but only for the purposes for which the information is being collected. The proponent's personal information will be stored on departmental files and may be disclosed for purposes relating to the processing and assessment of the application or as authorised or required by law.

7. APPLICANT’S DECLARATION The applicant warrants that the information provided to the EDQ Development Assessment Team in relation to this application is true and correct, and acknowledges that if any information is knowingly false, the applicant may be exposed to criminal penalties under section 165 of the Economic Development Act 2012.

By making this application, I declare that all information in this application is true and correct to the best of my knowledge.

3 For a company - owners consent must be made in accordance with Section 127 of the Corporations Act 2001. Michael Cattoni - Associate Director ______Signature of Applicant/Authorised Person Print Name and Position

12/09/2017 ______Date APPENDIX B OWNER’S CONSENT

URBIS APPENDICES REPORT 090817- 41 GEORGE STREET, BRISBANE

APPENDIX C TITLE SEARCH AND DEALING

URBIS REPORT 090817- 41 GEORGE STREET, BRISBANE APPENDICES

CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 24546597 Search Date: 26/10/2016 08:29 Title Reference: 15870176 Date Created: 06/04/1979 Previous Title: 11038060 11038069 11158105 12600069 REGISTERED OWNER Dealing No: 717054067 05/02/2016 PERPETUAL CORPORATE TRUST LIMITED A.C.N. 000 341 533

ESTATE AND LAND Estate in Fee Simple LOT 1 REGISTERED PLAN 159900 Local Government: BRISBANE CITY EASEMENTS, ENCUMBRANCES AND INTERESTS 1. Rights and interests reserved to the Crown by Deed of Grant No. 19533100 (ALLOT 20 SEC 8) Deed of Grant No. 19533127 (ALLOT 19 SEC 8) Deed of Grant No. 19533133 (ALLOT 18 SEC 8) Deed of Grant No. 19541198 (ALLOT 17 SEC 8) 2. EASEMENT No 708467262 28/02/2005 at 11:46 benefiting the land over EASEMENT C ON SP171349 3. EASEMENT No 708467270 28/02/2005 at 11:47 benefiting the land over EASEMENT D ON SP171349 4. EASEMENT No 708467286 28/02/2005 at 11:49 burdening the land to LOT 2 ON CP896969 AND LOT 3 ON CP896969 OVER EASEMENT E ON SP171349 5. EASEMENT No 708467288 28/02/2005 at 11:49 burdening the land to LOT 3 ON CP896969 OVER EASEMENT B ON SP171349 6. LEASE No 713546600 01/11/2010 at 15:21 WHITE HEATHER PTY LTD A.C.N. 103 163 266 OF PART OF THE GROUND FLOOR (LEASE GA) TERM: 01/06/2009 TO 31/05/2014 OPTION 4 YEARS

Page 1/3 CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 24546597 Search Date: 26/10/2016 08:29 Title Reference: 15870176 Date Created: 06/04/1979 EASEMENTS, ENCUMBRANCES AND INTERESTS 7. AMENDMENT OF LEASE No 716130915 10/11/2014 at 16:09 LEASE: 713546600 TERM: 01/06/2009 TO 31/05/2018 OPTION NIL 8. TRANSFER No 717232122 06/05/2016 at 14:52 LEASE: 713546600 GO FURTHER PTY LTD A.C.N. 606 577 048 9. LEASE No 715059193 30/04/2013 at 14:23 THE STATE OF QUEENSLAND (REPRESENTED BY DEPARTMENT OF HOUSING AND PUBLIC WORKS) OF PART OF THE GROUND FLOOR (LEASES GD & GE), OF PART OF THE FIRST FLOOR (LEASE 1A), OF PART OF THE SECOND FLOOR (LEASE 2A), OF PART OF THE THIRD FLOOR (LEASE 3A), OF PART OF THE FOURTH FLOOR (LEASE 4A), OF PART OF THE FIFTH FLOOR (LEASE 5A), OF PART OF THE SIXTH FLOOR (LEASE 6A), OF PART OF THE SEVENTH FLOOR (LEASE 7A), OF PART OF THE EIGHTH FLOOR (LEASE 8A), OF PART OF THE NINTH FLOOR (LEASE 9A), OF PART OF THE TENTH FLOOR (LEASE 10A), OF PART OF THE ELEVENTH FLOOR (LEASE 11A), OF PART OF THE TWELFTH FLOOR (LEASE 12A), OF PART OF THE THIRTEENTH FLOOR (LEASE 13A), OF PART OF THE FOURTEENTH FLOOR (LEASE 14A), OF PART OF THE FIFTEENTH FLOOR (LEASE 15A), OF PART OF THE SIXTEENTH FLOOR (LEASE 16A), OF PART OF THE SEVENTEENTH FLOOR (LEASE 17A), OF PART OF THE EIGHTEENTH FLOOR (LEASE 18A), OF PART OF THE NINTEENTH FLOOR (LEASE 19A), OF PART OF THE TWENTIETH FLOOR (LEASE 20A), OF PART OF THE TWENTY FIRST FLOOR (LEASE 21A), OF PART OF THE TWENTY SECOND FLOOR (LEASE 22A), OF PART OF THE TWENTY THIRD FLOOR (LEASE 23A), OF PART OF THE TWENTY FOURTH FLOOR (LEASE 24A), OF PART OF THE TWENTY FIFTH FLOOR (LEASE 25A), OF PART OF THE TWENTY SIXTH FLOOR (LEASE 26A) TERM: 01/05/2013 TO 30/04/2021 OPTION 3 YEARS 10. AMENDMENT OF LEASE No 715511405 23/12/2013 at 11:03 LEASE: 715059193 TERM: 01/05/2013 TO 30/04/2021 OPTION 3 YEARS 11. AMENDMENT OF LEASE No 715944289 08/08/2014 at 15:03 LEASE: 715059193 TERM: 01/05/2013 TO 30/04/2021 OPTION 3 YEARS

Page 2/3 CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 24546597 Search Date: 26/10/2016 08:29 Title Reference: 15870176 Date Created: 06/04/1979 EASEMENTS, ENCUMBRANCES AND INTERESTS 12. AMENDMENT OF LEASE No 716101765 28/10/2014 at 10:44 LEASE: 715059193 TERM: 01/05/2013 TO 30/04/2021 OPTION 3 YEARS 13. SUB LEASE No 716570499 22/06/2015 at 12:05 LEASE: 715059193 QRAA OF PART OF THE SECOND FLOOR (LEASE 2A) TERM: 01/10/2013 TO 30/09/2017 OPTION NIL 14. MORTGAGE No 717054073 05/02/2016 at 15:41 TASOVAC PTY LTD A.C.N. 108 013 467 ADMINISTRATIVE ADVICES - NIL UNREGISTERED DEALINGS - NIL

CERTIFICATE OF TITLE ISSUED - No Caution - Charges do not necessarily appear in order of priority ** End of Current Title Search ** COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2016] Requested By: D-ENQ SAI GLOBAL

Page 3/3

APPENDIX D EMR AND CLR SEARCHES

URBIS APPENDICES REPORT 090817- 41 GEORGE STREET, BRISBANE

Department of Environment and Heritage Protection (EHP) ABN 46 640 294 485 400 George St Brisbane, Queensland 4000 GPO Box 2454, Brisbane QLD 4001, AUSTRALIA www.ehp.qld.gov.au

SEARCH RESPONSE ENVIRONMENTAL MANAGEMENT REGISTER (EMR) CONTAMINATED LAND REGISTER (CLR)

SAI Global Property Level 3 355 Spencer Street WEST MELBOURNE VIC 3003

Transaction ID: 50330928 EMR Site Id: 27 October 2016 Cheque Number: Client Reference:

This response relates to a search request received for the site: Lot: 1 Plan: RP159900 41 GEORGE Street BRISBANE CITY EMR RESULT

The above site is NOT included on the Environmental Management Register.

CLR RESULT

The above site is NOT included on the Contaminated Land Register.

ADDITIONAL ADVICE

All search responses include particulars of land listed in the EMR/CLR when the search was generated. The EMR/CLR does NOT include:- 1. land which is contaminated land (or a complete list of contamination) if EHP has not been notified 2. land on which a notifiable activity is being or has been undertaken (or a complete list of activities) if EHP has not been notified

If you have any queries in relation to this search please phone 13QGOV (13 74 68)

Administering Authority

Page 1 of 1

APPENDIX E ARCHITECTURAL PLANS

URBIS REPORT 090817- 41 GEORGE STREET, BRISBANE APPENDICES

GEORGE STREET 41 BRISBANE CBD

REVISED DEVELOPMENT APPLICATION | Q3707 September 2017 41 GEORGE STREET | BRISBANE CBD

DRAWING LIST

01 04 DA01 Location Plan DA15 South Elevation - Margaret Street DA02 Key Amenities DA16 West Elevation - George Street DA03 Site Plan + Information DA17 Facade Elevation - Margaret Street DA04 Site Analyis DA18 Facade Elevation - George Street DA05 Design Analysis DA06 Landscape Concept Plan 05 DA19 Section AA 02 DA20 Section BB DA07 STAGE1 Basement 1 DA21 Section CC DA08 STAGE1 Ground Floor Plan DA09 STAGE 2 Ground Floor Plan 06 DA10 STAGE1 Level 1 Podium Plan DA22 GFA Plans DA11 STAGE1 Level 2 Podium Plan 07 03 DA23 Existing Ground Floor Plan DA12 Perspective DA24 Existing Level 1 Podium Plan DA13 External Perspectives - Retail/Office Entry DA25 Existing Level 2 Podium Plan DA14 External Perspectives - Retail/Office Entry DA26 Existing Typical Office Levels 5-13

41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DAii_Rev.1 Urban Context Report Site 01 Site Characteristics 41 George St is situated in a key riverside re-development position within Brisbane brisbane city, facing the new Queens Wharf cbd development and is nearby 1 William St, the new Queensland Government building. brisbane river The podium addition is separated into two stages. Stage One will involve building the george street majority of the addition providing retail to the ground floor, communal roof terrace and a new building entry whilst retaining existing tenancy access. ferry victoria bridge terminal Stage Two will involve completing the margaret street construction to create a new retail tenancy queens to ground level and additional ground floor wharf office space. development The design of the podium aims to create an exciting and inviting street address through southbank the addition of a curved podium facade, re parklands imagining the public areas of the building botanical gardens and lifting the building to the level of its new surrounding environment. brisbane river

QUT

N Location Plan 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA01_Rev.1 Urban Context Report 01

Key amenities in vicinity of Site 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA02_Rev.1 Urban Context Report 01

Job No. 3707 SITE SUMMARY ALBERT STREET SITE AREA 2811 sqm ADDRESS 41 George Street, Brisbane LOT Lot 1 on RP159900

SITE COVER Podium Typical Level Building 2291 sqm 1306 s qm Site Area 2811 sqm 2811 sqm Site Coverage 81.50% 46.46%

AREA SCHEDULE GFA LEVEL GFA Etxg GFA New GFA Total MARY STREETcommercial BASEMENT 1 Amenities 316 sqm 316 treasury GROUND Retail 44 sqm 375 sqm 419 Office 1029 sqm 61 sqm 1090 casino LEVEL 1 Office 1543 sqm 0 sqm 1543 GEORGE STREETcommercial LEVEL 2 Office 1547 sqm 0 sqm 1547

LEVEL 3 Office 1547 sqm 0 sqm 1547 treasury casino LEVEL 4 Office 1160 sqm 0 sqm 1160

SITE LEVEL 5 - 16 (12 LEVELS) Office 13920 sqm 0 sqm 13920

LEVEL 17 - 26 (10 LEVELS) Office 11830 sqm 0 sqm 11830

MARGARET STREET SUBTOTAL Retail 419 s qm Office 32637 s qm WILLIAM STREET residential GRAND TOTAL GFA 33056 sqm

CAR PARKING EXISTING 125 PROVIDED 123

botanical gardens BIKE PARKING commercial EXISTING 0 queens wharf PROVIDED 57 (OFFICE) development ALICE STREET

N Scale: 1:500 Site Plan + Information 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA03_Rev.1

P age 1 Urban Context Report 01

queens mary street park

george street uni lodge treasury casino william street bus stop botanical margaret street gardens

pacific motorway

alice street

QUT p e d e s t r i a n m o v e m e n t + n o d e s v e h i c l e c i r c u l a t i o n

Minor Pedestrian Paths Minor Vehicle Paths Major Pedestrian Paths Major Vehicle Paths

Pedestrian Nodes Pedestrian Entry

Vehicle Entry

41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA04_Rev.1 Urban Context Report 01

Subtropical Climate + Views Cityscape + Built Form Streetscape + Public Realm A landscaped roof terrace provides a communal space, maintaing Externally, the materiality for both stages is commercial in nature, a The breakup of the podium form is expressed through a variation in views and vistas across the public realm and creates activation above façade with bold vertical batterns creates an iconic feature within its articulation of levels and materiality. The scale of the podium steps street level. The roof terrace will add a pocket of greenery in the surrounding streetscape. down the height of the existing building to street level providing center of the city, respondong to near by park and recreation area human scale whilst creating a soft and rhythmic form to the George and and define a separation between the existing building and the new Margaret Street edges. podium.

The defined overhang of the podium levels and adjacent awning will Internally, a lavish double-storey lobby entrance with feature finishes will Retail and dining tenancies opening up to a street front terrace will provide relief to the George Street façade whilst creating a sheltered create an impressive entry experience for both tenants and public users. encourage the enhancement of pedestrian permeability in the area, approach for pedestrians. The new lobby spaces will use a contemporary neutral palette to create a creating activity at street level and reflecting Brisbane’s relaxed Maintaining existing street tress and addiing pockets of greenery at series of open and light spaces. riverside lifestyle. street level provides refilef from the elements whilst softening the podiums edge to Margaret and George Streets.

Design Intent + Building Form Analysis 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA05_Rev.1 Urban Context Report 01

Existing Planter boxes to remain.

Vegetation and planter boxes to terrace Operable glazing to open up tenancy to level 1 terrace Existing trees to Margaret Street to remain, providing additional shade and protection Seating and informal meeting to terrace dining area. spaces to level 1

Landscaped communal terrace Vegetation and planter boxes with pockets of vegetation and to terrace edge planters

Existing trees to George Green roof to level 2 Street to remain, providing additonal shade to entry. Ground Plan - Stage 2 Level 1 & 2

Existing Landscaping/Planting Proposed Landscaping/Planting

N Scale: 1:500 Landscape Concept Plan 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA06_Rev.1 SITE BOUNDARY Architectural 02 GARDEN BED Plans FAN ROOM REAR COURT DRIVEWAY TO BASEMENT PARKING

EXISTING KITCHEN AA COLD OFFICE 40 ROOM

STORE

COLD SITE BOUNDARY ROOM STORE GARDEN GARDEN BED BED STAIR 6 MALE STORE GARDEN

M R B STORE ED FF TA LECTURE ROOM S FEMALE FEMALE AC WC

FEMALE WC FEMALE PLANT ROOM MALE WC FEMALE MALE WC WC

MALE LUNCH WC ROOM FIRE EGRESS PWD SERVICES WC ROOM STAIR 2 M A R G A RE T ST R E T M A R G RE T ST R

ES ESS R

SERVIC E EG R STAIR 9 FI 3000 EXISTING OFFICE SITE BOUNDARY FOOTPATH

FIRE EGRESS LIFT LOBBY

PLANT 166m² SITE BOUNDARY STORE/ PLANT NEW CAFE 1 266m² EXISTING NEWSAGENT FIRE EGRESS 44m² RL. 15.10

OFFICE CC ENTRANCE CC 42 42 101m²

R E V O PROPOSED CAFE/NEWSAGENT G NEIGHBOURING IN D BUILDING IL PROPOSED OFFICE U B BUILDING OVER EXISTING OFFICE 4229

EXISTING RL. 15.08 SITE BOUNDARY PROPOSED - STAGE 1 BB AA AWNING OVER 41 40 PROPOSED - STAGE 2 G E O R G E S T R E E T N

Client Project Title Ground Floor Plan Stage 1 Scale: 1:250 Basement41G Investment Trust c/o1 PlanAEPIM 3707 Scale As indicated Date 05/05/16 Investment Management Pte Ltd 41 George St Brisbane 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application 21.12.2016 | 3707 | rev.2 DA07_Rev.1 © copyright nettleton tribe partnership pty ltd Number 12 SITE BOUNDARY Architectural 02 GARDEN BED Plans FAN ROOM REAR COURT DRIVEWAY TO BASEMENT PARKING

EXISTING KITCHEN AA COLD OFFICE 40 ROOM

STORE

COLD SITE BOUNDARY ROOM STORE GARDEN GARDEN BED BED STAIR 6 MALE STORE GARDEN

M R B STORE ED FF TA LECTURE ROOM S FEMALE FEMALE AC WC

FEMALE WC FEMALE PLANT ROOM MALE WC FEMALE MALE WC WC

MALE LUNCH WC ROOM FIRE EGRESS PWD SERVICES WC ROOM STAIR 2 M A R G A RE T ST R E T M A R G RE T ST R

ES ESS R

SERVIC E EG R STAIR 9 FI 3000 EXISTING OFFICE SITE BOUNDARY FOOTPATH

FIRE EGRESS LIFT LOBBY

PLANT 166m² SITE BOUNDARY STORE/ PLANT NEW CAFE 1 266m² EXISTING NEWSAGENT FIRE EGRESS 44m² RL. 15.10

OFFICE CC ENTRANCE CC 42 42 101m²

R E V O PROPOSED CAFE/NEWSAGENT G NEIGHBOURING IN D BUILDING IL PROPOSED OFFICE U B BUILDING OVER EXISTING OFFICE 4229

EXISTING RL. 15.08 SITE BOUNDARY PROPOSED - STAGE 1 BB AA EQUITABLE ACCESS ON AWNING OVER 41 40 GRADE FROM GEORGE PROPOSED - STAGE 2 STREET G E O R G E S T R E E T N Stage 1 Client Project Title Ground Floor Plan Stage 1 Scale: 1:250 Ground41G Investment Floor Trust c/o PlanAEPIM 3707 Scale As indicated Date 05/05/16 Investment Management Pte Ltd 41 George St Brisbane 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application 21.12.2016 | 3707 | rev.2 DA08_Rev.1 © copyright nettleton tribe partnership pty ltd Number 12 SITE BOUNDARY Architectural 02 GARDEN BED Plans FAN ROOM REAR COURT DRIVEWAY TO BASEMENT PARKING

EXISTING KITCHEN AA COLD OFFICE 40 ROOM

STORE

COLD SITE BOUNDARY ROOM STORE GARDEN GARDEN BED BED STAIR 6 MALE STORE GARDEN

M R B STORE ED FF TA LECTURE ROOM S FEMALE FEMALE AC WC

FEMALE WC FEMALE PLANT ROOM MALE WC FEMALE MALE WC WC

MALE LUNCH WC ROOM FIRE EGRESS PWD SERVICES WC ROOM STAIR 2 M A R G A RE T ST R E T M A R G RE T ST R

ES ESS R

SERVIC E EG R STAIR 9 FI 3000 EXISTING OFFICE SITE BOUNDARY FOOTPATH

FIRE EGRESS LIFT LOBBY

PLANT 166m² SITE BOUNDARY STORE/ PLANT NEW CAFE 1 266m² EXISTING NEWSAGENT FIRE EGRESS 44m² RL. 15.10

OFFICE CC ENTRANCE CC 42 42 101m²

R E V O PROPOSED CAFE/NEWSAGENT G NEIGHBOURING IN D BUILDING IL PROPOSED OFFICE U B BUILDING OVER EXISTING OFFICE 4229

EXISTING RL. 15.08 SITE BOUNDARY PROPOSED - STAGE 1 BB AA EQUITABLE ACCESS ON AWNING OVER 41 40 PROPOSED - STAGE 2 GRADE FROM GEORGE STREET G E O R G E S T R E E T N Stage 2 Client Project Title Ground Floor Plan Stage 1 Scale: 1:250 Ground41G Investment Floor Trust c/o PlanAEPIM 3707 Scale As indicated Date 05/05/16 Investment Management Pte Ltd 41 George St Brisbane 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application 21.12.2016 | 3707 | rev.2 DA09_Rev.1 © copyright nettleton tribe partnership pty ltd Number 12 SITE BOUNDARY Architectural 02 GARDEN BED Plans FAN ROOM REAR COURT DRIVEWAY TO BASEMENT PARKING

EXISTING KITCHEN AA COLD OFFICE 40 ROOM

STORE

COLD SITE BOUNDARY ROOM STORE GARDEN GARDEN BED BED STAIR 6 MALE STORE GARDEN

M R B STORE ED FF TA LECTURE ROOM S FEMALE FEMALE AC WC

FEMALE WC FEMALE PLANT ROOM MALE WC FEMALE MALE WC WC

MALE LUNCH WC ROOM FIRE EGRESS PWD SERVICES WC ROOM STAIR 2 M A R G A RE T ST R E T M A R G RE T ST R

ES ESS R

SERVIC E EG R STAIR 9 FI 3000 EXISTING OFFICE SITE BOUNDARY FOOTPATH

FIRE EGRESS LIFT LOBBY

PLANT 166m² SITE BOUNDARY STORE/ PLANT NEW CAFE 1 266m² EXISTING NEWSAGENT FIRE EGRESS 44m² RL. 15.10

OFFICE CC ENTRANCE CC 42 42 101m²

R E V O PROPOSED CAFE/NEWSAGENT G NEIGHBOURING IN D BUILDING IL PROPOSED OFFICE U B BUILDING OVER EXISTING OFFICE 4229

EXISTING RL. 15.08 SITE BOUNDARY PROPOSED - STAGE 1 BB AA AWNING OVER 41 40 PROPOSED - STAGE 2 G E O R G E S T R E E T N

Client Project Title Ground Floor Plan Stage 1 Scale: 1:250 Proposed41G LevelInvestment Trust c/o1 PlanAEPIM 3707 Scale As indicated Date 05/05/16 Investment Management Pte Ltd 41 George St Brisbane 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA10_Rev.1 © copyright nettleton tribe partnership pty ltd Number 12 SITE BOUNDARY Architectural 02 GARDEN BED Plans FAN ROOM REAR COURT DRIVEWAY TO BASEMENT PARKING

EXISTING KITCHEN AA COLD OFFICE 40 ROOM

STORE

COLD SITE BOUNDARY ROOM STORE GARDEN GARDEN BED BED STAIR 6 MALE STORE GARDEN

M R B STORE ED FF TA LECTURE ROOM S FEMALE FEMALE AC WC

FEMALE WC FEMALE PLANT ROOM MALE WC FEMALE MALE WC WC

MALE LUNCH WC ROOM FIRE EGRESS PWD SERVICES WC ROOM STAIR 2 M A R G A RE T ST R E T M A R G RE T ST R

ES ESS R

SERVIC E EG R STAIR 9 FI 3000 EXISTING OFFICE SITE BOUNDARY FOOTPATH

FIRE EGRESS LIFT LOBBY

PLANT 166m² SITE BOUNDARY STORE/ PLANT NEW CAFE 1 266m² EXISTING NEWSAGENT FIRE EGRESS 44m² RL. 15.10

OFFICE CC ENTRANCE CC 42 42 101m²

R E V O PROPOSED CAFE/NEWSAGENT G NEIGHBOURING IN D BUILDING IL PROPOSED OFFICE U B BUILDING OVER EXISTING OFFICE 4229

EXISTING RL. 15.08 SITE BOUNDARY PROPOSED - STAGE 1 BB AA AWNING OVER 41 40 PROPOSED - STAGE 2 G E O R G E S T R E E T N

Client Project Title Ground Floor Plan Stage 1 Scale: 1:250 Proposed41G Level Investment Trust 2 c/o PlanAEPIM 3707 Scale As indicated Date 05/05/16 Investment Management Pte Ltd 41 George St Brisbane 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA11_Rev.1 © copyright nettleton tribe partnership pty ltd Number 12 Perspectives 03

Crnr George + Margaret Streets 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA12_Rev.1 Perspectives 03

George Street Entry George Street

G E O R G E S T R E E T

M A R G A R E T S T R E E T M A R G A R E T S T R E E T

41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA13_Rev.1 Perspectives 03

George Street Margaret Street

G E O R G E S T R E E T

M A R G A R E T S T R E E T M A R G A R E T S T R E E T

41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA14_Rev.1 Elevations 04

MATERIALS LEGEND

WA1 Rendered Masonary - Painted White WA2/COL1 Stone Cladding WA3 Existing Facade to remain BAL1 Glass Balustrade GS1 Clear Glazing with Charcoal Glazing Frame WA3 GS2 Rain Screen Glazing with Charcoal Glazing Frame sc1 SC1 Aluminium Vertical Mullions @ 1200mm BAL1 Spacing - Charcoal AW1 Clear Glazed Awning with Charcoal Frame

Scale: 1:400 West Elevation - George St 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA15_Rev.1 Elevations 04

MATERIALS LEGEND

WA1 Rendered Masonary - Painted White WA3 WA2/COL1 Stone Cladding WA3 Existing Facade to remain SC1 BAL1 Glass Balustrade GS1 Clear Glazing with Charcoal Glazing Frame WA3 GS2 Rain Screen Glazing with Charcoal Glazing Frame GS1 SC1 Aluminium Vertical Mullions @ 600mm Spacing - Charcoal wa2 AW1 Clear Glazed Awning with Charcoal Frame

Scale: 1:400 South Elevation - Margaret St 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA16_Rev.1 Elevations 04

WA3 WA3 WA2

SC1 GS2 BAL1 BAL1

GS1 GS1 BAL1 wa1 AW1 wa2 MATERIALS LEGEND

WA1 Rendered Masonary - Painted White WA2/COL1 Stone Cladding WA3 Existing Facade to remain BAL1 Glass Balustrade GS1 Clear Glazing with Charcoal Glazing Frame GS2 Rain Screen Glazing with Charcoal Glazing Frame SC1 Aluminium Vertical Mullions @ 600mm Spacing - Charcoal AW1 Clear Glazed Awning with Charcoal Frame

Scale: 1:250 Facade Elevation - George St 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA17_Rev.1 Elevations 04

WA3

wa3

AW1 SC1 BAL1

COL1 gs1

BAL1

gs2 wa1

MATERIALS LEGEND

Scale: 1:250 Facade Elevation - Margaret St 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA18_Rev.1 Sections 05

Scale: 1:250 Section AA 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA19_Rev.1 Sections 05

Scale: 1:250 Section BB 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA20_Rev.1 Sections 05

Scale: 1:250 Section CC 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application September 2017 | DA21_Rev.1 Area Plans 06

70 m² 70 m² 23 m² 248 m² 942 m² Proposed Additional GFA 23 m² 61 m²

MARGARET STREET 2 109 m² Basement 1 231 = 231m T 231 m² G EE 2 E R GEORGE STREET O ST Ground Floor 61+109 + 273 = 443m R T 70 m² G E 70 m² 23 m² E 273 m² AR 231 m² S G T 248 m² R 2 23 m² R 248E m² MA Level 1 = 0m MARGARET STREET E 942 m² T 942 m² 2 61 m² Level 2 = 0m T R E O GEORGE STREET 61 m² R O R A F C MARGARET STREET E MARGARET STREET

G 109 m² 2

E 109 m² T Total additional GFA = 674m O G EE

231 m² T R R E 1543 m² G O E T

G 231 m² E S E R TR T

E O G S E

R E T AR S G 273 m² E

T Basement 1 S G Ground Floor

R R E T AR R 273 m²

E S E RG MA E T R E

T 61 m² E T MA V E O 248 m² T ID GEORGE STREET Proposed GFA

GEORGE STREET G R T O

E E R O O R 109 m² A F

C R

E G

T Existing GFA

1543 m² E E 1547 m² MA T RGARE T STREET 942 m²

ROOF TERRACE 273 m²

T T G EE G EE E R E R O ST O ST R VOID T R T G E MA G GREEN ROOF E Gross Floor Area: E AR RGARE E AR S G T STR S G T R EET T R R 1543 m² R E MA E 1547 m²MA E ROOF E T 1543 m² T TERRAC 1547 m² E As defined in Brisbane City Council - City Plan 2014 Client ROOF 41G Investment Trust c/o AEPIM ROOF TERRACE The total floor area of all storeys of the building (measured

Investment Management Pte Ltd TERRACE

E from the outside of the external walls or the centre of a

O R

G 1547 m² ET ET common wall), other than areas used for the following:

E G E G E

E T R E T R

G S O E ST G O E ST T E E E R VOID R T E R R T O R G ST E O G GREEN ROOF ST E

E (a) building services, plant and equipment; R GREENE V ROOFOID T AR R E T AR

G E E G G GREEN ROOF E G T S S E T AR R E T AR R S R G S R G T E RO R MA T E R MA R E OF R E (b) access between levels; E T MA E T MA E ROOF TERRACE E T T TERRACE (c) ground floor public lobby; (d) a mall; (e) the parking, loading or manoeuvring of motor vehicles; (f) unenclosed private balconies, whether roofed or not. Project MARG ARET STR 3707 EET 41 George St Brisbane © copyright nettleton tribe partnership pty ltd level 1 level 2

N Scale: 1:1000 GFA Plans 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application 11.11.2016 | 3707 | rev.2 DA22_Rev.1 DISCUSSION SKETCH ONLY Client Project Title Area Plans 41G Investment Trust c/o AEPIM 3707 Scale 1 : 1000 Date 11/21/11 Investment Management Pte Ltd 41 George St Brisbane © copyright nettleton tribe partnership pty ltd Number 50

DISCUSSION SKETCH ONLY DISCUSSION SKETCH ONLY Client Project Title Client Project Title Area Plans Scale Area Plans 1 : 1000 41G Investment Trust c/o AEPIM 3707 Scale 1 : 1000 41G Investment Trust c/o AEPIM 3707 Date 11/21/11 Investment Management Pte Ltd 41 George St Brisbane Date 11/21/11 Investment Management Pte Ltd 41 George St Brisbane © copyright nettleton tribe partnership pty ltd Number 50 © copyright nettleton tribe partnership pty ltd Number 50

Title

Scale

Date

Number

Area Plans

1 : 1000 11/21/11 DISCUSSION SKETCH ONLY

50 SITE BOUNDARY

GARDEN BED

FAN ROOM Existing Plans REAR COURT DRIVEWAY 07 TO BASEMENT PARKING

S ER VER Y

KITCHEN

COLD ROOM

STORE

COLD BAR ROOM

GARDEN BED

LECTURE ROOM FEMALE TOILETS AC PLANT ROOM FEMALE TOILETS FEMALE

MALE FEMALE MALE TOILETS TOILETS TOILETS

MALE TOILETS LUNCH ROOM CONFERENCE ROOM M A R G A RE T ST R E T M A R G RE T ST R

APE C EMPTY E ES R TENANCY FI SITE BOUNDARY GARDEN BED

OFFICE

MAIN ENTRANCE LOBBY GARDEN BED

NEWSAGENT

R OVE

WNING A

BUILDING OVER

GARDEN BED

N Scale: 1:250 G E O R G E S T R E E T Existing Ground Floor Plan

Client 41 GEORGE STREETProject | Q3707 | Brisbane CBD - Revised Development Application Title Existing Ground Floor Plan September 2017 | DA23_Rev.1 41G Investment Trust c/o AEPIM 3707 Scale 1 : 250 Date 05/04/16 Investment Management Pte Ltd 41 George St Brisbane © copyright nettleton tribe partnership pty ltd Number 02 Existing Plans 07

MALE EXISTING OFFICE TOILETS

FEMALE TOILETS M A R G A RE T ST R E T M A R G RE T ST R

AWNING BELOW

N Scale: 1:250 G E O R G E S T R E E T Existing Level 1 Plan Client 41 GEORGE STREETProject | Q3707 | Brisbane CBD - Revised Development Application Title Existing Level 1 Floor Plan September 2017 | DA24_Rev.1 41G Investment Trust c/o AEPIM 3707 Scale 1 : 250 Date 05/04/16 Investment Management Pte Ltd 41 George St Brisbane © copyright nettleton tribe partnership pty ltd Number 03 SITE BOUNDARY

Existing Plans 07 SITE BOUNDARY

MALE TEA TOILETS ROOM

FEMALE TOILETS

STAIR 2 M A R G A RE T ST R E T M A R G RE T ST R

SERVIC STAIR 9

SITE BOUNDARY SERVIC LOBBY EXISTING OFFICE SITE BOUNDARY

PROPOSED CAFE/NEWSAGENT

PROPOSED OFFICE

EXISTING OFFICE

PROPOSED ROOF TERRACE

EXISTING SITE BOUNDARY PROPOSED - STAGE 1

PROPOSED - NSTAGE 2 Scale: 1:250 G E O R G E S T R E E T Existing Level 2 Plan Client 41 GEORGE STREETProject | Q3707 | Brisbane CBD - Revised Development Application Title Level 5-13 Typical Floor Plan September 2017 | DA25_Rev.1 41G Investment Trust c/o AEPIM 3707 Scale As indicated Date 04/28/16 Investment Management Pte Ltd 41 George St Brisbane © copyright nettleton tribe partnership pty ltd Number 18 SITE BOUNDARY

Existing Plans 07 SITE BOUNDARY

MALE TEA TOILETS ROOM

FEMALE TOILETS

STAIR 2 M A R G A RE T ST R E T M A R G RE T ST R

SERVIC STAIR 9

SITE BOUNDARY SERVIC LOBBY EXISTING OFFICE SITE BOUNDARY

PROPOSED CAFE/NEWSAGENT

PROPOSED OFFICE

EXISTING OFFICE

PROPOSED ROOF TERRACE

EXISTING SITE BOUNDARY PROPOSED - STAGE 1

PROPOSED -N STAGE 2 Scale: 1:250 G E O R G E S T R E E T Existing Typical 5-13 Plan Client 41 GEORGE STREETProject | Q3707 | Brisbane CBD - Revised Development Application Title Level 5-13 Typical Floor Plan September 2017 | DA26_Rev.1 41G Investment Trust c/o AEPIM 3707 Scale As indicated Date 04/28/16 Investment Management Pte Ltd 41 George St Brisbane © copyright nettleton tribe partnership pty ltd Number 18 DISCUSSION DISCUSSION SKETCH ONLY 33

Existing1 : 250 Plans 12/21/16 07 Unnamed © copyright nettleton tribe partnership pty ltd partnership tribe nettleton © copyright Title Date Number Scale

N 3707 41 George St Brisbane Scale: 1:250 ExistingProject Basement 1 Plan 41 GEORGE STREET | Q3707 | Brisbane CBD - Revised Development Application DA27_Rev.1 41G Investment Trust c/o AEPIM Trust 41G Investment Pte Ltd Investment Management Client APPENDIX F – BRISBANE CITY COUNCIL CODE RESPONSES Principal Centre Zone Code City Centre Neighbourhood Plan Code Centre or Mixed Use Code Airport Environs Overlay Code Bicycle Network Overlay Code Critical Infrastructure and Movement Network Overlay Code Heritage Overlay Code Potential and Actual Acid Sulfate Soils Overlay Code Road Hierarchy Overlay Code Streetscape Hierarchy Overlay Code Transport Noise Corridor Overlay Code

PRINCIPAL CENTRE ZONE CODE

Overall Outcomes Response

(a) Development provides for the greatest Complies concentration and intensity of activities and land uses in the planning scheme area in Brisbane’s The proposed development involves extensions inner city that support its role as the heart of the to an existing commercial office tower and two State’s capital and South East Queensland’s new food and drink outlets at ground level. This principal activity centre. supports the ongoing role of the Principal Centre as the heart of the State’s capital and SEQ’s principal activity centre.

(b) Development provides for a diverse and Not applicable intensive mix of land uses in Kurilpa and the Fortitude Valley core that support and provide The site is not located within Kurilpa or Fortitude opportunities for expansion of the core function of Valley core. the inner city and play a vital role in the growth

and economy of the city.

(c) Development provides for the mix of uses and Not applicable level of economic and social activity in the Chermside and Upper Mt Gravatt centre cores The site is not located within Chermside or Upper that supports their role as the activity cores for Mt Gravatt centre cores. the northern and southern parts of the Brisbane

urban area, serving a regional catchment that extends outside of the planning scheme area.

(d) Development delivers a highly diverse range Complies of centre activities comprising commercial, retail, government, service, community and cultural The proposed development is for a new two- activities including entertainment functions such storey building podium for the existing Mineral as restaurants, hotels and nightclub House office tower. New uses include: entertainment facilities, which create an 18 hour- • two new food and drink outlet tenancies at a-day 7 day-a-week activity centre. ground level

• an extension of the existing office lobby area at ground level;

• a new landscaped rooftop terrace area for use by tenants of the existing office tower (on level 1 of the podium); and

• new end of trip facilities within the building basement.

The uses therefore include a mixture of centre activities which will contribute to the creation of an 18 hour-a-day, 7 day-a-week activity centre.

(e) Development is: Complies

(i) tailored to its specific location and to the role of The proposed development is consistent with the

Overall Outcomes Response the individual centre and the relevant zone intent of the Principal Centre Zone, as it provides precinct; support for the existing range of high-order commercial and retail uses. (ii) consistent with the location-specific provisions in the relevant neighbourhood plan. The development is consistent with the purpose of the City Centre Neighbourhood Plan in that the rooftop terrace, new food and drink outlet and office space will provide support to achieve the intended goals surrounding high density commercial developments and support Brisbane City as Queensland’s principal commercial centre. The rooftop terrace will contribute to a vital, vibrant, attractive, mixed use City Centre through providing high quality urban design. The views and vistas of the city will be enhanced from the proposed rooftop facilities and terrace.

The rooftop will contain landscaping and shading to ensure consistency with Brisbane’s subtropical climate and character. For further details please refer to Appendix E for the Architectural Plans and landscape information.

The redevelopment is proposed on the corners of George and Margaret Street, which is located and orientated away from the adjoining heritage place on Margaret Street. The proposed podium will exhibit excellent architectural design and interface with the existing commercial tower.

(f) Development for a residential use: Not Applicable

(i) is high density; The proposed development does not involve a residential use. (ii) does not compromise the primary function of the Principal centre zone as a commercial activity centre;

(iii) facilitates intensive urban consolidation and the highly efficient use of physical and social infrastructure;

(iv) supports the creation of a walkable centre that optimises the potential for residents to live within walking distance of and be well connected to high-frequency public transport, employment, entertainment and community facilities existing within the centre and reduces vehicle-based trips to work, shops or centres;

(v) provides a wide choice in housing sizes and

Overall Outcomes Response housing adaptability that meets the needs of a diverse population and responds to residents' life- cycle needs;

(vi) may include a home based business where it is of a scale and nature that protects the amenity of adjoining residents.

(g) Development for residential accommodation Not Applicable such as rooming accommodation, a residential care facility or a retirement facility may be The proposed development does not involve suitable where it is high density and consistent residential accommodation. with the urban form and primary functions of the centre.

(h) Development is designed, sited and Complies constructed to minimise noise, odour and air- quality impacts on residents consistent with its The development is designed, sited and location in the Principal centre zone, although constructed to minimise noise, odour and air- residents cannot expect to enjoy the same level quality impacts on residents, consistent with its of noise, odour and air- quality amenity as low location in the Principal centre zone. The density suburban areas (due to the high levels of development is generally surrounded by non- activity envisaged during the day, evening and residential uses and is therefore unlikely to result night). in any amenity impacts to sensitive uses.

(i) Development for a car wash or service station Not Applicable is carefully sited and designed to minimise any adverse impact on the vibrancy of the centre and The proposed development does not involve a to protect surrounding residential amenity. car wash or service station.

(j) Development for uses that are often provided Not Applicable in a large-scale format such as hardware and trade supplies, garden centre or showroom: The proposed development does not involve large-scale format such as hardware and trade (i) is limited in area and frontage; supplies, garden centre or showroom.

(ii) provides the level of activation and interface with the street expected of other non-residential uses in the Principal centre zone.

Development Form Overall Outcomes

(a) Development is of a height, bulk, scale and Complies form which is tailored to its specific location and to the characteristics of the site and the centre The proposed development is for a podium including: containing new ground floor food and drink outlets and open space. The use of lower level building (i) the location of existing buildings, specialist podiums is consistent with the preferred built form uses and public transport interchanges; outcomes in the city centre. The development will integrate with the existing commercial building

Overall Outcomes Response

(ii) access arrangements; and public transport connections.

(iii) the location of and connections to active The design of the podium takes advantage of transport networks; shape, frontage, size, orientation and slope of the site. (iv) the shape, frontage, size, orientation and slope of the site; The rooftop facilities and terrace will retain the local neighbourhood identity, heritage, (v) local neighbourhood identity, topography and topography, environmental features and views views; due to the nature of the development within a podium in an existing commercial building. (vi) the mix of surrounding uses; The proposal is reflective of the surrounding mix (vii) the location of surrounding heritage places, of land uses and is complementary and ancillary parks and environmental features. to office uses surrounding the site.

(b) Development capitalises on the centre's Complies proximity to high-frequency regional public transport networks. The development is to be located as part of an existing commercial building which is in close proximity to high-frequency regional public transport networks.

(c) Development provides public spaces and Complies landscaping, including deep planting, that soften the dominance of buildings, provide breathing The proposed development for a podium spaces and encourage outdoor activity and living, containing new ground floor food and drink integrate with the surrounding area and enable outlets, foyer extension and podium rooftop fine-grained pedestrian connectivity through the terrace. The rooftop terrace will provide centre. landscaping, including deep planting that soften the dominance of buildings, provide breathing spaces and encourage outdoor activity and living, integrate with the surrounding area. Part of the development is for private open space for the use of tenants in the commercial building.

(d) Development for a building addresses and Complies interfaces with the street and other adjoining public spaces including via active uses at ground The proposed development for a podium level (with parking located below buildings) to containing new ground floor food and drink ensure highly active streets and to provide outlets, foyer extension and a podium rooftop surveillance of the public domain. terrace will address and interface with the street and other adjoining public spaces including via active uses at ground level (with parking located below buildings) to ensure highly active streets and to provide surveillance of the public domain.

(e) Development responds to land constraints, Complies mitigates any adverse impacts on environmental values and addresses other specific The proposal is unlikely to result in adverse characteristics, as identified by overlays affecting impacts on environmental values, due to its

Overall Outcomes Response the site or in codes applicable to the location within an existing commercial building. development.

City Centre Zone Precinct Overall Outcomes

(a) Development in the central portion of the City Complies Centre zone precinct: The development is consistent with the purpose (i) accommodates the State’s highest order of the City Centre Neighbourhood Plan, in that the government, administration and commercial podium containing new ground floor food and activities of State-wide significance, together with drink outlets and a rooftop terrace will support the high-order and specialist retail, entertainment, intended goals surrounding high density community, cultural activities and residential uses commercial and retail developments on site and within a concentrated and walkable environment; support Brisbane City as Queensland’s principal commercial centre. (ii) is to create the primary employment centre and highest employment densities for the The site is within walking distance from the planning scheme area and the South East region's public transport network. Queensland region within a walkable distance of the heart of the region's public transport network; The development will ensure that the inner city remains visually the most prominent location (iii) for residential towers is complemented by within the city. highly active and pedestrian-focused streetscapes and ground-level retail, The redevelopment is proposed on the corners of entertainment, cultural and tourism activities; George and Margaret Street, which is located and orientated away from the adjoining heritage place (iv) is to ensure the inner city visually remains the on Margaret Street. The proposed development most prominent location within the city; will respect the adjoining heritage place.

(v) is to protect and respect the highest For further details please refer to Appendix E for concentration of and most significant heritage the Architectural Plans. places in the city.

(b) Development in the northern and southern Complies portions of the City Centre zone precinct: The proposal is located in the southern portion of (i) is at high densities and contains a mix of the City Centre zone precinct. The development diverse and commercially focused land uses that supports high densities and mix of commercially support the core function of the inner city; focused land uses through transformation of a currently underutilised podium space. (ii) accommodates the highest employment densities in areas within walking distance of the highest order public transport accessibility outside of the inner city.

Overall Outcomes Response

(c) Development ensures that building and public Complies domain design is appropriate to the context, fits responsibly into the streetscape and riverscape The development reflects the existing building and positively contributes to the overall city context and fits responsibly into the streetscape skyline and the high architectural quality and riverscape and positively contributes to the expected of the City Centre zone precinct. overall city skyline. The proposal is high quality in design and landscaping, as expected of the City Centre zone precinct. Refer to the Architectural Drawings and the Landscape Concept Plan in Appendix E.

(d) Development provides for pedestrian priority Complies and focus in the design of buildings, public spaces and streetscapes and ensures that the The proposed development will support public domain is of a design and quality pedestrian priority and focus in the design of appropriate to the City Centre zone precinct's buildings, public spaces and streetscapes through capital city role. activation of the ground floor and podium levels. The design of the podium is of a quality appropriate to the City Centre zone precinct's capital city role

Regional Centre Zone Precinct Overall Outcomes

(a) Development creates the highest order retail Not Applicable activities within the planning scheme area. The site is not located in the Regional Centre Zone.

(b) Development for a commercial activity creates Not Applicable a focus point for regional employment and regional government functions including health, The site is not located in the Regional Centre education and cultural services. Zone.

(c) Development for a commercial, entertainment, Not Applicable community or cultural activity of regional significance diversifies and complements the The site is not located in the Regional Centre Regional centre zone precinct's important retail Zone. functions.

(d) Development provides for each Regional Not Applicable centre zone precinct to have its own distinctive and positive identity and exhibit a high-quality The site is not located in the Regional Centre urban design commensurate with its role as a Zone. regional destination and the heart of the activity centre.

(e) Development is integrated and coordinated Not Applicable both within the site and in relation to surrounding land uses. The site is not located in the Regional Centre Zone.

Overall Outcomes Response

(f) Development reinforces a highly accessible Not Applicable centre with direct access to high- frequency public transport corridors with regional The site is not located in the Regional Centre connections and to active transport links and Zone. infrastructure that provide viable modal choice to centre users.

(g) Development provides vehicular access Not Applicable arrangements that minimise impacts on surrounding land and protect the functionality of The site is not located in the Regional Centre both local and higher order road networks. Zone.

(h) Development creates an activated public Not Applicable domain both internally and at the centre edges, with intensive and interactive outward-looking The site is not located in the Regional Centre uses at ground level that maintain visual Zone. connection and physical integration with surrounding land uses.

(i) Development provides clear, direct, safe and Not Applicable comfortable internal connectivity for pedestrians to key destinations throughout the centre, The site is not located in the Regional Centre including to public transport services and active Zone. transport links, public spaces and connection points with surrounding land uses.

(j) Development is sensitively designed and Not Applicable operated to avoid or mitigate any potential adverse impacts on an adjoining use. The site is not located in the Regional Centre Zone.

CITY CENTRE NEIGHBOURHOOD PLAN CODE

Performance outcomes Acceptable outcomes Response

SECTION A: CITY CONTEXT & SUBTROPICALITY

PO1 AO1 Complies AO1

Development is designed to No acceptable outcome is An urban concept report is respond to its site prescribed. provided in Appendix E which characteristics, context and demonstrates how the setting within the City Centre, Editor’s note—The preparation development responds to its including cityscape, streetscape, of an Urban context report in site characteristics and context. public realm, heritage places, accordance with Table surrounding buildings, natural 7.2.3.7.3.B will assist in assets and movement networks. demonstrating how the proposal achieves the outcomes of this Development design exhibits neighbourhood plan. outstanding architectural merit, and development with a tower Note—Council’s Independent contributes positively to the city’s Design Advisory Panel may be skyline. invited to provide advice on development, to facilitate high quality development, in accordance with the provisions of the Independent design advisory panel planning scheme policy.

Editor’s note—The New World City Design Guide - Buildings that Breathe sets out the vision, design elements and best practice case studies to guide new development. Development is actively encouraged to incorporate these design elements and embrace the city’s subtropical climate.

PO2 AO2 Not applicable AO2

Development exhibits best Development provides The proposed development practice subtropical design and landscaped outdoor spaces relates to the provision of a new presents a highly landscaped equivalent to a minimum 30% of building podium at the frontage environment, including: the site area. of an existing commercial office tower. An existing basement • landscaping and outdoor Note—Outdoor space does not below the site means that it is spaces that make the include spaces where more than not possible to provide deep most of Brisbane’s 70% of the perimeter is planting as part of this subtropical climate, while enclosed, or balconies that are

Performance outcomes Acceptable outcomes Response

mitigating heat; less than 12m2. development.

• landscaped subtropical Despite this, the proposed spaces and water development will provide features on ground levels, additional landscaping on site roofs, balconies, terraces, in the form of planting at ground and edges of buildings. level and a landscaped podium rooftop.

PO3 AO3 Complies PO3

Development exhibits best- No acceptable outcome is The proposed development practice climate-responsive prescribed. involves the creation of a design, including orientation, to building podium for an existing mitigate heat and reduce the commercial tower. The design need for mechanical heating, exhibits best-practice climate- cooling and lighting. responsive design, including orientation, to mitigate heat and reduce the need for mechanical heating, cooling and lighting. The landscaped rooftop terrace will contribute to reducing heat.

SECTION B: BUILT FORM

If on a site over 3000 m² , where not within the Quay Street precinct (City Centre neighbourhood plan/NPP-002) or Howard Smith Wharves precinct (City Centre neighbourhood plan/NPP-005)

PO4 AO4 Not Applicable

Development is of a quality that No acceptable outcome is The site is not on a site over makes a significant contribution prescribed. 3000 m². to the vitality and image of the City Centre.

Development includes provision of a significant amount of publicly accessible space, or major public linkages or connections, or new or improved public infrastructure or facilities, that enhance the functioning of the City Centre and its public realm.

PO5 AO5.1 Not Applicable No acceptable outcome is Development is of a scale and prescribed in relation to building The site is not on a site over

Performance outcomes Acceptable outcomes Response design that: height and gross floor area. 3000 m².

• contributes to a cohesive streetscape and built form character; AO5.2 Not Applicable

• does not cause significant Development ensures the The site is not on a site over and undue adverse maximum tower site cover is in 3000 m². amenity impacts to accordance with Table adjoining properties or 7.2.3.7.3.C. prejudice their development;

• is sited and designed to enable existing and future buildings to be well separated from each other to allow for light penetration, air circulation, views, vistas and privacy.

If on a site with a primary street frontage of less than 20m, where a site not over 3000 m²

PO6 AO6.1 Not Applicable Development ensures the Development is of a scale and maximum building height is in The site has a frontage greater design that: accordance with Table than 20m. 7.2.3.7.3.C. • contributes to a cohesive streetscape and built form character; AO6.2 Not Applicable • is consistent with the anticipated density and Development ensures tower The site has a frontage greater assumed infrastructure levels (being all levels from than 20m. demand; which a setback tower commences) have minimum • is proportionate to and setbacks in accordance with commensurate with the Table 7.2.3.7.3.E. utility of the site area and frontage width;

• does not cause significant and undue adverse amenity impacts to adjoining development;

• is sited and designed to enable existing and future buildings to be well

Performance outcomes Acceptable outcomes Response

separated from each other and to not prejudice the development of adjoining sites.

If a site with a primary street frontage of 20m or greater, where a site not over 3000 m²

PO7 AO7 Not Applicable Development ensures the Development is of a scale and maximum building height and The proposal is for a podium design that: tower site cover is in accordance not a tower. Table 7.2.3.7.3.C does not specify a maximum • with Table 7.2.3.7.3.C. makes efficient use of City building height or site cover for Centre land by building podiums. accommodating high density development; Note—Specific site cover outcomes apply in the Howard • contributes to a cohesive Smith Wharves precinct (City streetscape and built form Centre neighbourhood character; plan/NPP-005) - refer to precinct provisions. • is consistent with the anticipated density and assumed infrastructure demand;

• is proportionate to and commensurate with the utility of the site area and frontage width;

• does not cause significant and undue adverse amenity impacts to adjoining properties or prejudice their development;

• is sited and designed to enable existing and future buildings to be well separated from each other to allow for light penetration, air circulation, views, vistas and privacy, particularly for residential towers.

If on a site with a primary street frontage of 20m or greater, where not within the Howard Smith Wharves precinct (City Centre neighbourhood plan/NPP-005)

Performance outcomes Acceptable outcomes Response

PO8 AO8.1 Not Applicable

Tower levels are set back from Development ensures tower The proposal is for a podium boundaries to provide spacing levels (being all levels from not a tower. between buildings to protect which a setback tower privacy, views and vistas. commences where involving a street building, or all levels Minimum side and rear setbacks where a tower in plaza) have ensure that existing and future minimum setbacks in buildings are well separated to accordance with Table optimise light penetration and air 7.2.3.7.3.E. circulation through the cityscape so that each building contributes AO8.2 Not Applicable positively to the overall amenity of the city. Development truncates and The proposal is for a podium curves tower corners and not a tower. Tower shape and setbacks creates an alternative shape to a reduce the visual width and typical square or rectangle scale of the building and parallel to the site boundaries. provides variation, contributing positively to the streetscape and city skyline.

If on a site where not within the Howard Smith Wharves precinct (City Centre neighbourhood plan/NPP-005)

PO9 AO9 Not Applicable

Development ensures that the Development ensures the The proposal is for a podium separation of buildings within a minimum separation between not a tower. site is sufficient to: towers (being all levels from which a setback tower (a) provide residential amenity, commences where involving a including access to natural light, sunlight and breeze; street building, or all levels where a tower in plaza) within a (b) provides visual privacy via site site is 10m. planning and design without a reliance on fixed screening;

If on a site where not fronting the ‘mall street frontage’ in the Retail precinct (City Centre neighbourhood plan/NPP-001), within the River precinct (City Centre neighbourhood plan/NPP-004), or the Howard Smith Wharves precinct (City Centre neighbourhood plan/NPP-005)

PO10 AO10.1 Not Applicable

Development includes a street No acceptable outcome is The site is not in the River building that reinforces the close- prescribed for street building precinct. knit city grid, frames the public

Performance outcomes Acceptable outcomes Response

realm and is consistent with the setbacks. street setbacks of neighbouring buildings. Note—Street building setbacks are determined in response to The street building height the Urban context report. contributes to the vibrancy of the street, and is compatible with AO10.2 adjoining heritage buildings and Development has a maximum reinforces the prevailing street building height of: streetscape character. (a) 10.5 m where in the Quay Street precinct (City Centre neighbourhood plan/NPP- 002); (b) 20 m in all other locations.

SECTION C: STREETSCAPE AND PUBLIC SPACE

PO11 AO11 Complies AO11

Development incorporates a Development of the street The development will street building with a façade building incorporates: incorporate a large balcony treatment that is designed to: (being the area on top of the (a) balconies, openings and proposed building podium), (a) address and activate the louvres to create a high transparent building materials street and any adjacent degree of permeability that publicly accessible space with allow building occupants to and openings to create a high a high level of permeability, overlook the street and any degree of permeability that landscaping, shade and adjacent publicly accessible allow building occupants to space; shelter; overlook the street. (b) contribute to an attractive (b) outdoor spaces that allow streetscape; building occupants to access The ground floor outdoor dining open air; area and rooftop terrace will (c) create a smooth transition provide outdoor spaces that from indoors to outdoors; (c) vertical landscaping, awnings and shade structures, and allow building occupants to (d) respond to the subtropical articulation that provides access open air. climate by opening up to the shade and shelter for elements while providing pedestrians on the street and Landscaping, awnings and shade and comfort. the building. shade structures, and Note—Refer to Figure a and articulation is provided which Figure b for guidance. provides shade and shelter for pedestrians. Refer to the Landscape Concept Plan in Appendix E.

PO12 AO12.1 Complies AO12.1

Development at ground storey of Development of the ground The development on the all buildings and in the street storey of all buildings (street ground storey is for active uses building above ground storey, building or tower in plaza) is for (retail and commercial uses). comprises occupiable spaces, active uses. Outdoor dining is provided creates an active façade and which activates the ground

Performance outcomes Acceptable outcomes Response

contributes to the vibrancy of the floor. street and any adjacent publicly accessible space. AO12.2 Complies AO12.2

Development of the street Development on the podium building above ground storey is above ground storey will be for for occupiable commercial or commercial uses and the residential uses (not car parking, rooftop terrace (not car parking, storage, plant or equipment). storage, plant or equipment).

PO13 AO13 Complies with AO13

Development at ground storey Development of the ground The development will facilitate contributes to the role of the City storey of all buildings includes: a footpath width of Centre as a focus for vibrant approximately 7.8 metres along commercial activity and (a) a built form addressing the George Street. Only the community life through: street with a setback that existing verge width of 3.75 facilitates a footpath with a metre verge is available for (a) footpath space that caters for minimum width of 5 m; pedestrian movement along pedestrian movement and amenity, including (b) provision, construction and Margaret Street owing to the congregation at intersections embellishment of a footpath existing-semi-basement car and destinations; in accordance with the park along this frontage. specifications of the (b) strong physical and visual Infrastructure design The proposed footpath spaces integration between the planning scheme policy; ground storey and the will adequately cater for adjoining verge to support (c) lighting to publicly accessible pedestrian movement and high levels of pedestrian areas, including the amenity including congregation movement and activity; underside of awnings; at intersections and (c) provision of a high-quality (d) a minimum floor-to-ceiling destinations. streetscape in accordance ground storey height of 4.2 with the specifications of the m; The development will provide Infrastructure design planning lighting to publicly accessible scheme policy (e) clear glazing for a minimum of 50% of the frontage up to areas, including the underside (d) intensive activation of the awning height. of awnings. ground storey with active uses and a well-defined frontage A minimum floor-to-ceiling with siting and treatment ground storey height of 4.2m which supports continuity of will be provided on the ground streetscape, pedestrian activity and interaction. floor.

Clear glazing for a minimum of 50% of the frontage up to awning height will be provided on the ground floor.

PO14 AO14 Complies with PO14

Development provides: Development provides awnings Awnings will be provided along along the full length of all street the full length of George Street. (a) continuous weather frontages in accordance with Awnings will not be provided protection to pedestrians along all street frontages along the full length of Margaret

Performance outcomes Acceptable outcomes Response

except where inconsistent Figure b and Figure d. Street. with an existing heritage building; Note—In all other respects the It would not be appropriate to (b) awnings at a height that requirements of the Centre or provide an awning along the full provides weather mixed use code apply to the length of Margaret Street given protection to pedestrians, design of awnings. the need to preserve views to aligns with adjoining the adjoining heritage place. awnings and respects heritage building façades.

PO15 AO15 Not Applicable

Development on a ‘Mall street No acceptable outcome is The site is not located on a frontage’ or ‘Retail street prescribed. ‘Mall street frontage’ or ‘Retail frontage’ as identified on Figure street frontage’. c:

(a) creates a fine-grain frontage made of tenancies with narrow frontage, high quality finishes and detailed facades, providing a sense of human scale; (b) provides an architectural treatment that maintains and enhances the architectural rhythms of neighbouring heritage buildings or the prevailing streetscape character.

PO16 AO16.1 Not Applicable Development of the ground Development at the ground storey of frontages indicated as The site is not located on a storey provides tenancies and ‘Mall street frontage’, ‘Retail ‘Mall street frontage’ or ‘Retail pedestrian entrances at intervals street frontage’ or ‘Dining street street frontage’ or ‘Dining street and of a width consistent with frontage’ on Figure c, provides at frontage’. the scale of frontages in the least one tenancy or one streetscape or the intended pedestrian entry/exit per 15 m of function of the street, to create building frontage. an active, fine-grain and permeable frontage to the street. AO16.2 Complies AO16.2 Development of the ground storey of all other frontages Development of the ground provides an average of at least storey will provide an average one tenancy or one pedestrian of at least one tenancy or one entry/exit per 30 m of building pedestrian entry/exit per 30 m frontage. of building frontage.

Performance outcomes Acceptable outcomes Response

PO17 AO17 Not Applicable

Development locates parking in Development locates all car All car parking will remain basements unless the location of parking below the ground level. below ground level. significant city-wide infrastructure or geotechnical issues mean basement parking is unachievable.

Development designs the ground storey and lower levels of the building to create an attractive pedestrian environment and provide casual surveillance of the adjoining streets and public spaces.

PO18 AO18.1 Not Applicable Development on a site with a Development locates vehicle primary street frontage of less The site has a frontage of crossovers away from than 20 m ensures: greater than 20m. pedestrian-oriented streets. The design of vehicular access, on- (a) no new vehicle site servicing and parking does crossovers are created from the relevant not compromise the walkability frontage; or activation of the street frontage, and opportunities for (b) where no vehicle crossover currently exists co-location of servicing and or where an existing parking openings within single crossover is removed, buildings and/or with adjoining any new on-site parking developments is maximised. and service vehicle access is provided either On smaller sites, development from a laneway or another site, if a shared driveway minimises the impact of servicing and access arrangement requirements on the streetscape is established. and frontage continuity by utilising smaller refuse vehicles AO18.2 Not Applicable and frequent refuse collection, Development on a frontage The site is not located on a enabling smaller service entries. identified as ‘mall street ‘Mall street frontage’ or ‘Retail Where no on-site service vehicle frontage’, ‘retail street frontage’ street frontage’ or ‘Dining street access is provided, on-street or a ‘dining street frontage’ on frontage’. loading and refuse collection Figure c does not provide vehicle does not compromise the access from that street frontage walkability or activation of the where the site also has access street frontage. to another street frontage or to a laneway.

Performance outcomes Acceptable outcomes Response

Development ensures that the AO18.3 Not Applicable location and design of features such as vehicular access, refuse Development provides basement The development does not alter collection, fire access and parking that enables joint use of the existing below ground car control room and building access driveways by utilising or park. services are not a dominant providing connections between element of any streetscape. adjoining buildings, usually at the highest basement level.

AO18.4 Not Applicable

Development has a maximum of The development does not alter one vehicle access per site the existing below ground car (including where amalgamating park. properties’ access is consolidated to one point, or where shared access arrangement) with:

(a) a maximum crossover width of 7 m, or 5 m on a site with a primary street frontage of less than 20 m; (b) a maximum opening height of 4.5 m, or 4 m on a site with a primary street frontage of less than 20 m.

PO19 AO19 Not Applicable

Development supports Development on a site adjoining The development is not pedestrian access to publicly a publicly accessible space adjoining a publicly accessible accessible spaces and the provides direct pedestrian space. increases the activation and access to that space and bounds passive surveillance of these the space with publicly spaces. accessible and active uses.

PO20 AO20.1 Not Applicable

Development ensures the Development maintains all The development does not capacity, convenience, existing privately owned links, contain any privately owned attractiveness and comfort of arcades and alleys, as identified links, arcades and alleys. fine-grain pedestrian on Figure e and Figure j. permeability through the City Centre is maintained or AO20.2 Not Applicable enhanced and that any views Where existing links are open to The development does not along pedestrian connections to the sky they are maintained in contain any privately owned

Performance outcomes Acceptable outcomes Response the river and significant this state. links, arcades and alleys. landmarks and buildings are retained or created. AO20.3 Complies with PO20 Development provides new A new pedestrian arcade is arcades and pedestrian paths as planned across the site identified on Figure e. connecting Mary and Margaret Street. It is unreasonable to require the applicant to provide this arcade as part of the proposed development given the proposal only involves a new building podium. The proposed development will not prevent this arcade being provided in future as part of a redevelopment of the site as a whole.

This outcome will ensure that the existing level of pedestrian capacity, convenience, attractiveness and comfort is maintained.

The proposed development will not impact on any views along pedestrian connections to the river or significant landmarks.

PO21 AO21 Not Applicable

Development for an arcade: Development for an arcade The proposed development is identified on Figure e: not for an arcade. (a) provides public access and connection to (a) has active frontages with facilitate direct, operable openings convenient, comfortable providing physical and and safe access through visual permeability for the developments to key majority of its length; destinations; (b) has a minimum section of (b) has a strong street 25 m² including a 3.2 m presence and clear minimum wide strip entries; exclusively dedicated to pedestrian movement and (c) has active frontages and clear of all obstruction uses along its length, with during hours of operation a high level of physical of the use; and visual permeability; (c) has a minimum floor-to- (d) has high-quality finishes ceiling ground storey and materials; height of 4.2 m;

Performance outcomes Acceptable outcomes Response

(e) addresses public safety. (d) creates a fine-grain frontage comprised of tenancies with narrow frontages and finely detailed facades, providing a sense of human scale; (e) provides lighting and shelter, and is in accordance with Figure f.

Note—In all other respects the requirements of the Centre or mixed use code apply to the design of arcades.

PO22 AO22 Not Applicable

When on a site containing an No acceptable outcome is The site is not mapped to alley, as identified on Figure j, prescribed. contain an alley. development:

(a) retains and enhances the alley or provides a new alley space of equivalent size and function; (b) provides pedestrian access into the alley during hours of operation of the use; (c) frames the alley with active frontages and uses; (d) integrates or reconfigures any required servicing or access function of the alley to maximise pedestrian amenity; (e) maintains any adjacent heritage buildings or elements visible from the alley; (f) integrates the alley with any adjoining arcade.

PO23 AO23 Complies AO23

Development does not impinge Development does not increase Development will not increase upon an equal choice of sunlight the extent to which sunshine is the extent to which sunshine is or shade at lunchtime in winter blocked between noon and 2pm blocked between noon and months in King George Square, on 21 June from King George 2pm on 21 June from King Queen’s Gardens, Anzac Square Square, Queen’s Gardens, George Square, Queen’s and Post Office Square. Anzac Square and Post Office Gardens, Anzac Square and

Performance outcomes Acceptable outcomes Response

Square. Post Office Square.

PO24 AO24 Complies PO24

Development provides artwork of No acceptable outcome is Conditions of approval can a capital city quality, prescribed. ensure that artwork is provided commensurate with the status as part of the development. and scale of the proposed Note—The Infrastructure design This was the accepted development and site, and is planning scheme policy provides approach as part of previous designed: information to assist in development application conceptualising artwork that is DEV2016/812. (a) as an integral part of the sited and designed in a project design; contextually responsive manner. (b) to be conceptually relevant to the City Centre; (c) to enhance the interest and vitality of the City Centre; (d) to enhance the quality of life, cultural tourism and point of difference in the marketplace; (e) to reflect and respond to the cultural values of the community; (f) to promote local character in a planned and informed manner.

PO25 AO25.1 Complies AO25.1

Development safely integrates Development locates artwork in Conditions of approval can artwork with the development’s the public realm, positioned on ensure that artwork is provided design response to the public the site to be fully accessible and in accordance with this realm and is visually accessible. observed at all times. acceptable outcome. This was the accepted approach as part of previous development application DEV2016/812.

AO25.2 Complies AO25.2

Development maintains Conditions of approval can pedestrian and vehicular ensure that artwork is provided movement and safety that is not in accordance with this compromised by the artwork. acceptable outcome. This was the accepted approach as part of previous development application DEV2016/812.

Performance outcomes Acceptable outcomes Response

PO26 AO26 Complies AO26

Development provides high- Development incorporates The development incorporates quality lighting that enlivens the creative lighting into publicly lighting into publicly accessible cityscape at night and reinforces accessible spaces, facades and spaces, and facades and the the building’s daytime and night- building tops. rooftop. time presence.

SECTION D: RESIDENTIAL

Additional requirements if involving multiple dwellings or short-term accommodation

PO27 AO27 Not Applicable

Development for multiple Development for a multiple The development is not for dwellings accommodates a dwelling provides no more than residential uses. range of dwelling sizes that 80% of dwellings as studio or allows for a diversity of one bedroom units. household types.

PO28 AO28 Not Applicable

Development providing air Development does not provide The development is not for conditioning ensures that it is an individual air conditioning units residential uses. integral part of the building on balconies or external walls. design and does not result in units that visually, acoustically or climactically detract from the building or its use.

SECTION E: LOCATION-SPECIFIC

PO29 AO29 Complies AO29

Development maintains and No acceptable outcome is The development will not enhances the setting and visual prescribed. impact on views to and from and physical connections Central Station and St between Central Station and St Stephens Cathedral. Stephens Cathedral, by;

(a) protecting the view and public connections across and through Anzac Square and Post Office Square to the St Stephens Cathedral and General Post Office from Central Station and Ann

Performance outcomes Acceptable outcomes Response

Street; (b) maintaining the open and low-scale context and setting of Central Station, the General Post Office and St Stephens Cathedral.

PO30 AO30 Not Applicable

Development of, and No acceptable outcome is The site is not in proximity to surrounding, Central Station and prescribed. Central Station and Roma Roma Street Station: Street Station.

(a) creates pedestrian connections between the station and the surrounding streets and public spaces; (b) creates high quality public spaces to celebrate and support these major gateways to the City Centre; (c) respects the heritage values of the station and surrounding buildings.

PO30 AO30 Not Applicable

Development adjoining Roma No acceptable outcome is The site is not in proximity to Street Parklands, between prescribed. Roma Street Parklands, Parkland Boulevard, College between Parkland Boulevard, Road and Countess Street College Road and Countess enhances the parkland setting, Street. by:

(a) having a building height that is consistent with existing building heights along Parkland Boulevard and transitions down to the lower scale of Petrie Terrace and Spring Hill; (b) maintaining views and vistas between Petrie Terrace, Spring Hill, Roma Street Parklands and the city centre; (c) providing pedestrian and cycle paths that connect with surrounding streets and neighbourhoods.

Performance outcomes Acceptable outcomes Response

PO32 AO32 Not Applicable

Development maintains or No acceptable outcome is The site is not in proximity to St improves the visual prominence prescribed. John’s Cathedral. of St John’s Cathedral by:

(a) protecting views and vistas along Ann Street to the Cathedral; (b) protecting views to the Cathedral across Cathedral Square from Turbot and Wharf Streets and their intersection; (c) respecting and having regard to the context and setting of the Cathedral and surrounding heritage buildings; (d) maintaining the public function of and the connections across Cathedral Square; (e) retaining the very low scale and intensity of development of Cathedral Square.

PO33 AO33 Complies AO33

Development maintains or No acceptable outcome is The development is for a low- improves views and vistas from prescribed. level building podium. The the public realm to the Brisbane development will not impact on River and Story Bridge, to the views to the Brisbane River and City Botanic Gardens and major Story Bridge, to the City public spaces, and to other Botanic Gardens and major important landmark and heritage public spaces, and to other buildings. important landmark and heritage buildings. The podium is located on the corners of George and Margaret Streets and is located away from the adjoining heritage building.

PO34 AO34 Not Applicable

Development at the north-west No acceptable outcome is The site is not at the north-west corner of the intersection of prescribed. corner of the intersection of Queen Street with George Street Queen Street with George incorporates: Street.

(a) a distinctive development

Performance outcomes Acceptable outcomes Response

that opens up the connection between Reddacliff Place and Queen Street Mall (b) enhanced movement and visibility at the ground plane and lower levels (c) a new arcade will improve connectivity with Burnett Lane, revealing the heritage fabric of the building at 62 Queen Street and creating a new small-scale space for public activity (d) a street building that is open and permeable, enhancing the open and active character of the Queen Street Mall (e) a slender tower of outstanding architectural merit, that is consistent with the skyline of development fronting George Street, creating a visual focal point, guiding people to this key intersection that intersects the retail area of Queen Street with the administrative area of George Street.

PO35 AO35.1 Not Applicable

Development ensures the Development of the ground The site is not located on a function and purpose of the retail storey fronting a ‘retail street ‘Retail street frontage’. and mall streets is maintained frontage’ as identified on Figure and enhanced with a high level c provides clear glazing for a of visual interest and interface minimum of 60% of the frontage created between pedestrians up to awning height in and the ground storey tenancies. accordance with Figure d.

AO35.2 Not Applicable

Development of the ground The site is not located on a storey fronting a ‘mall street ‘Mall street frontage’. frontage’ as identified on Figure c provides clear glazing for a minimum of 80% of the frontage up to awning height in

Performance outcomes Acceptable outcomes Response

accordance with Figure d.

PO36 AO36 Not Applicable

Development ensures the Development of the ground The site is not located on a function of dining streets is storey fronting a ‘dining street ‘dining street frontage’. maintained and enhanced to: frontage’ as identified on Figure c provides: (a) provide a high level of visual and physical (a) a street building interface permeability; and subtropical semi- outdoor dining spaces (b) create subtropical outdoor adjacent to the footpath in dining spaces with accordance with Figure d; significant landscaping; (b) a minimum 60% of the (c) blur the distinction frontage as operable between indoor and openings. outdoor spaces.

SECTION F: RETAIL PRECINCT

If in the Retail precinct (City Centre neighbourhood plan/NPP-001)

PO37 AO37 Not Applicable

Development ensures vehicle Development ensures no net The site is not located in the access and increased vehicle increase in the number of vehicle Retail precinct. movements do not adversely access points or car parking impact on pedestrian safety and spaces on any site in the block retail amenity. bounded by George, Elizabeth, Edward and Adelaide Streets.

PO38 AO38 Not Applicable

Development ensures awnings Development provides awnings The site is not located in the reinforce the highly visible retail with a maximum height of 5.2 m Retail precinct. function of street buildings, while or to align with adjoining awnings respecting the context of and on a heritage building, whichever streetscape continuity created by is the lower. any adjoining heritage buildings.

PO39 AO39 Not Applicable

Development of the Myer Centre No acceptable outcome is The site is not located in the site: prescribed. Retail precinct.

(a) provides an active frontage to and enhances pedestrian permeability and connectivity to Elizabeth Street; (b) facilitates the creation of a

Performance outcomes Acceptable outcomes Response

new mid-block crossing across Elizabeth Street; (c) enhances access to the Queen Street Busway Station; (d) facilitates upgrades to enhance the amenity and functioning of the Queen Street Busway Station.

If in the Retail precinct (City Centre neighbourhood plan/NPP-001), where fronting a ‘mall street frontage’ as identified on Figure c

PO40 AO40 Not Applicable

Development is of a scale and Development ensures: The site is not located in the design that: Retail precinct. (a) the street building is built (a) is conducive to a to the alignment to the pedestrian-friendly ‘mall street frontage’ shopping and (indicated on Figure c); entertainment precinct; (b) the maximum height of a (b) achieves a continuous street building with a ‘mall and uniform streetscape street frontage’ is no that maintains a continuity greater than, or matches, of retail frontage and the height of the adjoining street building facades; or closest heritage building also fronting the (c) ensures street buildings mall street frontage; are of a height that maintains continuity with (c) the minimum setback for adjoining street building any tower above the heights; street building is in accordance with Table (d) achieves a high degree of 7.2.3.7.3.E; pedestrian amenity that is not impacted unduly by (d) the maximum height of overshadowing or any tower in the ‘mall adverse wind impacts; tower area’ (indicated on Figure h) including the (e) maintains a pleasant open street building and ground streetscape, with a high storey is in accordance degree of visibility to the with Table 7.2.3.7.3.C sky above street building level; (f) sets back any levels above the street building a sufficient distance to:not visually overbear or impose on open public and pedestrian areas; (g) ensure the scale and character of the street building is the prevailing built form;

Performance outcomes Acceptable outcomes Response

(h) maximise vistas up and down the street.

PO41 AO41 Not Applicable

Development ensures the Development of the ground The site is not located in the perception of mall areas as a 24- storey, if involving alterations to Retail precinct. hour, seven days a week the façade of a building or shopping precinct, and creation of a new façade: associated day and night activity, (a) provides clear glazing of design atmosphere, theme and the frontage; amenity is enhanced. (b) ensures no blank walls, roller shutters, security grills, grates or small panel concertina doors are visible from the mall.

PO42 AO42.1 Not Applicable

Development contributes to Development utilises pre- The site is not located in the creating a high-quality, safe and finished, high-quality and Retail precinct. active urban space. sufficiently durable materials and finishes on the building frontage that withstand being in the public realm.

AO42.2 Not Applicable

Development provides The site is not located in the shopfronts that are detailed in a Retail precinct. manner to avoid potential for injury to the public.

PO43 AO43.1 Not Applicable

Development ensures the retail Development provides at least The site is not located in the focus of the mall is enhanced. the same amount of retail floor Retail precinct. space as existed prior to that development.

AO43.2 Not Applicable

Development for non-retail uses, The site is not located in the including banks, are not located Retail precinct. in the ground storey.

PO44 AO44.1 Not Applicable

Development ensures ground Development provides a retail The site is not located in the

Performance outcomes Acceptable outcomes Response storey tenancies have a strong frontage that is uninterrupted by Retail precinct. visual connection with the mall foyers and entrances to other areas and facilitate a high level non-retail uses. of pedestrian convenience and safety. AO44.2 Not Applicable Development provides access The site is not located in the into buildings that is safe, Retail precinct. convenient and minimises potential obstructions.

AO44.3 Not Applicable

Development ensures that The site is not located in the tenancy layout will not result in Retail precinct. queuing into the public realm or obstruction to pedestrian movement.

PO45 AO45 Not Applicable

Development retains late 19th Street building design: The site is not located in the century and early 20th century Retail precinct. (a) retains original façade buildings. detailing of buildings built in 1946 or earlier; Street building design complements the traditional (b) exhibits a level of design character of these buildings and detailing that unites and complements adjoining reinforces the traditional and nearby building streetscape of the mall areas. facades; (c) does not detract from or diminish the significance of heritage places in the mall; (d) ensures any alteration to a building façade respects the appearance of other buildings or structures in or fronting the mall.

SECTION G: QUAY STREET PRECINCT

If in the Quay Street precinct (City Centre neighbourhood plan/NPP-002)

PO46 AO46 Not Applicable

Development in Quay Street Development is in accordance The site is not located in the north sub-precinct (NPP-002a) with the maximum building Quay Street precinct. has a height and density height and tower site cover in commensurate with the city Table 7.2.3.7.3.C. fringe location of the site, topography, prevailing lot sizes

Performance outcomes Acceptable outcomes Response and the capacity of local streets and infrastructure.

Development in Quay Street south sub-precinct (NPP-002b) has a height and density consistent with the prevailing scale along Coronation Drive, and commensurate with site area and capacity of local streets and infrastructure.

SECTION H: QUEEN’S WHARF PRECINCT

If in the Queen’s Wharf precinct (City Centre neighbourhood plan/NPP-003)

PO47 AO47 Not Applicable

Development comprises world- No acceptable outcome is The site is not located in the class architecture and prescribed. Queen’s Wharf precinct. subtropical design.

PO48 AO48 Not Applicable

Development preserves and No acceptable outcome is The site is not located in the enhances the setting of heritage prescribed Queen’s Wharf precinct. buildings and places.

PO49 AO49 Not Applicable

Development revitalises and No acceptable outcome is The site is not located in the activates the riverfront, prescribed Queen’s Wharf precinct. enhances Riverwalk, better connects the City Centre to the riverfront and creates new public spaces of a quality commensurate with their capital city setting.

SECTION I: RIVER PRECINCT

If in the River precinct (City Centre neighbourhood plan/NPP-004)

PO50 AO50 Not Applicable

Development: Development: The site is not located in the River precinct. (a) maximises the public (a) ensures a maximum site space at ground storey to cover of 70% (total of

Performance outcomes Acceptable outcomes Response

provide access and views towers and low-scale to the river from tenanted spaces); surrounding streets; (b) provides publicly (b) ensures open, inviting and accessible space at publicly accessible places ground storey outside of predominate along the the building footprint; river edge with open plaza spaces linking the city grid (c) locates and configures to the Riverwalk, and buildings and publicly seamlessly connects accessible space in a these with adjoining manner that can publicly accessible accommodate emergency spaces. vehicle access; (d) ensures access and views to the river from surrounding streets and from the Riverwalk to significant landmarks.

Refer to Figure a for guidance.

Note—Maximum tower site cover specified in Table 7.2.3.7.3.C also applies.

PO51 AO51 Not Applicable

Development provides: Development on premises The site is not located in the adjoining the river has a: River precinct. (a) low-level and well-spaced ground storey tenancies (a) maximum building height that activate the Riverwalk of 12 m, measured from and create wide and the finished level of active public spaces and Riverwalk, within 5 m of connections to the river; the high water mark; (b) towers set back a (b) maximum building sufficient distance from footprint of 50% within the Riverwalk to not 10m of the high water dominate the public mark. realm, allow sunlight penetration and a sense (c) Refer to Figure g for of space, and to ensure a guidance. broad publicly accessible frontage to the river.

PO52 AO52 Not Applicable

Development located along the Development adjoining the river The site is not located in the riverfront, contributes to the delivers a Riverwalk that: River precinct. provision of Riverwalk as a (a) is dedicated to Council; 24-hour publicly accessible and continuous link from Howard (b) provides a minimum Smith Wharves to the City overall corridor width of 10 m and unobstructed

Performance outcomes Acceptable outcomes Response

Botanic Gardens and the pavement width of 6 m; Bicentennial Bikeway at (c) is in accordance with the Boomerang Street, that: specifications of the Infrastructure design (a) provides a variety of planning scheme policy. opportunities for recreation and rest; (b) integrates with riverfront tenancies; (c) establishes a high degree of pedestrian amenity though tree planting, furniture, lighting, balustrade, pavement treatment and public art.

PO53 AO53 Not Applicable

Development located on the river Development on premises The site is not located in the provides generous publicly adjoining the river provides River precinct. accessible links and spaces that pedestrian connections between connect the street and the Riverwalk, adjoining pedestrian networks with the riverfront properties, arcades, river. other public spaces and the street network that are publicly accessible at all times and with a minimum width of 6 m.

PO54 AO54 Not Applicable

Development in proximity to the Development within 60m of the The site is not located in the river includes a ground storey river contains only non- River precinct. that is for publicly accessible residential uses at ground storey non-residential uses that activate and lower levels, that provide an the riverfront. active interface with adjoining publicly-accessible spaces.

SECTION J: HOWARD SMITH WHARVES PRECINCT

If in the Howard Smith Wharves precinct (City Centre neighbourhood plan/NPP-005)

PO55 AO55.1 Not Applicable

Development provides a mix of Development provides a The site is not located in the uses (including commercial diversity of uses generating Howard Smith Wharves uses) that complements the activity at different times of the precinct. parkland setting of the precinct day. by: AO55.2 Not Applicable (a) creating uses which generate activity and Development locates active uses The site is not located in the at the ground storey of buildings Howard Smith Wharves

Performance outcomes Acceptable outcomes Response

promote visitation; in building locations 1 and 2 and precinct. (b) promoting recreation and in heritage buildings A, B, C and leisure uses; E shown on Figure i.

(c) encouraging casual AO55.3 Not Applicable surveillance, access and use to enhance safety. Development provides short- The site is not located in the term accommodation only in Howard Smith Wharves building locations 1 and 2 on precinct. Figure i.

AO55.4 Not Applicable

Development of office uses, The site is not located in the where located at ground storey, Howard Smith Wharves comprises no more than 30% of precinct. the ground storey gross floor area in any one building.

PO56 AO56.1 Not Applicable

Development provides public Development ensures new The site is not located in the open space comprising parkland, buildings and structures are Howard Smith Wharves accessible riverside areas, open located in building locations 1 precinct. space between buildings, plazas and 2 shown on Figure i. and other complementary public access and recreation areas.

AO56.2 Not Applicable

Development ensures areas not The site is not located in the occupied by new or existing Howard Smith Wharves buildings and structures are precinct. developed into publicly accessible passive and active open space and parkland.

PO57 AO57.1 Not Applicable

Building footprints are limited in Development ensures the The site is not located in the area and location to maintain the maximum total site cover of the Howard Smith Wharves open space and heritage ground storey of all buildings is precinct. character of the precinct. limited to a maximum of 10% of the total existing site area Building scale and bulk: (comprising Lot 2 on SP 190806, (a) reflects the precinct’s Lot 3 on SP 190810, Lots 2, 3 location in the City and 4 on RP 64991, Lot 4 on RP 52849 and Lot 4 on SP 128032)

Performance outcomes Acceptable outcomes Response

Centre; and is located within building (b) shall not the exceed the locations 1 and 2 shown on height of the cliffs Figure i. adjacent to building location 1 on Figure i;

(c) maintains the dominance Note—Site cover for the of the Story Bridge at this location; purposes of this acceptable outcome is the area contained (d) complements the by the outermost projection of a presence and setting of the surrounding heritage building or fixed structure at buildings, World War II air ground storey. raid shelters, cliffs and Story Bridge; AO57.2 Not Applicable

(e) maximises land for public Development in building location The site is not located in the purposes including 1 on Figure i ensures: Howard Smith Wharves parkland, open space, accessible riverside precinct. the maximum building heights areas, plazas and other complementary public (excluding public lift and stair access and recreation access structures) for areas 1.1, areas. 1.2 and 1.3 shown on Figure i are in accordance with Table 7.2.3.7.3.C;

area 1.1 contains stepping of the total building height to reflect the changing level of the footpath on its northern side;

area 1.3 is to be occupied by an open structure to allow views to the heritage air raid shelter and amenities block at the Boundary Street end of the site.

AO57.3 Not Applicable

Development in building location The site is not located in the 2 on Figure i ensures the Howard Smith Wharves maximum building height is in precinct. accordance with Table 7.2.3.7.3.C.

PO58 AO58.1 Not Applicable

Development of any new Development of new buildings or The site is not located in the building(s) and structure(s) is structures in building location 1 Howard Smith Wharves sited to retain heritage values on Figure i provides minimum precinct. and allow for: setbacks in accordance with Table 7.2.3.7.3.F. (a) views from and to the

Performance outcomes Acceptable outcomes Response

cliffs, Story Bridge and wharves; (b) public appreciation of the AO58.2 Not Applicable heritage places; Development in building location The site is not located in the (c) servicing the eastern part 2 on Figure i ensures that: Howard Smith Wharves of the precinct; precinct. (a) minimum building (d) public access throughout setbacks are provided in the precinct. accordance with Table 7.2.3.7.3.F; (b) buildings adjoin the timber and concrete wharf deck at ground storey level and provide activation to adjoining public spaces; (c) buildings may cantilever over the timber wharf deck by no greater than 1.5m for those storeys at or above RL9m. (Pylons or building support structures are not to be provided onto the timber wharf deck);

PO59 AO59 Not Applicable

Development ensures building(s) No acceptable outcome is The site is not located in the or structures are designed to: prescribed. Howard Smith Wharves precinct. (a) integrate with the existing landscape through design, materials and colours; (b) avoid imitating the historic detail of the heritage buildings and structures; (c) retain the prominence and distinctiveness of the Story Bridge; (d) provide a strong connection between indoor and outdoor uses; (e) provide spaces that are flexible in use.

PO60 AO60 Not Applicable

Development ensures lift and No acceptable outcome is The site is not located in the stair structures are located to prescribed. Howard Smith Wharves provide access between the precinct. riverside areas of the site and

Performance outcomes Acceptable outcomes Response the top of the cliffs, and located to retain the heritage and landscape values of the site.

PO61 AO61 Not Applicable

Development ensures car Development locates car parking The site is not located in the parking is unobtrusive and below ground level or, where car Howard Smith Wharves integrated with the development. parking is located above ground precinct. level it is located in building location 1 as shown on Figure i.

PO62 AO62.1 Not Applicable

Development retains the cultural Development retains, conserves The site is not located in the heritage values of the precinct. and interprets existing heritage Howard Smith Wharves buildings and structures. precinct.

AO62.2 Not Applicable

Works to allow for adaptive The site is not located in the reuse of the heritage buildings Howard Smith Wharves are consistent with the Burra precinct. Charter, best practice for conservation of heritage places, and includes retention of their evidence of use, wear and patination of age.

AO62.3 Not Applicable

Development retains and The site is not located in the integrates the World War II air Howard Smith Wharves raid shelters into the site design precinct. in a way that allows for their appreciation by the public.

AO62.4 Not Applicable

Development retains the timber The site is not located in the wharf deck. Howard Smith Wharves precinct.

AO62.5 Not Applicable

Development provides public The site is not located in the access to the river’s edge on the Howard Smith Wharves timber and concrete wharf precinct. decks.

Performance outcomes Acceptable outcomes Response

PO63 AO63.1 Not Applicable

Development ensures the Development provides public The site is not located in the heritage office building and access to the wharves. Howard Smith Wharves sheds (heritage buildings A, B, C precinct. and E shown on Figure i) are stabilised, preserved and AO63.2 Not Applicable adapted for compatible uses. Development provides public The site is not located in the riverfront access adjacent to Howard Smith Wharves heritage buildings A, B, C and E precinct. shown on Figure i.

AO63.3 Not Applicable

Development may provide boat The site is not located in the berthing facilities adjacent to Howard Smith Wharves heritage buildings A, B, C and E precinct. shown on Figure i.

PO64 AO64.1 Not Applicable

Development provides public Development provides disability The site is not located in the access through the site for compliant public lifts and/or Howard Smith Wharves pedestrians and cyclists in the stairs between the riverside precinct. following locations: areas of the site to the top of the cliffs in the following locations: • between Boundary Street and the Riverwalk; at or near building location 1 shown on Figure i (the lift may • between the top of the be integrated with the new cliffs to the lower riverside buildings); areas of the precinct (connecting Fortitude at or near the south-eastern end Valley, New Farm and of the riverside park area surrounding suburbs to (adjacent to Wilson Outlook the riverside areas and Reserve). the City Centre). AO64.2 Not Applicable

Development of public access The site is not located in the Development maintains and, structures (such as lifts and Howard Smith Wharves where possible, enhances the stairs) are integrated within the precinct. function and role of cycle access precinct. through the site.

AO64.3 Not Applicable

Development of cycle paths The site is not located in the ensures the width of all paths Howard Smith Wharves complies with the Transport,

Performance outcomes Acceptable outcomes Response

Access, Parking and Servicing precinct. planning scheme policy.

AO64.4 Not Applicable

Development of shared The site is not located in the pedestrian and cyclist paths Howard Smith Wharves include the following appropriate precinct. treatments:

(a) contrasting pavement surfaces; (b) adequate signage; (c) bollards; (d) lighting; (e) street furniture; (f) landscaping.

PO65 AO65 Not Applicable

Development optimises public No acceptable outcome is The site is not located in the access to the River (except prescribed. Howard Smith Wharves where existing heritage buildings precinct. or structures prevent direct access).

PO66 AO66.1 Not Applicable

Development of vehicular Development locates vehicle The site is not located in the access, parking and servicing access to building location 1 Howard Smith Wharves allows for: shown on Figure i as near as precinct. practicable to Boundary Street. (a) safe pedestrian and cyclist access through the site; (b) minimal impacts on the AO66.2 Not Applicable provision and operation of the public open space; Development provides vehicle The site is not located in the access and circulation for: Howard Smith Wharves (c) ongoing vehicular access precinct. to building location 2 and (a) general vehicle access building E on Figure i, and from the Ivory Street end the eastern end of the of the precinct to Building site. 1 on Figure i; (b) circulation design and traffic management devices are provided to enable vehicle access for taxis, tourist minibuses, emergency and service vehicles to the balance of

Performance outcomes Acceptable outcomes Response

the precinct.

CENTRE OR MIXED USE CODE

Performance outcomes Acceptable outcomes Response

Section A—If for self-assessable or assessable development

PO1 AO1.1 Complies with AO1.1

Development: Development: The site is located within the principal centre zone. There (a) has hours of operation which (a) for accommodation activities, are no limits on the hours of are controlled so that the use dwelling unit or emergency operation of the activities does not detrimentally impact on services has unlimited hours of proposed. the amenity of adjoining residents; operation; and (b) for a club, if licensed, function (b) where not located in a Special facility, hotel or nightclub entertainment precinct identified entertainment facility does not in a neighbourhood plan, does not generate noise which is clearly result in noise emissions that audible and detectable, or exceed the noise (planning) impacts on the amenity of a criteria in Table 9.3.3.F low resident, in a dwelling or other frequency noise criteria in Table sensitive use; 9.3.3.3.G and night-time noise criteria in Table 9.3.3.3.H in a Note—Development for a club, if sensitive zone or a nearby licensed, function facility, hotel or sensitive use. nightclub entertainment facility is not expected to achieve this Note—A noise impact outcome. assessment report prepared in accordance with the Noise impact (c) for any other use: assessment planning scheme (i) where in the Principal centre policy can assist in demonstrating zone or Major centre zone has achievement of this performance unlimited hours of operation; outcome. (ii) where in the District centre zone, Neighbourhood centre zone or Mixed use zone:

(A) has hours of operation, including for deliveries, which are limited to 6am to 10pm; or

(B) does not generate noise which is clearly audible and disturbing in a dwelling or other sensitive use;

(iii) where in any other zone:

(A) has hours of operation, including for deliveries, which are limited to 6am to 8pm; or

(B) does not generate noise which is clearly audible and disturbing in a dwelling or other sensitive use.

AO1.2 Not applicable AO1.2

Development ensures mechanical Conditions of approval can plant or equipment is acoustically ensure that this acceptable screened from an adjoining outcome is achieved. sensitive use.

Note—Mechanical plant includes generators, motors, compressors and pumps e.g. air-conditioning, refrigeration or cold room motors

PO2 AO2 Not applicable AO2

Development protects the visual Development including Conditions of approval can amenity of the centre, public mechanical plant, refuse and ensure that this acceptable realm and any adjacent recycling area, vent and exhaust outcome is achieved. residential use. is not visible from:

(a) a street or public space;

(b) an adjacent residential use.

Note—Mechanical plant includes generators, motors, compressors and pumps e.g. air-conditioning, refrigeration and coldroom motors.

PO3 AO3.1 Complies AO3.1

Development: Development ensures that air Conditions of approval can pollutants, including odour, are ensure that this acceptable (a) avoids or minimises air not released external to the outcome is achieved. emissions; development except where complying with AO3.2 and AO3.3. (b) complies with the air quality (planning) criteria in Table AO3.2 Complies AO3.2 9.3.3.3.I and odour criteria in Table 9.3.3.3.J in a sensitive zone Development ensures that if food The subject site is not located or sensitive use. and cooking odour is released, in close proximity to any exhaust vent outlets are sensitive land uses. Note—An air quality impact report discharged vertically and directed Accordingly, this acceptable prepared in accordance with the away from any sensitive use with outcome will be achieved. Air quality planning scheme policy the following constraints: can assist in demonstrating achievement of this performance (a) separated by a minimum of outcome. 6m from a sensitive use, including any outdoor air intake of a

sensitive use;

(b) does not cause an odour or air emission which is detectable and disturbing at a sensitive use.

AO3.3 Not Applicable AO3.3

Development ensures that The proposed development exhaust vents from any car park will not alter any exhaust or bus station are separated from vents from the existing car any sensitive use by a minimum park. of 15m.

PO4 AO4.1 Complies AO4.1

Development for outdoor lighting: Development provides for outdoor Conditions of approval can lighting: ensure that this acceptable (a) does not have an adverse outcome is achieved. impact on any person, activity or (a) with technical parameters, fauna because of light emissions, design, installation, operation and either directly or by reflection; maintenance which comply with the requirements of AS 4282- (b) ensures that the external 1997 Control of the obtrusive appearance of the premises is effects of outdoor lighting; similar to adjoining non-residential premises with lighting that does (b) which maintains a minimum of not impact adversely on centre 20lux at the footpath level where amenity and the public realm. in a zone in the centre zones category or the Mixed use zone.

Note—The effect of outdoor lighting is to be mitigated where a window of a habitable room of a nearby dwelling will be illuminated beyond maximum permissible values outlined in AS 4282-1997 Control of the obtrusive effects of outdoor lighting.

AO4.2 AO4.2 Not Applicable

Development ensures that Floodlighting is not proposed. floodlighting is restricted to types that do not produce an upward component of light where mounted horizontally such as a full cut off luminar.

AO4.3 Complies AO4.3

Development facade has no No flashing lights are flashing lights. proposed on the façade.

PO5 AO5 Complies AO5

Development for urban purposes Development provides for all lots The proposal will be is serviced adequately with: to be provided with reticulated connected to reticulated water supply and sewerage. water supply and sewerage. (a) water supply which meets the stated standard of service for intended use and fire-fighting purposes;

(b) waste disposal.

Additional criteria for development if for a food and drink outlet

PO6 AO6 Complies AO6

Development mitigates impacts Development provides for The proposed ground floor on residential amenity in or external dining or entertainment tenancies (including dining adjoining the building through: areas to be: areas) are located adjoining the public realm. (a) providing an outdoor dining (a) located in or directly adjacent area that is appropriately located; to the public realm; There are no adjoining dwellings. (b) ensuring external dining and (b) visually and acoustically entertainment areas are visually screened from an adjoining and acoustically screened from an dwelling. adjoining dwelling.

Additional criteria for development if for a garden centre or hardware and trade supplies

PO7 AO7.1 PO7 Not Applicable

Development contributes to the Development provides for the No Garden centre or creation of a vibrant and attractive gross floor area for any individual Hardware and trade supplies public realm and centre amenity. tenancy to be no greater than uses are proposed. 1,500m2 if in the Centre frame zone precinct of the Mixed use zone or the Corridor zone precinct of the Mixed use zone.

AO7.2

Development:

(a) is not located on land identified as active frontage – primary; or

(b) if located on land identified as active frontage – primary, is located behind a highly active non-residential use.

AO7.3

Development if located on an active frontage – secondary:

(a) ensures that:

(i) separate tenancies do not amalgamate to create a frontage wider than 20m;

(ii) windows are not obscured with signage or fixtures;

(iii) the tenancy interior is able to be viewed from the street; or

(b) is located behind active non- residential uses.

Additional criteria if for development if a shop or shop component of a shopping centre

PO8 AO8 Complies AO8

Development contributes to the Development provides for a gross No proposed tenancy is creation of a vibrant and attractive floor area of no greater than greater than 1,500sq m. public realm and centre amenity. 1,500m2 for any individual tenancy in the Centre frame zone precinct of the Mixed use zone or Corridor zone precinct of the Mixed use zone.

Additional criteria for development if for a showroom

PO9 AO9.1 PO9 Not Applicable

Development contributes to the Development provides a gross The proposed development creation of a vibrant and attractive floor area of no greater than does not include a public realm and centre amenity. 1,500m2 for any individual showroom. tenancy if in the Centre frame zone precinct of the Mixed use zone or the Corridor zone precinct of the Mixed use zone.

AO9.2

Development located on an active frontage – primary:

(a) ensures that:

(i) separate tenancies do not amalgamate to create frontages wider than 10m;

(ii) windows are not obscured with

signage or fixtures;

(iii) the tenancy interior is able to be viewed from the street; or

(b) is located behind active non- residential uses.

Section B—If for assessable development involving demolition

PO10 AO10 Not Applicable AO10

Development provides that a Development for the demolition of Demolition of a building is not vacant development site presents a building, where redevelopment proposed. an attractive temporary parkland is delayed for more than 3 and does not impact adversely on months, ensures the site is: the visual amenity of the centre or mixed use area or the public (a) cleared of all rubble, debris realm. and demolition materials; (b) turfed so it can be mowed;

(c) landscaped with perimeter planting consisting of advanced specimens of fast-growing species in compliance with the Planting species planning scheme policy;

(d) provided with drainage to prevent ponding;

(e) maintained so that there is no sediment run-off onto adjacent premises, roads or footpaths;

(f) provided with public access where public safety can be maintained;

(g) provided with at least 50% transparent street-front fencing if fenced;

(h) maintained to ensure no nuisance or amenity impacts to adjacent premises, residents, roads or footpaths.

Section C—If for assessable development

PO11 AO11 Complies AO11

Development ensures that the site Development ensures that: The proposed development

is of sufficient area and frontage (a) the site area and frontage complies with the outcomes width to: width is in compliance with the sought by the neighbourhood requirements identified in a plan. This is demonstrated by (a) achieve convenient and safe neighbourhood plan; or the assessment provided by vehicle, pedestrian and cyclist the city centre neighbourhood access; (b) if no neighbourhood plan plan code. applies, or the neighbourhood (b) minimise traffic hazard and plan does not address the site inconvenience; area and frontage width, the site area is a minimum of 800m2 and (c) achieve sufficient car parking has a minimum frontage width of and manoeuvring on site for 20m. short-term and long-term use by customers, building occupants, Note—The site frontage is residents, visitors and service measured at the boundary line on providers; the primary road.

(d) accommodate adequate services areas to minimise adverse impacts on neighbours;

(e) allow service providers convenient access to service areas;

(f) minimise the proportion of frontage dedicated to driveways;

(g) manage building bulk, scale and form;

(h) accommodate sufficient areas of deep planting and landscaping for amenity and recreation and to contribute to an attractive subtropical public realm;

(i) allow room for useable open space to promote casual surveillance and good public realm interface.

PO12 AO12 Complies AO12

Development does not isolate or Development ensures that: The development will not negatively impact on the isolate or negatively impact development potential or future (a) the site area and frontage on the development potential amenity of an adjoining site. width of an adjoining site within a or future amenity of an zone in the centre zones category adjoining site. or the Mixed use zone:

(i) complies with the minimum requirements set out in a

neighbourhood plan; or

(ii) does not isolate lots less than 800m2 in area or with a frontage width less than 20m or prohibit access to an existing access easement arrangement or laneway; or

(b) a concept plan for the development demonstrates that development can be physically achieved on an adjoining site at a later stage, commensurate with the intent of the zone and zone precinct or neighbourhood plan requirements.

PO13 AO13 Complies AO13

Development enhances the role Development is in accordance The proposed development and function of the centre or with: complies with the outcomes mixed use area as a place of sought by the neighbourhood economic and community activity (a) the structure outlined in a plan. This is demonstrated by considering its strategic location, neighbourhood plan, an existing the assessment provided by form and character intent and the development approval or a the city centre neighbourhood catchment which it services, preliminary approval; or plan code. through its overall structure and (b) if no neighbourhood plan integration in its location with use applies, or the neighbourhood and site planning including plan does not address overall building, open space, landscape structure requirements, no and parking which: acceptable outcome is prescribed. (a) retain or respect valued site features;

(b) reflect local valued streetscape forms, features and character;

(d) align buildings and towers to the street pattern and respects the continuity of street facades;

(e) are transit supportive;

(f) connect with the neighbourhood or local structure;

(g) provide direct and convenient

site access for pedestrians and cyclists to local transport networks, key destinations and public transport facilities;

(h) provides for safe vehicle access;

(i) provides opportunities for integrated access and parking with adjoining developments;

(j) locates uses to minimise impacts on adjoining residents;

(k) assists with mitigation of air and noise quality impacts on the health and amenity of building occupants and residents.

Refer to Figure a.

Note—A structure plan prepared in accordance with the Structure planning scheme policy can assist in demonstrating achievement of this performance outcome.

PO14 AO14 Not Applicable

Development adjoining or in the Development frontage is treated The site is not located within vicinity of a railway or busway as an active frontage–primary 200 metres of a railway or station is transit supportive to: where within 200m walking busway station. distance of a dedicated public (a) facilitate safe, logical and pedestrian access point of a direct pedestrian access to the railway or busway station. railway and busway station entry points;

(b) activate public space and the edges of the railway or busway station environment;

(d) enable casual surveillance of streets, public spaces and the immediate station environment entries and platform;

(e) provide a high level of personal and community safety, and physical and visual

integration with the station.

Refer to Figure b.

PO15 AO15.1 Complies AO15.1

Development protects, provides or Development provides public The proposed development supports as appropriate public spaces and links, including public complies with the outcomes spaces and structuring elements roads and verges, parks or urban sought by the city centre within the centre or mixed use common and cross block links, in neighbourhood plan code and area and site to: the locations identified in: relevant overlay codes. This is demonstrated by the (a) provide pedestrian and cycle (a) an overlay; or assessment provided connections to key public elsewhere in this appendix. transport facilities, community (b) a neighbourhood plan; or facilities or services and the (c) an existing development surrounding neighbourhood; approval; or (b) create a permeable and (d) a preliminary approval; or interconnected activity centre or corridor; (e) as otherwise identified as part of a structure planning process as (c) provide sufficient open space part of development. for pedestrian activity and use by building occupants, residents, Note— Refer to the Streetscape customers and visitors. hierarchy overlay and code for further information.

Refer to the Park planning and design code for the design of parks.

Refer to the Infrastructure design code for further guidance on the design of public infrastructure.

AO15.2 Complies PO15

Development provides publicly A new pedestrian arcade is accessible spaces and links planned across the site (privately owned), including connecting Mary and plazas, arcades, pedestrian Margaret Street. This is pathways, shelters and queuing shown in the City Centre areas for public transport, in the Neighbourhood Plan. locations identified in: It is unreasonable to require (a) an overlay; or the applicant to provide this arcade as part of the (b) a neighbourhood plan; or proposed development given the proposal only involves a (c) an existing development new building podium. The approval; or proposed development will not prevent this arcade being

(d) a preliminary approval; or provided in future as part of a redevelopment of the site as (e) as otherwise identified as part a whole. of a structure planning process as part of development. This outcome will ensure that the existing level of pedestrian capacity will protect, provide and support appropriate public spaces and structuring elements within the centre and will not compromise the creation of a permeable and interconnected activity centre. Accordingly, the proposed development will comply with performance outcome PO15.

AO15.3 Not Applicable

Development for a park, public The proposed development is open space or plaza, is co-located not for park, public open with community services and civic space or plaza. facilities.

PO16 AO16 Complies AO16

Development provides a land use Development provides a land use The proposed development mix which: mix or maximum gross floor area complies with the outcomes or plot ratio for particular uses sought by the city centre (a) supports the intended function that: neighbourhood plan code. of the centre or mixed use area; This is demonstrated by the (a) is in compliance with any limit assessment provided (b) does not prevent commercial set in a neighbourhood plan; or elsewhere in this appendix. or employment growth; (b) if no neighbourhood plan (c) includes: applies, or no requirements are specified in a neighbourhood (i) complementary uses such as plan: retail, employment, residential and community facilities; (i) is no more than 50% residential in a Principal centre zone or Major (ii) uses that provide for the centre zone; everyday needs of the local community; (ii) or otherwise no acceptable outcome is prescribed. (iii) a fine grain of uses particularly on active frontages and adjoining public footpaths and spaces;

(iv) residential uses in centres including live–work configurations.

PO17 AO17 Not Applicable AO17

Development for a residential use Development for a residential use The development is not for a does not compromise the is not located on the ground floor residential use. economic function or activity of a where in a zone in the centre centre and street level activation. zones category or the Mixed use zone, except if:

(a) located behind an active frontage with a non-residential use; or

(b) located in the Frame zone precinct of a zone in the centre zones category or Corridor zone precinct of a zone in the centre zones category and providing a transition to adjoining lower intensity or residential neighbourhoods; or

(d) short-term accommodation that has a foyer or a non- residential use providing a minimum of 50% active frontage to the street or public space.

PO18 AO18 Not applicable AO18

Development minimises the Development provides: The site does not contain or adverse impact of a use on adjoin any residential land building occupants and residents (a) co-location of low impact uses. in or adjoining the site through commercial activities where air or appropriate land use mix. noise impacts are not detectable and disturbing in a dwelling or Note—Low impact commercial other sensitive use; activities are shops, banks, offices and similar. (b) co-location of uses with potential air or noise impacts away from sensitive uses;

(c) mitigation of impacts resulting from co-location of food and drink outlet uses such as a restaurant with residential uses in the same building;

(d) that nightclub entertainment facilities are not co-located with

residential or other sensitive development within the same building;

(e) that the location of exhaust or ventilation outlets from food outlets, drycleaners, salons, car parks and bus stations as far from a sensitive use as practicable;

(f) adequate separation distances between service stations and any sensitive use;

(g) dwelling balconies and windows do not overlook ventilation stacks and bulk waste bin storage areas.

PO19 AO19 Complies with AO19

Development ensures that the Development is contained within The proposed development building bulk and scale is the building envelope for the site complies with the building consistent with the intended form by applying: envelope established by the and character of the centre, mixed city centre neighbourhood use or local area considering: (a) the maximum building height; plan. This is demonstrated by the assessment provided in (b) building height transition (a) existing buildings to be relation to this code requirements, where required; retained; elsewhere in this appendix. (b) existing significant vegetation; (c) front, rear and side setback requirements; (c) significant infrastructure constraints; (d) building separation requirements; (d) adjoining existing and proposed building heights; (e) car parking setback requirements; (e) adjoining existing and proposed building setbacks and (f) active frontage requirements separation of buildings necessary for stand- alone shopping centres to ensure impacts on amenity and or shops or for development in privacy are minimised; traditional strip centres or corridors. (f) building height transitions where required. Refer to Figure c and Figure d examples.

Note—The building envelope must include all requirements from any applicable overlay codes or a neighbourhood plan.

Note—This can be demonstrated

by a building envelope plan, elevations and sections.

PO20 AO20 Complies AO20

Development ensures that the Development ensures that the The proposed development building height is consistent with maximum building height is in complies with the building the centre or mixed use area compliance with: heights established by the intent and local and street context city centre neighbourhood considering: (a) a neighbourhood plan; or plan code.

(a) the size of the lot; (b) if no neighbourhood plan applies or no requirements are (b) the scale of development specified in the neighbourhood reinforcing the preferred city-wide plan, the requirements in Table form; 9.3.3.3.B.

(c) proximity to high-frequency Note—The building height is public transport services; determined by the number of storeys rather than metres except (d) the height of existing adjoining where varied by a neighbourhood buildings and proposed heights; plan. Some neighbourhood plans may also specify a maximum (e) street conditions such as height of buildings in metres. street width; Note—Roofs are excluded from (f) the topography of an area and the calculation of maximum height site slope; of buildings to encourage (g) view points and corridors; interesting subtropical roof forms able to respond to solar (h) solar access to key public orientation and site context. spaces.

PO21 AO21.1 Not Applicable

Development where identified in a Development where identified in a The site is not identified in a neighbourhood plan as a building neighbourhood plan as a building building height transition area height transition, or where sharing height transition or where sharing and does not share a a common boundary with, or a common boundary with common boundary with located fronting a minor road that premises in the Low–medium premises in the Low–medium is opposite, premises in the Low– density residential zone, Low density residential zone, Low medium density residential zone, density residential zone or density residential zone or Low density residential zone or Character residential zone Character residential zone. Character residential zone provides a building height provides buildings that are transition which complies with: reduced in bulk and form to provide a transitional built form of (a) a neighbourhood plan; or; a compatible scale which protects (b) if no neighbourhood plan the amenity of lower density applies, or no requirements are residential areas bordering centre specified in the neighbourhood or mixed use areas by: plan, the following:

(a) stepping down in height and (i) the building height within 10m scale; of the common boundary is no more than 1 storey greater than (b) minimising impacts including the maximum acceptable those from overlooking and visual outcome for building height on the dominance; adjoining site;

(c) maintaining adequate levels of (ii) the building height within 20m natural ventilation and light of the common boundary is no penetration to a habitable room, more than 2 storeys greater than balcony and private open space. the maximum acceptable outcome for building height on the adjoining site;

(iii) all structures, except adjoining boundary fences, are set back a minimum of 4m from the common boundary;

(iv) an acoustic and visual screen fence of 2m height is provided on the common boundary.

AO21.2 Not Applicable

Development where located The site is not located fronting a minor road that is fronting a minor road that is opposite premises in the Low– opposite premises in the medium density residential zone, Low–medium density Low density residential zone or residential zone, Low density Character residential zone residential zone or Character provides a building height residential zone. transition which complies with:

(a) a neighbourhood plan; or

(b) if no neighbourhood plan applies or no requirements are specified in the neighbourhood plan, the following:

(i) the building height within 10m of the front boundary is no more than 2 storeys greater than the maximum acceptable outcome for building height on a site located on the opposite side of the minor road;

(ii) all structures, except boundary fences, are set back a minimum of 4m from the front boundary;

(iii) buildings are provided with modulation and articulation with variations in the wall and roof plane every 10m.

Note—Minor road is defined in the Transport, access, parking and servicing planning scheme policy. Where mixed residential and non- residential development, site access may be provided from a minor road for the residential component of the development.

PO22 AO22 Complies AO22

Development ensures that the Development ensures that the The proposed development front boundary setbacks: front boundary setback for non- will comply with the outcomes residential and residential sought by the city centre (a) positively define the street development in a zone in the neighbourhood plan code. edge; centre zones category or the This is demonstrated by the Mixed use zone are in compliance assessment provided in (b) relate to the existing with: relation to this code streetscape and setback pattern elsewhere in this appendix. and reinforce the preferred (a) a neighbourhood plan; or character and form intent; (b) if no neighbourhood plan (c) provide for connections applies or no requirements are between footpaths, public spaces specified in the neighbourhood and private entries where level plan, the requirements in Table differences are proposed; 9.3.3.3.C. (d) provide for the queuing of patrons at entertainment venues;

(e) consider waiting areas at bus stops, taxi ranks and display windows;

(f) where a residential use and outside the core of a centre, takes on a more residential interface with the street;

(g) where facing lower intensity development or a residential neighbourhood provide for an appropriate interface and transition;

(h) provide for deep-planting areas and landscaping where a built to the front boundary edge is

not required.

PO23 AO23 Complies AO23

Development ensures that the Development ensures that the The proposed development rear boundary and secondary rear and secondary street will comply with the outcomes street setbacks: boundary setbacks for non- sought by the city centre residential and residential neighbourhood plan code. (a) provide for deep-planting development in a centre or mixed This is demonstrated by the areas; use or for a centre activity or mix assessment provided in of uses are in compliance with: relation to this code (b) support building separation to elsewhere in this appendix. provide visual and acoustic (a) a neighbourhood plan; or privacy without screening where residential uses are adjoining or (b) if no neighbourhood plan proposed; applies or no requirements are specified in the neighbourhood (c) maximise the opportunity to plan, the requirements in Table retain and protect existing mature 9.3.3.3.C. vegetation;

(d) enable a suitable frontage treatment to be presented where there is a transition to a residential neighbourhood.

PO24 AO24 Complies AO24

Development ensures that the Development ensures that side The proposed development side boundary setbacks: boundary setbacks for non- will comply with the outcomes residential and residential sought by the city centre (a) minimise the impact of development in a centre or mixed neighbourhood plan code. development on the amenity and use or for a centre activity or mix This is demonstrated by the privacy of adjoining existing of uses are in accordance with: assessment provided in residents; relation to this code (a) a neighbourhood plan; or elsewhere in this appendix. (b) contribute to the rhythm and pattern of the streetscape in (b) if no neighbourhood plan keeping with the intended applies or no requirements are neighbourhood character; specified in the neighbourhood plan, the requirements in Table (c) provide for breezes and 9.3.3.3.C. sunlight where a residential use is included on upper levels above podium levels;

(d) consider future development.

PO25 AO25.1 Not applicable PO25

Development ensures that the Development ensures that the The city centre separation of buildings within a building separation within a site neighbourhood plan site and to an adjoining existing or and to adjoining buildings is in encourages building podiums future buildings which includes a to be constructed to all

residential dwelling: compliance with Table 9.3.3.3.E. property boundaries. This neighbourhood plan prevails (a) is consistent with the form and Note—This is demonstrated by a to the extent of any character intent for the local area; site context plan that includes inconsistency with the centre adjoining and adjacent buildings and mixed use code. (b) is located to provide residential and strategies to address Accordingly, the building amenity including access to separation issues. separation distances referred natural light, sunlight and breeze; to in Table 9.3.3.3.E are not (c) provides a degree of visual applicable to this application. privacy via site planning and AO25.2 Not Applicable PO25 design without a reliance on fixed screening; Development ensures that the The development does not building separation to an adjoining directly adjoin a residential (d) reasonably addresses and residential building: building. considers the amenity of adjoining residents and future development (a) complies with Table 9.3.3.3.E; potential. (b) positions the primary balcony or private open space to street or rear;

(c) offsets balconies or habitable rooms so they are positioned outside the cone of vision of existing or approved habitable rooms or outdoor spaces; or

(d) uses moveable or adjustable screening to regulate privacy between lots or dwellings which do not exceed balcony screening acceptable outcomes.

Note—Separation distances are intended to protect amenity and provide for private open spaces on upper levels that do not require full screening for privacy.

Note—Considered site planning and design and strategies such as offsetting balconies, the location of private space, selective screening and other design elements can reduce the boundary separation requirements.

PO26 AO26 Not Applicable AO26

Development is of an intensity Development has a gross floor The neighbourhood plan that supports both the strategic specifies gross floor area,

and local role and function of the area or plot ratio which: however, this GFA is not centre or mixed use area and the applicable to the proposed development of a vibrant public (a) complies with a development as City Site realm considering the capacity of neighbourhood plan; or Cover relates to above infrastructure. maximum podium. Plot ratio (b) if no neighbourhood plan is not specified in the applies or a neighbourhood plan neighbourhood plan. does not specify a gross floor area or plot ratio, is provided for in a building contained within the building envelope that does not exceed the maximum building footprint for the site.

PO27 AO27 Not Applicable AO27

Development has a building Development provides a The proposed development footprint or site cover which: maximum building footprint or site will comply with the outcomes cover which: sought by the city centre (a) is of an appropriate form and neighbourhood plan code. intensity for the activity centre or (a) complies with the This is demonstrated by the mixed use location; requirements in a neighbourhood assessment provided in plan; relation to this code (b) balances built form with open elsewhere in this appendix. space, parking and landscaping at (b) if no neighbourhood plan ground level; applies or no requirements are specified in a neighbourhood (c) limits areas of external surface plan, the maximum building car parking; footprint or site cover is 90%.

(d) provides for landscaping and Note—The building footprint or deep planting areas. site cover includes at-grade car parking areas that are covered with shelter. Enclosed car parking areas are included if they protrude more than 1m above ground level.

PO28 AO28.1 Complies PO28

Development ensures that the Development with podium design The proposed development podium building forms: including setback: will comply with the outcomes sought by the city centre (a) positively contribute to centre (a) complies with the neighbourhood plan code. or mixed use character; requirements in a neighbourhood This is demonstrated by the plan; assessment provided in (b) are consistent with the local or relation to this code street form and character intent; (b) if no neighbourhood plan elsewhere in this appendix. applies, or if no requirements are (c) are proportional to the total specified in the neighbourhood height; plan:

(d) do not negatively impact on (i) is set back in accordance with Table 9.3.3.3.C and Table

the streetscape; 9.3.3.3.D if parking is included in a podium; (e) do not negatively impact on the amenity of adjoining residents (ii) is not built to the boundary on or building occupants; a boundary where a building height transition is required; (f) are set back considering the height, length, degree of (iii) provides a continuous enclosure and treatment of walls. frontage built to the alignment where continuity with adjoining buildings is important;

(iv) is of a height that matches to the existing streetscape and to neighbouring buildings;

(v) does not exceed 3 storeys, if no podium or parapet line is established in the immediate streetscape.

AO28.2 Complies AO28.2

Development ensures that The proposed podium walls podium walls: will be built to boundary. No windows will be provided and (a) are built to the side or rear the side podium walls will be boundary of an allotment; blank. (b) are blank;

PO29 AO29 Not Applicable

Development ensures that built to Development ensures that its built Built to boundary walls are boundary walls do not negatively to boundary walls are: not located on a boundary impact on the amenity of adjoining adjoining land located within residents or building occupants. (a) not located on a boundary the Low density residential adjoining land located within the zone or Character residential Low density residential zone or zone or located on a Character residential zone; boundary where a building height transition is required. (b) not located on a boundary where a building height transition is required;

(d) constructed with pre-finished and low- maintenance materials.

PO30 AO30 Complies AO30

Development for a building in a Development includes a minimum Development includes a centre or mixed use area provides floor-to-ceiling height of 4.2m on minimum floor-to-ceiling for adaptable use over time, in the ground storey if: height of 4.2m on the ground particular on the ground storey storey. and lower levels with: (a) identified as an active frontage in a neighbourhood plan; or (a) a mix of adaptable floor plates at ground storey and podium (b) in the Principal centre zone, levels; Major centre zone, District centre zone or Mixed use zone; or (b) higher floor-to-ceiling heights, capable of accommodating (c) within 200m walking distance commercial, retail or other non- of a dedicated public pedestrian residential uses at different stages access point of a railway or bus of the building’s life cycle. station.

PO31 AO31.1 Complies AO31.1

Development ensures that Development ensures that the The development will not building bulk and scale: length of a uniform treatment of contain an elevation without an elevation above ground level variation for more than 30m (a) is consistent with the form and without variation, substantial with substantial variations in character intent for the local area articulation or openings is no built form provided with and street; more than 30m. recesses within the podium.

(b) is reduced by design elements Note—Substantial articulation is a Refer to the Architectural to provide: full break of 6m or a change in Drawings in Appendix E. building line of 2m plus or minus (i) visual interest and contribution for a length not less than 5m. to the character of the centre or mixed use area; AO31.2 Complies AO31.2

(ii) reflection of valued local form Development reduces building The development reduces elements such as podium or bulk by a combination of: potential bulk through use of parapet heights in traditional strip varied materials, colours and shopping centres; (a) balconies orientated towards panels on the façade. The the street; rooftop terrace will be (iii) adequate amenity for building orientated towards the street. occupants and residents in terms (b) variation in materials, colours, of access to natural light and or textures including between Refer to the Architectural ventilation; levels; Drawings in Appendix E. (iv) a comfortable and attractive (c) recessions and projections in pedestrian environment; the roof and wall plane;

(v) a building base which exhibits (d) variations in the building form. a human-scale and fine-grain building rhythm; AO31.3 Complies AO31.3

(vi) variations in horizontal and Development maximises The proposal includes vertical profile. recessed forms and openings recesses and integrated around the building perimeter to panels throughout the podium

allow external space to merge to draw the external spaces with the interior of the building, into the site and project key except where they would areas of indoor/outdoor compromise safety and security. activity (outdoor dining, retail tenancies, and lobby spaces).

Refer to the Architectural Drawings in Appendix E.

AO31.4 Complies AO31.4

Development of the lower 3 Awnings and sun-protection storeys of the building includes: devices are proposed.

(a) awnings and sun-protection Windows and balconies devices; (rooftop terrace) will orientate towards the street. (b) operable elements within the facade; The façade includes practical and high quality elements (c) elements of a finer scale than which are interesting and the main structural framing; varied in design, and include panel detail. (d) display windows, showcases or public art where identified as an active frontage.

Refer to Figure l.

PO32 AO32.1 Complies AO32.1

Development of buildings is Development: The proposed development is finished with high-quality reflective of surrounding materials, selected for their (a) respects and reflects the commercial development and durability and the contribution architectural theme in the area; architectural themes of the they make to the character of the area. The podium is located (b) respects the traditional centre or mixed use area. on the corner of George frontages, facades, architectural Street and Margaret Street qualities and traditional materials and is orientated away from of buildings within the area; the adjoining heritage place. (c) does not necessarily imitate historical architectural styles.

Refer to Figure l.

AO32.2 Complies AO32.2

Development provides materials The development provides and finishes which are all easily materials and finishes which maintained and do not readily are easily maintained and do stain, discolour or deteriorate. not readily stain, discolour or deteriorate. Refer to the Architectural Drawings in

Appendix E.

PO33 AO33.1 Complies AO33.1

Development for a building Development includes ventilation The design of the exhibits subtropical design in and around a building through development includes elements to support a building’s strong sectional and facade sectional and facade occupant, resident and user articulation, breezeways, open articulation, breezeways, comfort and outdoor activities and courtyards and landscaped areas. open dinning area and living. landscaped areas. The rooftop terrace is open and landscaped. Breeze is facilitated through the open dining area and podium rooftop areas.

Refer to the Architectural Drawings and the Landscape Concept Plan in Appendix E.

AO33.2 Complies AO33.2

Development includes weather Weather protection and/or protection and sun shading to: sun shading has been incorporated into the design (a) all pedestrian entries; for pedestrian entries, shopfronts, publicly (b) shopfronts; accessible pedestrian (c) publicly accessible pedestrian connections and outdoor connections; spaces. An awning is also proposed along the George (d) external doors and windows to Street footpath. habitable rooms;

(e) outdoor spaces intended for cafe or restaurant use.

AO33.3 Not Applicable

Development: The proposed podium is not north-facing or west-facing. (a) incorporates deep recesses, eaves and sun-shading devices on the north-facing building facades;

(b) is shaded and incorporates elements such as adjustable screens, awnings or pergolas, green walls or planting on the west-facing building facades.

PO34 AO34.1 Complies AO34.1

Development for rooftops and Development provides rooftops The podium rooftop terrace is building caps: and building caps which: high quality in design and incorporates landscaping (a) is interesting, subtropical and (a) contribute to the architectural which contributes to the contextually and climatically distinction of the building and architectural distinction of the appropriate in form; roofs; building.

(b) is responsive to orientation (b) include combinations and Refer to the Architectural and solar access; variations of forms created Drawings and the Landscape through pitches, gables, skillions Concept Plan in Appendix E. (c) is attractive and not marred by or other features. a cluttered display of plant and equipment. AO34.2 Not Applicable AO34.2

Note—The building height is Development for rooftops and The proposal is for a podium determined by the number of building caps are designed to: and rooftop terrace and will storeys and excludes roofs, not contain mechanical plant except where varied by a (a) incorporate and screen service equipment, or services. neighbourhood plan, to structures, lift motor rooms, encourage interesting, subtropical mechanical plant and equipment and contextually appropriate roof as architectural features; forms. (b) enable the future inclusion of service structures, lift motor rooms and mechanical plant and equipment, such as satellite dishes and telecommunications facilities, in an unobtrusive manner.

AO34.3 Complies with AO34.3

Development where rooftops are The proposal is for a podium used for open space, ensures rooftop terrace and will not plant and equipment is visually contain mechanical plant and acoustically screened from equipment, or services. the communal open space.

PO35 AO35.1 Complies AO35.1(a) – (f)

Development provides shelter for Development for a pedestrian A pedestrian shelter is pedestrian movement: shelter is provided by an awning proposed along the George which: Street frontage of the site. (a) on a street frontage; The awning is consistent with (a) is consistent with the character the elements of this (b) through a site with a cross of the centre; acceptable outcome. block link; (b) abuts footpaths; The awning, however, will be (c) to key building entrances or approximately 3.7m in height. publicly accessible parts of the (c) is provided and maintained by This will be of an adequate the building owner on their height to facilitate shade and

site. premises; function as a pedestrian shelter. (d) protects the normal flow of pedestrians;

(e) is continuous across the frontage of a site;

(f) aligns to provide continuity with shelter on an adjoining premises;

(g) is a minimum of 3.2m and is generally not more than 4.2m above pavement height;

(h) extends from the face of the building or the premises line;

(i) does not extend past a vertical plane 1.5m inside the kerb line to enable street trees to be planted and grow;

(j) has a 0.5m clearance to any tree trunk and main branches;

(k) aligns with existing awnings if the verge has been widened;

(l) is cantilevered from the main building with any posts within the verge being non load bearing;

(m) uses materials that provide appropriate shade.

Refer to Figure m.

AO35.2 Complies AO35.2

Development for an awning over Lighting details are not known a footpath is lit with a lighting at this stage of the project. system which: However, conditions of approval can ensure that this (a) is in compliance with AS/NZS acceptable outcome is 1158.3.1:2005 Lighting for roads complied with. and public spaces, Category P3 and AS 4282-1997 Control of the obtrusive effects of outdoor lighting

(b) provides a minimum of 20lux at ground level.

PO36 AO36.1 Complies AO36.1

Development provides site Development entrances are The proposal ensures that entrances which: clearly visible from the street, and the lobby area is clearly are not obscured by fencing, visible from the street, and is (a) define the threshold between walls, advertising or dense not obscured by fencing, public and private space; landscaping. walls, advertising or dense landscaping. (b) provide safe, secure and convenient access to the site for AO36.2 Complies AO36.2 building occupants and visitors; Development provides for: Clear and identifiable (c) provide a sufficiently scaled pathways are provided from and sheltered entry and meeting (a) a clear path of travel from the George and Margaret Streets space; public footpath to building entry; to the lobby area, with an outdoor dining area and (d) provide clear building signage (b) activity generators adjacent to active uses adjacent to the and numbering for emergency the entrance; entrance. access; (c) seating or other facilities such (e) provide lighting; as short-term bicycle parking near the entry. (f) provide conveniently located mailboxes. AO36.3 Complies AO36.3

Development provides: The development will provide signage and cues to (a) signage and cues to distinguish between public distinguish between public areas, areas, publicly accessible publicly accessible private areas private areas and private and private areas; areas and street numbers and building names which are (b) street numbers and building clearly identifiable. names which are clearly identifiable from the street for pedestrians and emergency access.

Note—Cues to differentiate territory may include fences, vegetation, lighting, footpath detailing and changes in level.

PO37 AO37.1 Complies AO37.1

Development of buildings defines Development provides a front The podium form is generally the street edge and reinforces the building elevation that is parallel parallel to the street desired character of the centre or or nearly parallel to the street frontages. corridor through: frontage.

(a) orientation to the street; AO37.2 Complies AO37.2

(b) minimal front boundary Development is orientated to The development is overlook streets and other public orientated to overlook George

setback; spaces with windows and and Margaret Streets with balconies located on upper levels, ground floor active uses (and (c) providing overlooking and designed to provide casual outdoor dining areas), and casual surveillance from upper surveillance opportunities. rooftop podium, designed to level balconies and windows; provide casual surveillance Refer to Figure l. opportunities to the street (d) clearly defined building frontages. entrances; AO37.3 Complies AO37.3 (e) high-quality finishes at the ground-storey pedestrian level. Development for a building which Development is open and is not located on the front accessible for pedestrians boundary, ensures the setback: along its entire length and width, has clear entry points, (a) is open and accessible for and will have pavement pedestrians along its entire length matching the gradient of and width; neighbouring sites.

(b) is clear of columns and other obstructions;

(c) has a pavement matching the gradient of the adjoining pavement and connecting pedestrian areas on neighbouring sites;

(d) connects without any lip or step to adjoining pavements or abutting pedestrian areas on neighbouring sites.

Refer to Figure m.

AO37.4 Complies PO37

Development for steps, The proposed development escalators, ramps or lifts is set involves providing steps from back 1.2m from the main building the George Street property line to maximise pedestrian flow boundary. These steps will be and safety and allow for adequate located closer than 1.2m from waiting space. the main building line. The provision of steps in this location is necessary in order to allow pedestrian access to the site given the change in grade along this part of George Street. This is consistent with the location of existing steps on site and will still allow for adequate waiting space and pedestrian

movement.

PO38 AO38 Not Applicable

Development for a building 8 Development provides wind The proposed podium is not storeys and over ensures that the mitigation for a building which is 8 greater than 8 storeys. design mitigates the impacts of storeys to 15 storeys that: ground-level wind acceleration on pedestrians and building (a) is in accordance with a occupants, considering the site neighbourhood plan; or context and neighbouring (b) if a neighbourhood plan does structures. not specify any criteria, uses at least 2 of the following strategies:

(i) building orientation, plan shape, massing and facade articulation to avoid tall and wide facades that face prevailing winds;

(ii) a podium and tower building form with a tower set back at least 10m from all streets above the podium level to deflect wind downdrafts from penetrating to street level (but a podium is not suitable for communal or private open space);

(iii) canopies and awnings to protect pedestrians;

(iv) trellis structures and a dense network of trees at ground or podium level.

Note—This is demonstrated by submission of a wind impacts report from a suitably qualified professional.

PO39 AO39.1 Not Applicable

Development provides car parking Development provides car parking The proposed development which: which is: does not involve the provision of additional car parking. (a) minimises the impact on the (a) not visible from the street, quality of adjoining streetscapes other public spaces or adjoining or public spaces or the amenity of properties; or adjoining residents in terms of location, bulk, form and amenity (b) located below ground or behind dwellings or active uses

impacts including noise, light or for the full street frontage; odours; (c) set back from front, rear and (b) takes account of the following: side boundaries in compliance with a neighbourhood plan or if no (i) the location of active frontages neighbourhood plan applies or no and public spaces; requirements are specified in a neighbourhood plan, the (ii) setback distances to mitigate requirements in Table 9.3.3.3.D. impacts; Note—Car parking which extends (iii) the proximity of dwelling 1m above ground level will be houses or existing multiple counted in the maximum height dwellings on adjoining sites; and will be subject to the relevant (iv) the scale and detail of any boundary setback requirements. parking structure walls when AO39.2 Not Applicable viewed from the street and adjoining properties; Development does not provide a The proposed development basement parking structure does not involve the provision (v) the visual impact of open car which: of additional car parking. parking and vehicle movement areas on the street and adjoining (a) extends above ground level properties; forward of the main building line;

(vi) convenient, safe and legible (b) impacts on connections vehicle access and car parking for between the public footpath or users. space and the development.

AO39.3 Not Applicable

Development only provides car The proposed development parking located above ground if: does not involve the provision of additional car parking. (a) it is fully integrated within the building design and is sleeved by development to required active frontages; or

(b) it offers short-term car parking for customer, visitors or service providers, that is a portion of the total required car parking, and does not impact on active frontage requirements; or

Refer to Figure e.

AO39.4 Not Applicable

Development for a multistorey or The proposed development podium car park: does not involve the provision of additional car parking. (a) is not located on the street frontage and is behind smaller uses to create an active frontage and avoid long blank walls particularly adjacent to a primary entrance from a key pedestrian connection; or

(b) includes building facade details that extend to disguise the car parking floors; or

Refer to Figure f.

AO39.5 Not Applicable

Development ensures that visitor The proposed development or customer car parking is: does not involve the provision of additional car parking. (a) clearly signposted;

(b) lit at night;

Note—The detailed design is in accordance with the Transport, access, parking and servicing code and planning scheme policy.

PO40 AO40.1 Complies AO40.1

Development for a publicly Development provides for Pedestrian and cyclist accessible plaza, arcade and pedestrian and cyclist movement connections to adjoining lots pathway provided as part of adjoining and through a site at are provided along the street development is easily accessed, street level or at-grade. frontages. attractive and supports personal safety. Note—Grade-separated pedestrian movement systems, Refer to Figure k. such as an overhead bridge or underpass, are avoided because they are less attractive and safe for users.

AO40.2 Not Applicable

Development for a plaza, arcade, The development is not for a

pathway and other external area plaza, arcade, or pathway. in the site which is intended for public access at night complies with:

(a) AS/NZS 1158.3.1:2005 Lighting for roads and public spaces Category P3;

(b) AS 4282-1997 Control of the obtrusive effects of outdoor lighting

PO41 AO41.1 Not Applicable

Development for a plaza: Development for a plaza identified The development is not for a in a neighbourhood plan, plaza or identified in a (a) promotes pedestrian and approved centre concept plan, neighbourhood plan to cyclist movement; structure plan or where proposed contain a plaza. as a part of development: (b) links with transport interchanges; (a) is provided in the location identified; (c) provides opportunities for the flexible use of the space by the (b) is of a regular shape and has community; a minimum frontage to a road of 10m; (d) provides an edge which contributes to the plaza’s (c) has a minimum size of 400m2; character and activation. (d) is integrated with surrounding development;

(e) has a minimum dimension of 20m;

(f) is located at the level of the ground storey of adjoining buildings;

(g) is suitable for pedestrian and cyclist access;

(h) includes a minimum of 50% hard-paved area;

(i) includes a minimum of 20% deep- planting area to accommodate subtropical shade trees;

(j) is a minimum 75% open to the sky.

AO41.2 Not Applicable

Development ensures that a The development adjacent to minimum of 50% of the adjacent the building does not contain building frontages to a plaza a plaza. contain active frontages and building entries.

AO41.3 Not Applicable

Development does not provide for The development is not for a a vehicle entry, driveway, car plaza or identified in a parking, bin storage or servicing neighbourhood plan to in a plaza. contain a plaza.

AO41.4 Not Applicable

Development does not provide for The development is not for a a mechanical ventilation outlet or plaza or identified in a vent on a frontage adjoining a neighbourhood plan to plaza. contain a plaza.

AO41.5 Not Applicable

Development for a plaza: The development is not for a plaza or identified in a (a) is publicly accessible during neighbourhood plan to the hours of operation of the use; contain a plaza. (b) provides equitable access to and movement in the plaza in accordance with AS 1428.1-2009 Design for access and mobility;

(d) is designed such that the majority of the plaza space, that is an area which is more than 50%, is visible from the dominant adjacent public street.

PO42 AO42 Not applicable

Development for an arcade: Development for an arcade The development is not for an identified in a neighbourhood arcade. (a) provides public access and plan, approved centre concept connection to facilitate direct, plan, structure plan or where convenient, comfortable and safe proposed as a part of access with centre or mixed use development: areas or developments to key

destinations; (a) provides pedestrian access during hours of operation of the (b) has a strong street presence use; and clear entry; (b) integrates with adjoining (c) has an active frontage and buildings; use; (c) links established pedestrian (d) has high-quality finishes and networks, parking and public materials; transport facilities;

(e) addresses public safety. (d) has a minimum corridor width of 6m, including a minimum Note—An arcade is a publicly unobstructed pavement width of accessible privately owned 3m; connection. (e) has an active use edge;

(f) is finished with high-quality materials considering public safety;

(g) is provided at-grade with an adjoining public area and connects safely without any lip or step;

(h) incorporates crime prevention through environmental design principles to maximise safety;

(i) has signage at each end identifying the connection provided;

(j) is straight and allows for visual connection to the other end.

Note—Crime prevention principles can be found in the Crime prevention through environmental design planning scheme policy.

Note—Development for cross block links is addressed in the Streetscape hierarchy overlay code.

PO43 AO43 Not Applicable

Development provides and Development for a pedestrian The development is not for an maintains a continuous, connection within the site which is arcade/pedestrian accessible, attractive, direct, publicly accessible (privately

convenient and legible connection owned): connection. and pathway for pedestrians and cyclists. (a) is clearly delineated and separated from parking bays;

(b) provides direct convenient connection to entries;

(d) is properly illuminated at all times;

(e) is covered or shaded where open;

(f) is finished in different materials or colour to parking bays;

(g) has a width which complies with a neighbourhood plan, approved centre concept plan or structure plan or is otherwise a minimum of 3m wide;

(h) includes a separate bikeway if appropriate;

(i) is designed in compliance with the Infrastructure design planning scheme policy.

PO44 AO44 Not Applicable

Development for public toilets is Development for a publicly Public toilets are not located sensitively so that: accessible toilet: proposed within the development. (a) the use is supported; (a) is located near spaces or pathways with high pedestrian (b) public surveillance is provided; activity and use;

(c) the development is not visually (b) has amenity that is visible from intrusive. the spaces or pathways with high pedestrian activity and use;

(d) is accessed via a direct legible pathway that is consistently lit in compliance with AS/NZS 1158.3.1:2005 Lighting for roads and public spaces Category P3;

(e) has high mounted vandal-

resistant luminaires for external lighting, and lighting in compliance with AS 4282-1997 Control of the obtrusive effects of outdoor lighting, Table 2.1, Illuminance in the vertical plane, Curfewed hours.

PO45 AO45 Not Applicable

Development for pedestrian Development for mixed use The development is only for access and movement is defined restricts access from the street or retail/commercial uses. and controlled to ensure privacy publicly accessible areas of the and security. site to private residential dwellings or communal open space.

PO46 AO46.1 Complies AO46.1

Development supports pedestrian Development for fencing is not Fencing will not be located movement and pedestrian access located between the front between the front boundary which is barrier free to a building boundary and main building line. and main building line. entry and a publicly accessible space. Note—If residential development is located on the ground storey and includes fencing, it is provided in accordance with the Multiple dwelling code.

AO46.2 Not Applicable

Development for fencing on No fencing is proposed along common side or rear boundaries side or rear boundaries. to a public space is a maximum of:

(a) 1.2m, where fence construction is solid or less than 50% transparent;

(b) 1.5m, where fence construction is at least 50% transparent.

AO46.3 Not Applicable

Development for a retaining wall Retaining walls are not is: proposed.

(a) stepped to minimise impact on the streetscape and pedestrian environment;

(b) a maximum of 0.6m in height if directly abutting the verge and

footpath.

PO47 AO47 Not Applicable

Development for an ATM or Development for an ATM or Development is not for an vending machine is located to vending machine: ATM or vending machine. avoid obstructing the footway with loitering queues, through their (a) is set back a minimum of 1.5m siting away from drinking from street furniture, street trees fountains, seating or public and garden beds; telephones. (b) includes a visually permeable barrier located in the development site to prevent queues forming across a footpath or pedestrian way.

PO48 AO48.1 Not Applicable

Development for a stand-alone Development involving a new The proposed development is shopping centre or a shop premises or an extension of a not for a sand-alone shopping positively contributes to a stand-alone shopping centre or centre or shop. neighbourhood structure with built shop: form and active frontage to the street providing direct connection (a) is in compliance with a for pedestrians into the centre or neighbourhood plan; or shop without the need to navigate (b) if no neighbourhood plan any surrounding car parking. applies, or a neighbourhood plan does not specify, provides an active frontage – primary for a minimum of 1 street frontage.

Refer to Figure g.

AO48.2 Not Applicable

Development for a stand-alone The proposed development is shopping centre or shop with not for a sand-alone shopping more than 1 street frontage centre or shop. ensures that:

(a) a primary frontage is treated as an active frontage – primary;

(b) the extent of active frontage treatment on the other frontages is a minimum of 25%.

AO48.3 Not Applicable

Development for a stand-alone The proposed development is shopping centre or shop located not for a sand-alone shopping

on an arterial road, provides for: centre or shop.

(a) a minimum of 25% active frontage connection to this street front;

(b) a strong internal pedestrian oriented ‘street’ with an active frontage.

PO49 AO49 Not Applicable

Development within an existing Development within an existing The site does not contain a traditional strip centre or corridor: traditional strip centre or corridor traditional strip centre or provides a streetscape which: corridor. (a) contributes to the existing character and structure; (a) is in compliance with a neighbourhood plan; or (b) provides a continuous pedestrian environment at street (b) if no neighbourhood plan level. applies or a neighbourhood plan does not specify requirements for a streetscape, ensures that the development:

(i) has a minimum of 1 active frontage – primary;

(ii) is set back in keeping with existing adjoining uses;

(iii) locates large-format retail or employment uses at ground floor behind smaller uses and tenancies to the street;

(iv) is consistent in height with existing development;

(v) maintains a consistent street edge with parapet height and awnings at the base of the building with upper levels set back from the front alignment.

Refer to Figure h.

PO50 AO50.1 Not applicable

Development contributes to the Development which requires an There are no active frontages role of the street or public space active frontage – primary, identified at the site. as the focus for vibrant identified in a neighbourhood commercial activity and plan, approved centre concept community life and provides plan, structure plan, or as a part

active frontages through: of the development provides:

(a) intensive activation of the (a) a continuous built form to the ground storey with highly active street at the nominated setback; non-residential uses which encourage the greatest degree of (b) a ground storey fully occupied pedestrian activity and interaction; by highly active non-residential uses; (b) strong physical and visual integration between the ground (c) a 1st and 2nd storey featuring storey and the adjoining verge or windows or balconies promoting public space to seamlessly interaction with and surveillance integrate indoor and outdoor of the street; spaces; (d) awnings for the full building (c) building design which provides frontage; a visually interesting, interactive (e) lighting of publicly accessible and continuous built form and areas including the underside of rhythm to the street; awnings; (d) richly detailed, human-scaled (f) at least 1 pedestrian entry and and fine-grained building exit for every 10m of building frontages; frontage; (e) a safe, enjoyable and (g) a minimum of 50% transparent continuous pedestrian external wall materials up to a environment without obstruction height of 2.5m above pavement or interruption from vehicular level; crossovers and manoeuvring; (h) a minimum ground-storey (f) a subtropical urban design and height of 4.2m. built form which encourages outdoor lifestyles and Note—Non-residential uses must engagement with the public be continuous along the active realm. frontage – primary.

Note—Highly active non- Note—If a neighbourhood plan residential uses create the identifies an active frontage, but greatest degree of pedestrian not whether it is primary or activity and interaction and are secondary, active frontage – mostly accommodated in small primary criteria apply. individual tenancies with narrow building frontages, such as shops, AO50.2 Not applicable restaurants and cafes. Development which requires an There are no active frontages active frontage – secondary, identified at the site. identified in a neighbourhood plan, approved centre concept plan, structure plan, or as part of the development provides:

(a) a continuous built form to the

street at the nominated setback;

(b) a ground storey substantially occupied by active non-residential uses;

(d) provides at least 1 pedestrian entry/exit for every 20m of building frontage;

(e) a minimum 30% transparent external wall materials up to a height of 2.5m above pavement level;

(f) a minimum ground-storey height of 4.2m.

Note—Non-residential uses need not be continuous along an active frontage – secondary but should be located to activate critical locations such as intersections and pedestrian entries to buildings.

Note—If a neighbourhood plan identifies an active frontage, but not whether it is primary or secondary, active frontage – primary criteria apply.

PO51 AO51.1 Not Applicable

Development of vehicle access Development which requires an The proposed development and parking does not impact on active frontage – primary, does not involve changing an active frontage in a centres identified in a neighbourhood existing vehicle access and mixed use area. plan, approved centre concept arrangements. plan, structure plan, or as part of the development, ensures that vehicle and service access is:

(a) not located on this active frontage – primary;

(b) from a secondary frontage or from an adjoining premises if a shared driveway and access

arrangement is established.

AO51.2 Not Applicable

Development which requires an The proposed development active frontage – primary or active does not involve changing frontage – secondary identified in existing car parking a neighbourhood plan, approved arrangements. centre concept plan, structure plan or as part of the development, ensures that parking is not located adjacent to the frontage or is not visible from the street.

PO52 AO52 Complies AO52

Development provides building Development of foyer space on Foyer spaces will be provided entries that support active an active frontage: in accordance with AO52. frontage outcomes. (a) occupies a minimal proportion and subordinate part of the building frontage;

(b) is publicly accessible during normal business hours and visible from adjoining verges or public space;

(c) contains activities and spaces such as reception desks, seating areas, cafes, shopfront galleries and display spaces that attract people.

PO53 AO53 Complies AO53

Development provides Development provides Landscaping will be provided landscaping on site to: landscaping that: on the ground floor and podium rooftop which (a) contribute positively to the (a) integrates with site layout and integrates with site layout and subtropical character, amenity building design at ground, building design, is accessible and microclimate of the site and podium, balcony and rooftop for watering and the centre or mixed use area; levels; maintenance, allows for the overlooking of the street and (b) support the retention of (b) is sited to retain and protect pedestrian entry areas from existing significant vegetation and existing significant vegetation; the building and emphasises large subtropical shade trees; (c) buffers adjoining residential clear pedestrian entry points. (c) support the establishment of uses or areas, with advanced Refer to the Landscape subtropical streets and planting; trees and a minimum of 2 tiers to Concept Plan in Appendix E. achieve screening and visual (d) contribute to site amenity for softening; building occupants, users,

residents and adjoining residents; (d) supports building height transitions, where required; (e) balance the bulk and scale of the building and minimise impact (e) is accessible for watering and to adjoining residents, uses and maintenance; streetscape; (f) screens or buffers driveways, (f) reduce the area of impervious service and loading areas, plant surfaces and support stormwater rooms or other utilities; quality; (g) allows for the overlooking of (g) reduce glare and manage the street and pedestrian entry heat; areas from the building;

(h) contribute to the mitigation of (h) emphasises clear pedestrian noise, air and visual impacts of entry points. major transport infrastructure; Note—No overall percentage of (i) contribute to a safe and open space and landscaping is useable pedestrian environment. prescribed for non-residential development.

Note—This is demonstrated in a landscape concept plan.

Note—Landscape design incorporates planting in accordance with the Planting species planning scheme policy.

Note—The location, design and provision of communal and private open space for residential uses must be in compliance with the Multiple dwelling code.

PO54 AO54.1 Not applicable

Development incorporates deep Development locates deep- The subject site is already planting which: planting areas: developed without the provision of deep planting on (a) supports the retention and (a) to retain and protect existing site. The proposed protection of existing significant significant vegetation and large development only involves vegetation and large subtropical subtropical shade trees; the provision of a new shade trees; building podium. Accordingly, (b) to buffer adjacent residential it is not practical to provide (b) provides for the establishment areas; deep planting on site as part of vegetation to contribute to the of this development. landscape character of the centre (c) to support building height transitions, where required; or mixed use area; Despite this, the proposed development will provide (c) is grouped with deep-planting (d) to provide an entry statement; additional landscaping on site areas on adjacent sites to (e) to shade publicly accessible in the form of a landscaped

maximise contiguous areas of areas, private outdoor and rooftop terrace and additional deep planting; communal open space. planting at ground level.

(d) is open to the sky with access AO54.2 Not applicable PO54 to light and rainfall and into the natural ground with no Development: The subject site is already underground development; developed without the (a) provides for a minimum 10% provision of deep planting on (e) is planted with large of the site area for deep planting; site. The proposed subtropical tree species that at development only involves (b) ensures that each deep- maturity are complementary in the provision of a new planting area has a minimum area scale and height to the building building podium. Accordingly, of 25m2 and a minimum form; it is not practical to provide dimension of 4m in any direction. deep planting on site as part (f) is capable and supported to of this development. grow and at maturity provide effective shade or screening to Despite this, the proposed buildings, outdoor spaces or development will provide adjoining uses; additional landscaping on site in the form of a landscaped (g) balances hard-stand areas rooftop terrace and additional and provides shade and informal planting at ground level. recreation spaces that are directly accessible from residences, AO54.3 Not applicable AO54.3 building tenancies or the street frontage. Development provides deep- The subject site is already planting areas that are: developed without the provision of deep planting on (a) exclusively for landscaping; site. The proposed development only involves (b) not containing vehicle the provision of a new manoeuvring areas, pedestrian building podium. Accordingly, paths, surface structures or it is not practical to provide infrastructure, sub-surface deep planting on site as part structures or infrastructure; of this development. (c) able to accommodate trees Despite this, the proposed planted in natural ground with no development will provide development underneath; additional landscaping on site (d) 100% open to the sky; in the form of a landscaped rooftop terrace and additional (e) able to be accessed for planting at ground level. maintenance purposes.

AO54.4 Not applicable AO54.4

Development provides trees in The subject site is already deep-planting areas which: developed without the provision of deep planting on (a) are capable of growing to a site. The proposed minimum canopy diameter of 5m development only involves and/or a minimum height of 5m the provision of a new

within 5 years of planting; building podium. Accordingly, it is not practical to provide (b) are subtropical tree species deep planting on site as part consistent with the Planting of this development. species planning scheme policy. Despite this, the proposed Note—Tree species should be development will provide chosen to respond to particular additional landscaping on site site location or design needs. in the form of a landscaped Where site circumstances permit, rooftop terrace and additional tree species that are planting at ground level. complementary in scale and height to the building form should be selected.

Note—Tree height and canopy spread will be dependent on species.

AO54.5 Complies AO54.5

Development provides a minimum Conditions of approval can of 25% of all trees as advanced ensure this acceptable stock. outcome is complied with.

PO55 AO55.1 Not Applicable

Development for an open air car Development for an open air car No open air car parks are park is landscaped to: park at or above ground level proposed. provides that setbacks are (a) contribute positively to the densely planted with a minimum landscape character of the centre of 1.5m wide landscaping. or mixed use area; Note—Front setback is to be (b) reinforce and support treated to address streetscape pedestrian movement; interface issues and requirements. (c) provide a comfortable environment for pedestrians; AO55.2

(d) reduce glare and heat; Development for a ground-level open-air car park is designed with (e) reduce impervious areas; trees planted: (f) establish shade cover within a (a) in a minimum 5.2m x 2.4m period of 5 years. landscaped area between every 6 car parking spaces with a permeable surface treatment either side of the landscape area; or

(b) at 6m intervals in a minimum 2.5m-wide landscaped bed, swale

or other water sensitive urban design device adjacent to parallel car parking spaces;

AO55.3

Development ensures that trees planted in an open air car park area achieve a minimum 50% shade cover along internal pedestrian paths within 5 years of certification.

Note—Further requirements are contained in the Landscape works code and the Planting species planning scheme policy.

AO55.4

Development uses landscaping to delineate safe pedestrian movement through open-air car parks.

PO56 AO56 Not Applicable

Development which is not located Development setback from the Both site road frontages are on an active frontage provides road, where not including an active frontages. landscaping on the street frontage active frontage treatment or the to: part of the frontage not treated as an active frontage, is provided (a) contribute to the centre or with: mixed use area or development's landscape character and the (a) a minimum of 2m wide development of Brisbane's landscaping with advanced trees subtropical streetscapes and and low-level planting along the public spaces; full street or public space frontage or balance part, excluding any (b) provide shade and pedestrian driveway crossover and comfort and visual amenity; pedestrian access; or

(c) contribute to the subtropical (b) a minimum of 3m wide character of the streetscape and landscaping with advanced trees public realm; and low-level planting, to establish a positive landscaped (d) not impede the establishment street edge where a service of active frontages where station or outdoor sales use. required;

(e) maintain views from the street Note—It is envisaged that to the building and frontage and landscaping will be primarily consider personal safety. located on frontages to arterial roads that are not suitable for active frontages.

PO57 AO57 Complies AO57

Development for a building must Development ensures that any Reflective glass material can not incorporate any type of glass reflective glass material has: be conditioned to be a level or other surface likely to reflect of light reflectivity not greater specular rays that could create (a) a level of light reflectivity not than 20% and a level of heat undue nuisance, discomfort or greater than 20%; transmission not less than hazard to the surrounding locality. 20%. (b) a level of heat transmission not less than 20%.

PO58 AO58 Not Applicable

Development minimises direct No acceptable outcome is The site overlooks buildings overlooking between buildings prescribed. which are in the centre area. and to adjoining residential uses not located within the centre or Note—Screening and fencing for mixed use area through site a residential use is designed in planning, building design, accordance with the Multiple screening and landscaping. dwelling code.

PO59 AO59 Not Applicable

Development for residential uses No acceptable outcome is Development is not for in a zone in the centre zones prescribed. residential uses. category or the Mixed use zone maximises privacy and amenity Note—Screening and fencing for for residents, taking into a residential use is designed in consideration the mix of uses accordance with the Multiple within the area. dwelling code.

Note—Residential development in a zone in the centre zones category or the Mixed use zone is not afforded the same level of visual privacy or amenity as within a residential area.

PO60 AO60.1 Not Applicable

Development of garages, Development for a car park: Development is not for a car driveways and parking structures park. minimise impacts on the amenity (a) provides a 2m-high acoustic of neighbouring dwellings. fence and a landscaped area 1.5m wide where located adjacent to a neighbouring dwelling;

(b) is acoustically screened where the car park is used at night and where located adjacent to a neighbouring dwelling.

AO60.2 Not Applicable

Development for a driveway or Development is not for a vehicle movement area is driveway or vehicle screened by a 2m-high acoustic movement area. fence along the side or rear boundary if located adjacent to a residential dwelling.

PO61 AO61.1 Complies AO61.1

Development provides refuse and Development is designed and The proposed refuse and recycling collection and storage constructed to ensure refuse and recycling collection and facilities that: recycling collection and storage storage facilities are located facilities comply with the Refuse within the existing loading (a) are centralised in an planning scheme policy. dock and comply with the unobtrusive dedicated storage refuse planning scheme room or separate screened policy. structure; AO61.2 Complies AO61.2 (b) are located and managed so that adverse impacts on building Development is designed and The proposed refuse and occupants, neighbouring constructed to ensure refuse and recycling collection and properties and the public realm recycling collection and storage storage facilities are located are minimised; facilities do not have any odour, within the existing loading noise or visual impacts which are dock area. (c) provide for refuse and detectable and disturbing at the recycling including source site or adjoining sites. separation; Note—Refer to the Refuse (d) are of a design which allows planning scheme policy for further low-frequency service collection; guidance. (e) minimise ongoing building management cost for occupants.

PO62 AO62 Complies AO62

Development creates a safe Development incorporates the key Crime prevention through environment by incorporating the elements of crime prevention environmental design key elements of crime prevention through environmental design in principles have been through environmental design. its layout, building or structure incorporated into the design design and landscaping by: of the overall development.

(a) facilitating casual surveillance Casual surveillance opportunities and including good opportunities and including sightlines to publicly accessible good sightlines to publicly areas such as car parks, accessible areas such as

pathways, public toilets and pathways and communal communal areas; areas are supported in the publicly accessible dining (b) defining different uses and area and ground floor. The ownerships through design and ground floor design restricting access from non- incorporates way-finding residential uses into private cues. residential dwellings; Casual surveillance is also (c) promoting safety and upheld in the design of the minimising opportunities for graffiti rooftop terrace, with and vandalism through exterior balconies overlooking the building design and orientation of street. Casual surveillance is buildings and use of active provided through the podium frontages; uses and ground floor dining area. (d) ensuring publicly accessible areas such as car parks, Public and private areas are pathways, public toilets, clearly delineated within the communal areas are well lit; development and access into private areas is restricted. (e) including way-finding cues; Appropriate lighting within (f) minimising predictable routes pathways and communal and entrapment locations near areas will also be utilised. public spaces such as car parks, public toilets, ATMs, communal areas.

Note—For guidance in achieving the key elements of crime prevention through environmental design refer to the Crime prevention through environmental design planning scheme policy.

PO63 AO63 Complies AO63

Development minimises the Development design and Development design and potential for graffiti and vandalism landscaping incorporates graffiti landscaping incorporates through appropriate design and and vandalism prevention graffiti and vandalism landscaping which controls techniques which: prevention techniques. access, reduces canvas and allows for easy maintenance (a) deny access to potential selection. canvas using access control techniques;

(b) reduce potential canvases using canvas-reduction techniques;

easy maintenance selection techniques.

Note—For guidance on graffiti and vandalism prevention techniques refer to the Graffiti prevention planning scheme policy.

PO64 AO64 Not Applicable

Development does not adversely Development demonstrates that it The development is for a impact the structural integrity or will not result in any impact on podium within an existing ongoing operation and existing or planned sub-surface office tower which is above maintenance of sub-surface transport infrastructure through ground. transport infrastructure which is the submission of an engineering an existing or endorsed proposed and geological report and tunnel. certification or consent provided by the relevant infrastructure owner.

If identified in a neighbourhood plan

PO65 AO65.1 AO65.1 Complies

Development minimises visual Development ensures building The proposed development impacts to view corridors of local placement and design does not complies with the outcomes significance and enhances impact on a view corridor sought by the city centre opportunities for observation of identified in a neighbourhood neighbourhood plan code. key vistas and views from plan. This is demonstrated by the identified view points. assessment provided Note—A neighbourhood plan may elsewhere in this appendix. identify view corridors and may or may not identify any specific view points from which they are observed.

AO65.2 Not Applicable

Development creates The proposed development opportunities for views and vistas complies with the outcomes from a view point identified in a sought by the city centre neighbourhood plan. neighbourhood plan code. This is demonstrated by the Note—A neighbourhood plan may assessment provided identify view points and may or elsewhere in this appendix. may not identify any specific view corridor that they observe.

PO66 AO66.1 Not Applicable

Development on a significant Development is designed to The site is not identified as a corner site provides a prominent emphasise the corner setting of a significant corner site.

visual reference and contribution significant corner site identified in to the neighbourhood’s public a neighbourhood plan and realm by: provides:

(a) accommodating high levels of (a) building entries on both street pedestrian movement at the frontages; corner and enhancing the pedestrian experience; (b) a single main entry at the corner. (b) emphasising the corner setting through building form, expression, AO66.2 Not Applicable silhouette, scale, materials and Development provides a corner The site is not identified as a landscaping; land dedication on a significant significant corner site. (c) reinforcing a sense of arrival to comer site identified in a the neighbourhood plan area, neighbourhood plan, adjacent to precinct or sub-precinct through the existing verge area which: marking a node, an intersection or (a) is configured and provided in connection point in the the form identified in Figure i or neighbourhood; Figure j and dimensions identified (d) respecting the prominence of in the neighbourhood plan; any adjoining or nearby heritage (b) accommodates a deep- places, traditional character planted large feature tree in buildings or local landmarks; compliance with the road corridor (e) if a corner land dedication is design section of the required: Infrastructure design planning scheme policy; (i) accommodating a deep-planted feature tree within the dedication (c) is embellished in compliance area; with the road corridor design section of the Infrastructure (ii) providing a building envelope design planning scheme policy. which acknowledges and respects the presence of the large feature Note—A neighbourhood plan may tree canopy. indicate if a corner land dedication is to be truncated or inverted. If Note—A neighbourhood plan will the configuration is not specified, indicate whether or not a land a truncated land dedication is to dedication is required. be provided where the building or podium is 2 storeys or fewer. Where an inverted corner land dedication is provided, the building design accommodates the feature tree canopy at maturity.

AO66.3 Not Applicable

Development ensures that any The site is not identified as a part of the building including the significant corner site. basement but excluding awnings

is outside the corner land dedication area.

Note—A neighbourhood plan may indicate if a building is able to volumetrically extend into the corner land dedication area.

PO67 AO67.1 Not Applicable

Development on a landmark site Development: The site is not identified as a provides a prominent visual landmark site. reference and contribution to the (a) emphasises a landmark site city’s public realm by: identified in a neighbourhood plan and its setting; (a) exhibiting subtropical architectural excellence through (b) addresses all elevations, with design, treatment and articulation; front, side and rear facades all displaying a high level of (b) defining the site and its setting modulation and articulation; through building form, expression, silhouette, scale, materials and (c) both vertically and horizontally landscaping; articulates building form and mass with proportions compatible with (c) reinforcing a sense of arrival to the height, scale and setting of the neighbourhood plan area, the building; precinct or sub-precinct through marking a node, an intersection or (d) provides an interesting and major connection point in the city; varied skyline and silhouette;

(d) respecting the prominence of (e) uses high-quality and durable any adjoining or nearby heritage materials and finishes; place or local landmark; (f) integrates landscaping, (e) if a corner land dedication is building entries and the public required: realm at the ground plane.

(i) accommodating a deep-planted Note—The Council’s Independent large feature tree within the design advisory panel may be dedication area; invited to provide advice on developments in accordance with (ii) providing a building envelope the provisions of the Independent that acknowledges and respects design advisory panel planning the presence of the large feature scheme policy. tree canopy;

(iii) accommodating high levels of AO67.2 Not Applicable pedestrian movement and Development provides a corner The site is not identified as a enhancing the pedestrian land dedication adjacent to the landmark site. experience. existing verge area which: Note—A neighbourhood plan may (a) is configured and provided in indicate whether or not a land the form identified in Figure i or

dedication is required. Figure j;

(b) complies with any dimensions identified in a neighbourhood plan;

(d) is embellished in compliance with the Infrastructure design planning scheme policy.

Note—A neighbourhood plan may indicate if a corner land dedication is to be truncated or inverted. If the configuration is not specified, a truncated land dedication is to be provided where the building or podium is 2 storeys or fewer. Where an inverted corner land dedication is provided, the building design accommodates the feature tree canopy at maturity.

PO68 AO68 Not Applicable

Development of a landscape Development provides a The site is not identified as buffer is provided in particular landscape buffer along the requiring landscape buffers locations to facilitate: boundaries of the site identified in under the neighbourhood a neighbourhood plan, which plan. (a) visual privacy to and between consists of: sites; (a) 3 tiers of planting; (b) visual amenity; (b) a combination of rounded (c) shading and occupant canopy and columnar trees; amenity; (c) a maximum spacing of 1 tree (d) local habitat. for every 6m;

(d) trees capable of growing to a minimum height of 8m;

(e) shrubs and ground covers.

Note—A neighbourhood plan will indicate the boundaries where the landscape buffer is to be provided and the dimensions of the area.

AIRPORT ENVIRONS OVERLAY CODE

Performance outcomes Acceptable outcomes Response

Section A—If in the OLS sub-categories or the PANS-OPS sub-categories

General

PO1 AO1 Complies AO1

Development does not create or Development does not penetrate The development will not potentially create a permanent or or create any physical obstruction penetrate or create any temporary obstruction or hazard into the OLS or PANS-OPS and physical obstruction into the to operational airspace of create an obstacle to an aircraft OLS or PANS-OPS and Brisbane or Archerfield airports. operating to or from the Brisbane create an obstacle to an or Archerfield airports. aircraft operating to or from the Brisbane or Archerfield Editor's note— Where airports. development intrudes into an airport’s OLS or PANS-OPS, advice from the Civil Aviation Safety Authority should be sought.

PO2 AO2 Complies AO2

Development ensures that Development does not emit into The proposed development emissions do not significantly the OLS: is a podium with retail and affect air turbulence, visibility or commercial uses and will not aircraft engine operation within (a) a gaseous plume at velocity emit into the OLS gaseous the operational airspace of exceeding 4.3m/s, as determined plume, smoke, dust, ash, Brisbane or Archerfield airports. in conjunction with CASA Advisory steam or other airborne Circular AC-139-05(1) Plume rise particulate. Editor's note— Where assessments; development does emit gases or particulates above those outlined (b) smoke, dust, ash, steam or in AO2, advice from the Civil other airborne particulate. Aviation Safety Authority should be sought.

Additional criteria if involving air services

PO3 AO3 Not Applicable

Development does not create a Development will not create a The development does not hazard to aviation operations hazard to airport operations in involve air services. conducted to or from the Brisbane accordance with the written or Archerfield airports. confirmation of the Civil Aviation Safety Authority.

Section B—If in the Bird and bat strike zone sub-categories

PO4 AO4.1 Complies AO4.1

Development does not attract Development within the Bird and Development will ensures

birds and bats into operational bat strike zone sub-categories that waste is covered and airspace in significant numbers area ensures that waste is collected so that it is likely to cause a safety hazard to covered and collected so that it is inaccessible to birds and airport operations. inaccessible to birds and bats. bats.

AO4.2 Not Applicable

Development involving The site is not in the Bird and landscaping or drainage works, bat strike zone 0-3km sub- including artificial water bodies category sub-categories. located within the distance from airport 0-3km sub-category, are designed and installed to minimise the potential to attract birds and bats.

Section C—If in the Public safety area sub-categories

PO5 AO5.1 Not Applicable

Development does not expose or Development does not increase The site is not located in the increase the risk to public safety. the number of people living, Public safety area sub- working or congregating in the categories Public safety area sub-categories.

AO5.2 Not Applicable

Development does not materially The site is not located in the increase the storage and handling Public safety area sub- of dangerous goods or categories. combustible liquids within the Public safety area sub-categories.

Section D—If in the Light intensity sub-categories

PO6 AO6.1 Not Applicable

Development ensures that Development ensures that The site is not located in the buildings and structures do not outdoor lighting: Light intensity sub- adversely impact airport categories. operations or interfere with pilot (a) does not imitate the format of vision. approach or runway lighting by configuring lights in straight parallel lines greater than 500m in length;

(b) does not emit light that will exceed the maximum light intensity specified within the light intensity area identified on the Light intensity sub-categories.

Note—Compliance with this acceptable outcome may be

demonstrated by complying with the standards specified in the Civil Aviation Safety Authority guideline Chapter 12—Aerodrome lighting, 1.2 Lighting in the vicinity of an aerodrome and written confirmation from the airport operator.

AO6.2 Not Applicable

Development in the Within 6km- The site is not located in the Max intensity of light sources 3 Light intensity sub- degrees above horizon sub- categories. category does not involve:

(a) coloured flashing or sodium lighting; or

(b) glare or upward shining lights; or

Section E—If in the Aviation facilities sub-categories

PO7 AO7 Not Applicable

Development is of an appropriate Development does not impair the The site is not located in the design or implements functioning of an aviation facility Aviation facilities sub- management measures that avoid by creating a permanent or categories. potential adverse impacts on an temporary structure or any other aviation facility. physical line-of-sight obstruction between transmitting or receiving Note—Development complies devices that: with this performance outcome where written confirmation from (a) transmits an electromagnetic Air Services Australia confirms field that will interfere with the that the development will not functioning of the aviation facility; impair the functioning of the or aviation facility. (b) contains a reflective surface that will interfere with the functioning of the aviation facility.

Note—Advice from Air Services Australia should be sought when proposing development within the Aviation facility sub-category. Appendix 2 contained in the SPP Guideline, State interest— infrastructure, Guidance on strategic airports and aviation

facilities identifies development likely to impact certain aviation facilities.

Section F—If in the Australian Noise Exposure Forecast (ANEF) contour sub-categories

PO8 AO8.1 Not Applicable

Development for a sensitive use Development for a childcare The site is not located in the adequately attenuates for aircraft centre, community care centre, Australian Noise Exposure noise in buildings to protect the community residence, dual Forecast (ANEF) contour health and wellbeing of occupants occupancy, dwelling house, sub-categories. by complying with the internal dwelling unit, educational noise criteria in Table 8.2.2.3.B. establishment, health care services, hospital, multiple Note—A noise impact dwelling, relocatable home park, assessment report prepared in residential care facility, retirement accordance with the Noise impact facility or rooming accommodation assessment planning scheme located in the ANEF 20-25 sub- policy can assist in demonstrating category: achievement of this performance outcome. (a) provides external windows and doors which are acoustically rated to a minimum of Rw 30:

(b) ensures that the roof, ceiling and insulation combination is acoustically rated to a minimum of Rw 45;

AO8.2 Not Applicable

Development for short-term The site is not located in the accommodation or tourist park Australian Noise Exposure located in the ANEF 25-30 sub- Forecast (ANEF) contour category: sub-categories.

(a) provides external windows and doors which are acoustically rated to a minimum of Rw 30;

(b) ensures that the roof, ceiling and insulation combination is acoustically rated to a minimum of Rw 45;

Rw 50.

PO9 AO9.1 Not Applicable

Development for a sensitive use is Development for a childcare The site is not located in the appropriately located to prevent centre, community care centre, Australian Noise Exposure inappropriate exposure to very community residence, dual Forecast (ANEF) contour high levels of aircraft noise. occupancy, dwelling house, sub-categories. dwelling unit, educational establishment, health care services, hospital, multiple dwelling, relocatable home park, residential care facility, retirement facility or rooming accommodation is not located within the ANEF 25- 30 sub-category, ANEF 30-35 sub-category, ANEF 35-40 sub- category, or ANEF 40-45 sub- category.

AO9.2 Not Applicable

Development for short-term The site is not located in the accommodation or tourist park is Australian Noise Exposure not located within the ANEF 30-35 Forecast (ANEF) contour sub-category, ANEF 35-40 sub- sub-categories. category, or ANEF 40-45 sub- category.

BICYCLE NETWORK OVERLAY CODE

Performance outcomes Acceptable outcomes Outcomes

General

PO1 AO1.1 Complies PO1

Development contributes to the Development provides cycle Cycle routes already exist safe and efficient provision and routes in accordance with the along both frontages in operation of the bicycle network. bicycle network classification and accordance with the bicycle design standard identified on the network classification Bicycle network overlay map and (Secondary cycle route on set out in the road corridor design George Street and Local and off-road pathways standards cycle route on Margaret of the Infrastructure design Street). Accordingly, no planning scheme policy. further works are required as part of this development. Note—On a site not traversed or adjoining a route on the Bicycle network overlay map, pedestrian and cyclist movement and permeability is addressed by the Subdivision code (for reconfiguring a lot) and Centre or mixed use code or residential codes (for material change of use).

AO1.2 Complies AO1.2

Development does not The development will not compromise the provision of the compromise the provision of bicycle network as identified on the bicycle network as the Bicycle network overlay map. identified on the Bicycle network overlay map.

Additional criteria for a site adjacent to or traversed by the Riverwalk–Typology 1 sub- category or Riverwalk–Typology 2 sub-category

PO2 AO2 Not Applicable

Development contributes to the Development fronting the river The site is not located in creation of publicly accessible provides a publicly accessible proximity to the Riverwalk– riverfront by providing a shared, riverfront pathway via a linear Typology 1 sub-category or continuous riverside pathway. land dedication of 10m width as Riverwalk–Typology 2 sub- measured from the riverfront category. ambulatory boundary.

PO3 AO3.1 Not Applicable

Development provides a high- Development designs and The site is not located in quality, vibrant and safe riverside constructs Riverwalk for the full proximity to the Riverwalk–

path with a strong pedestrian and river frontage of its site, including Typology 1 sub-category or cyclist amenity focus. tree planting, furniture, lighting, Riverwalk–Typology 2 sub- balustrading and pavement category. treatments in compliance with the off-road pathways and public riverside facilities standards in the Infrastructure design planning scheme policy.

AO3.2 Not Applicable

Development ensures that new The site is not located in Riverwalk sections are designed proximity to the Riverwalk– and constructed to connect to Typology 1 sub-category or existing adjoining sections of the Riverwalk–Typology 2 sub- Riverwalk. category.

AO3.3 Not Applicable

Development provides The site is not located in connections between the proximity to the Riverwalk– Riverwalk and adjoining riverfront Typology 1 sub-category or premises, street networks, Riverwalk–Typology 2 sub- pathways and cross block links, category. public infrastructure and other destinations in compliance with the public riverside facilities standards in the Infrastructure design planning scheme policy.

PO4 AO4 Not Applicable

Development ensures that Development includes public art The site is not located in Riverwalk contributes to the along the Riverwalk where proximity to the Riverwalk– sense of place and cultural specified in a neighbourhood Typology 1 sub-category or significance of the river with plan, in compliance with the public Riverwalk–Typology 2 sub- inclusion of public art to highlight: art standards in the Infrastructure category. design planning scheme policy. (a) activity nodes;

(b) entrances and gateways;

(d) visual connectors to the river.

PO5 AO5.1 Not Applicable

Development protects existing Development retains and The site is not located in native riparian vegetation and enhances existing riparian proximity to the Riverwalk– enhances the Brisbane River’s vegetation through the design and Typology 1 sub-category or landscape values. construction of Riverwalk. Riverwalk–Typology 2 sub-

category.

AO5.2 Not Applicable

Riverwalk and adjoining The site is not located in development is planted with large proximity to the Riverwalk– subtropical riparian tree species Typology 1 sub-category or that are complementary in scale Riverwalk–Typology 2 sub- and height to the adjacent built category. form.

ote—For suitable plant species, refer to the Planting species planning scheme policy.

PO6 AO6.1 Not Applicable

Development adjoining Riverwalk: Development adjoining land in the The site is not located in Riverwalk – Typology 1 sub- proximity to the Riverwalk– (a) contributes to the creation of a category incorporates active Typology 1 sub-category or vibrant and active waterfront; frontages at the ground storey for Riverwalk–Typology 2 sub- a minimum of 90% of the riverside category. (b) provides direct access to frontage. Riverwalk; AO6.2 Not Applicable (c) allows for visual interaction and surveillance of the public Development adjoining land in the The site is not located in domain. Riverwalk – Typology 2 sub- proximity to the Riverwalk– category orientates living areas, Typology 1 sub-category or balconies and private open space Riverwalk–Typology 2 sub- at the ground storey to the category. Riverwalk frontage for passive surveillance.

PO7 AO7.1 Not Applicable

Development ensures that the Development ensures that the The site is not located in interface between the Riverwalk design and construction of any proximity to the Riverwalk– and the Brisbane River: structure over water is in Typology 1 sub-category or compliance with the standards in Riverwalk–Typology 2 sub- (a) supports a safe and publicly the Infrastructure design planning category. accessible waterfront; scheme policy.

(b) enhances the views of the AO7.2 Not Applicable river, both near and far. Development ensures that any The site is not located in revetment wall: proximity to the Riverwalk– Typology 1 sub-category or (a) minimises impact on the Riverwalk–Typology 2 sub- riparian edge; category. (b) is constructed in compliance with the standards in

Infrastructure design planning scheme policy.

CRITICAL INFRASTRUCTURE AND MOVEMENT NETWORK OVERLAY CODE

Performance Outcomes Acceptable Outcomes Response

Access to air services, detention facilities, emergency services, hospital, port services or residential care facility

PO1 AO1 Not applicable

Development ensures that air Development for air services, The proposed development services, detention facilities, detention facilities, emergency does not involve air emergency services, hospital, port services, hospital, port services or services, detention services and residential care residential care facilities: facilities, emergency facilities maintain essential services, hospital, port functions and retain transport a) Has direct vehicular access to a services or residential care connections necessary for their critical route or an interim critical facility. function during a natural disaster route; or event b) Has a hazard-free route (up to and including a 0.05% AEP (2000 year ARI) flood event) to a critical route or an interim critical route during a natural disaster event; or

c) Includes upgrades to infrastructure to enable access to a critical route or an interim critical route during a natural disaster event; or

d) Where the development cannot access a critical route or an interim critical route during a natural disaster event, the development:

e) Demonstrates that it services a local/district catchment and can continue to service and access that catchment during a natural disaster event;

f) Includes a business continuity plan for the operation of the use or throughout the natural disaster event

Access to telecommunications facility, major electricity infrastructure, substation, renewable energy facility, transport depot or utility installation

PO2 AO2 Not applicable

Development ensures that a Development for a The proposed telecommunications facility, major telecommunications facility, major development does not electricity infrastructure, substation, electricity infrastructure, substation, involve renewable energy facility, transport renewable energy facility, transport telecommunications depot or utility installation which depot or utility installation: facility, major electricity support a disaster response activity infrastructure, substation, retains necessary access during a a) Has direct vehicular access to a renewable energy facility, natural disaster event to ensure its critical route or an interim critical transport depot or utility continued operation route; or installation.

b) Has a hazard-free route to a critical route or an interim critical route during a natural disaster event; or

c) Includes upgrades to infrastructure to enable access to a critical route or an interim critical route during a natural disaster event; or

d) Has been designed to operate in all flood events without human intervention

Access by emergency services to medium impact industry, high impact industry or special industry

PO3 AO3 Not Applicable

Development for medium impact Development for medium impact Development is not for industry, high impact industry and industry, high impact industry or medium impact industry, special industry achieves special industry: high impact industry and appropriate access and egress for special industry. personnel and emergency services a) Has direct vehicular access a during a natural disaster event critical route or an interim critical route; or

b) Has a hazard-free route to a critical route or an interim critical route during a natural disaster event; or

c) Includes upgrades to infrastructure to enable access to a critical route or an interim critical route during a natural disaster event

HERITAGE OVERLAY CODE

Performance Outcomes Acceptable Outcomes Response

Section A—Criteria for the Local heritage place sub-category or State heritage place sub- category

PO1 AO1 Not Applicable

Development provides for the No acceptable outcome is The site is not located in the Local future protection of the heritage prescribed heritage place sub-category or place and does not damage or State heritage place sub-category. diminish its cultural heritage significance

Note—Where necessary, a heritage impact assessment report is prepared verifying the proposal is in accordance with The Australia ICOMOS Burra Charter

PO2 AO2 Not Applicable

Development is based on and No acceptable outcome is The site is not located in the Local takes account of all aspects of prescribed heritage place sub-category or the cultural significance of the State heritage place sub-category. heritage place

Note—Where necessary, a heritage impact assessment report is prepared verifying the proposal is in accordance with the Guidelines to the Burra Charter–Cultural Significance

PO3 AO3 Not Applicable

Development protects the fabric No acceptable outcome is The site is not located in the Local and setting of the heritage place prescribed heritage place sub-category or while providing for its use, State heritage place sub-category. interpretation and management

Note—Where necessary, a heritage impact assessment report is prepared verifying the proposal has been prepared in accordance with the Guidelines to the Burra Charter– Conservation Policy

PO4 AO4 Not Applicable

Development is based on the No acceptable outcome is The site is not located in the Local issues relevant to the prescribed heritage place sub-category or conservation of the heritage State heritage place sub-category. place

Note—Where necessary, a heritage impact assessment report is prepared verifying the proposal is in accordance with the Guidelines to the Burra Charter–Procedures for Undertaking Studies and Reports

PO5 AO5 Not Applicable No acceptable outcome is Development does not impair The site is not located in the Local prescribed any culturally significant heritage place sub-category or attributes of the heritage place State heritage place sub-category. identified by the Aboriginal people for whom the heritage place is significant

Note—Heritage places with Aboriginal cultural values are assessed by a suitably qualified person and as detailed in the Heritage planning scheme policy

Additional criteria if in the Latrobe and Given Terraces neighbourhood plan area

PO6 AO6 Not Applicable

Development ensures that: Development maintains the The site is not located in the height relationship of an Latrobe and Given Terraces a) Low-set houses remain of a existing floor area to the neighbourhood plan area. low-set appearance; street level b) If raising a building, the height increase does not alter the overall effect of the floor area to the street level

PO7 AO7.1 Not Applicable

Development for a building is Development ensures that a The site is not located in the designed with appropriate verandah incorporates Latrobe and Given Terraces detailing for the period of the historically appropriate neighbourhood plan area. building detailing for the period of the building

Editor's note—A good

example is located at 212 Given Terrace

AO7.2 Not Applicable

Development does not The site is not located in the replace suspended awnings Latrobe and Given Terraces typical from the 1920s neighbourhood plan area. onwards with post-supported awnings

PO8 AO8.1 Not Applicable

Development involving an Development involving an The site is not located in the alteration or addition to an alteration or extension is Latrobe and Given Terraces existing premises conserves the located: neighbourhood plan area. heritage significance and does not obscure or is not otherwise a) At the rear of the insensitive to the traditional premises; or building fabric b) On the street frontage only if set further back than the existing building line or is separated from the traditional building fabric by a significant recession in the wall and roof planes

AO8.2 Not Applicable

Development ensures that The site is not located in the traditional construction Latrobe and Given Terraces materials and methods are neighbourhood plan area. retained in any existing traditional building fabric and used to reinstate the original components that have been removed and that are proposed to be replaced

Additional criteria if in the New Farm and Teneriffe Hill neighbourhood plan area

PO9 AO9.1 Not Applicable

Development on the site of a Development in the Low– The site is not located in the New heritage place that is removed or medium density living Farm and Teneriffe Hill demolished without Council precinct which involves the neighbourhood plan area. approval is of a scale, bulk and removal or demolition of a height that maintains the same building identified in the appearance as that of the Heritage overlay has a removed or demolished heritage maximum plot ratio of 40% of place the site area

AO9.2 Not Applicable

Development in the Medium The site is not located in the New density living precinct which Farm and Teneriffe Hill involves the removal or neighbourhood plan area demolition of a building identified in the Heritage overlay has a building height and gross floor area which is not greater than the building height and gross floor area of the demolished heritage place

Additional criteria if in the Woolloongabba centre neighbourhood plan area

PO10 AO10 Not Applicable

Development for new premises Development maintains all The site is not located in the respects the cultural heritage noted external and visible Woolloongabba centre significance of a heritage place aspects of cultural heritage neighbourhood plan area. currently visible from a publicly accessible place

Additional criteria if in the Albion neighbourhood plan area where in the Station precinct

PO11 AO11 Not Applicable

Development conserves the Development retains heritage The site is not located in the Albion heritage values of the precinct and character structures neighbourhood plan area where in which are incorporated into the Station precinct. the design of any redevelopment scheme for the station

Additional criteria if in the Centenary suburbs neighbourhood plan area where in the Sinnamon Farm heritage precinct

PO12 AO12 Not Applicable

Development retains, restores Development conforms to the The site is not located in the and adapts for re-use the recommendations of a Centenary suburbs neighbourhood building and vegetation listed as conservation management plan area where in the Sinnamon a heritage place plan for the site approved by Farm heritage precinct. the Council

PO13 AO13 Not Applicable

Development has a built form Development conforms to the The site is not located in the which respects the heritage recommendations of a Centenary suburbs neighbourhood significance of the building and Council-approved and plan area where in the Sinnamon vegetation, including scale and updated conservation Farm heritage precinct. location management plan of the site

PO14 AO14 Not Applicable

Development involving a car Development involving a car The site is not located in the parking area does not undermine parking area: Centenary suburbs neighbourhood the visual attraction of the plan area where in the Sinnamon heritage place a) Is concealed behind the Farm heritage precinct. building of a heritage place or is otherwise located so as to not visually dominate the appearance of the heritage place, particularly when viewed from Seventeen Mile Rocks Road;

b) Does not diminish the quality of spaces between buildings

Additional criteria if in the Kelvin Grove urban village neighbourhood plan area

PO15 AO15 Not Applicable

Development has a built form Development in the Upper The site is not located in the Kelvin which respects the historic Parade Ground Heritage Grove urban village significance of the Upper Parade Area maintains appropriate neighbourhood plan area. Ground and related buildings sightlines in and through the State Heritage Listed Area, including the full length of Upper Parade Ground and to existing heritage buildings

Section B—Criteria for the Area adjoining heritage sub-category

PO16 AO16 Complies AO16

Development including No acceptable outcome is The development including landscape and building elements prescribed landscape and building elements does not impair the views of the will not impair the views of the heritage place heritage place. The podium will be located on the corner of Margaret Note—Where necessary, a and George Streets and will be heritage impact assessment away from the adjoining heritage report is prepared containing a place. The podium buildings are heritage impact statement that setback from the street boundary analyses the impact of the to protect the view to the heritage proposal place.

PO17 AO17 Not Applicable

Development for reconfiguring a No acceptable outcome is Development is not for

lot does not result in a building or prescribed reconfiguring a lot. structure that would impair the visible attributes identified as significant in a heritage citation of the heritage place

Note—Where necessary, a heritage impact assessment report is prepared containing a heritage impact statement that analyses the impact of the proposal

Additional criteria if in the Albion neighbourhood plan area where in the Albion village precinct

PO18 AO18 Not Applicable

Development must complement Development aligns the front The site is not located in the Albion and be generally aligned with setback with the average neighbourhood plan area where in existing heritage places setback of adjoining heritage the Albion village precinct. places

Additional criteria if in the West End—Woolloongabba neighbourhood plan area

PO19 AO19 Not Applicable

Development for new premises Development complements The site is not located in the West adjacent to or in the vicinity of a the scale of, views to and End—Woolloongabba heritage place maintains and building form and materials of neighbourhood plan area. enhances the heritage place and a heritage place its surrounds by: a) Using high-quality pre- finished materials; b) Setting background or upper levels to preserve view lines to the heritage place; c) Ensuring elevation treatments maintain the three-dimensional predominance of the heritage place

Additional criteria if in the Sherwood—Graceville district neighbourhood plan area

PO20 AO20 Not Applicable

Development, including a No acceptable outcome is The site is not located in the dwelling house, does not prescribed Sherwood—Graceville district diminish the streetscape neighbourhood plan area. contribution, setting or views

from the street or a public place of an adjoining or affected heritage place

PO21 AO21 Not Applicable

Development for new premises No acceptable outcome is The site is not located in the complements the existing prescribed Sherwood—Graceville district streetscape and setting of the neighbourhood plan area. heritage place and is of a sympathetic scale and bulk

PO22 AO22 Not Applicable

Development for a new building No acceptable outcome is The site is not located in the which abuts a street elevation of prescribed Sherwood—Graceville district a heritage place: neighbourhood plan area. a) Creates a clear definition or transition between the old and new; b) Ensures that projecting elements such as canopies, awnings, sunshades, banners and signage do not substantially interrupt significant views of the heritage place from the street or a public place

Additional criteria if in the Bulimba district neighbourhood plan area

PO23 AO23 Not Applicable

Development, including a Development is: The site is not located in the dwelling house, does not detract Bulimba district neighbourhood from or devalue the cultural a) Set back from the street plan area. heritage significance of a equal to or greater than heritage place and does not the heritage place; impair or obscure views of the Note—The appropriate heritage place from the public building setback will be realm determined on a case-by- case basis having regard to views, vistas and context of the heritage place

b) Of a lower or equal height to the heritage place;

c) Complementary to the architectural character of

the heritage place;

Note—This does not require that a new development should replicate the heritage place in terms of its architectural design or construction materials

d) In keeping with any landscaping elements of the heritage place identified as having cultural heritage significance

Additional criteria if in the Kangaroo Point south neighbourhood plan area

PO24 AO24 Not Applicable

Development provides a Development has a The site is not located in the transition in building height to a maximum building height: Kangaroo Point south heritage place and does not neighbourhood plan area. create an overbearing a) If fronting Mark Lane, of 5 appearance or significantly storeys within 20m of the impacts on its privacy or amenity street alignment; or

b) Otherwise, of 3 storeys within 10m of the common property boundary or street alignment

Refer to Figure b in the Kangaroo Point south neighbourhood plan code

Note—Additional overall building height that may be permissible for a significant corner or landmark gateway as identified in the Kangaroo Point south neighbourhood plan, does not allow additional height within the heritage place transition

Section C—General criteria for the Heritage overlay

Additional criteria if in the City Centre neighbourhood plan area

PO25 AO25 Complies AO25

Development provides ongoing Development involving The proposed development will not protection of significant building structural demolition or impact on significant building fabric

fabric and vegetation during and excavation that may impact and vegetation during and after after construction upon a heritage place construction. complies with a heritage place construction management plan

Note—The Management plans planning scheme policy provides guidance on the preparation of a heritage place construction management plan

PO26 AO26 Not Applicable

Development for reconfiguring a No acceptable outcome is Development is not for lot on or adjoining a heritage prescribed reconfiguring a lot. place does not result in an allotment size, configuration or pattern which would potentially result in the setting or views of a heritage place being adversely affected

Additional criteria if in the Lutwyche Road corridor neighbourhood plan area

PO27 AO27 Not Applicable

Development on or adjoining a No acceptable outcome is The site is not located in the heritage place does not diminish prescribed Lutwyche Road corridor the following: neighbourhood plan area. a) Heritage value; b) Streetscape contribution; c) Setting; d) Significant views and vistas of the heritage place

Note—To demonstrate compliance with the performance criteria, a heritage impact assessment report is to be submitted demonstrating to the Council’s satisfaction that the development will not detract from or diminish the cultural heritage significance of the heritage place

Generally the following points are to be considered when

proposing a development adjacent to or affecting a heritage place:

(a) Development is of a sympathetic scale and bulk and does not attempt to replicate or mimic the architectural detailing of all or part of the heritage place; (b) Development creates an appropriate high-quality interface for the heritage place by using building setbacks and screening measures such as mature trees; (c) Development of a new premises complements the existing streetscape and maintains the views of a heritage place from the street or public places; (d) Where a new building abuts a street elevation of a heritage place, a clear definition or transition between the old and new is created and projecting elements such as canopies, awnings, sunshades, banners and signage, do not substantially interrupt views of a heritage place from the street or a public place

PO28 AO28 Not Applicable

Development involving premises No acceptable outcome is The site is not located in the on or adjoining Conon is of a prescribed Lutwyche Road corridor suitable height and scale and is neighbourhood plan area. set back from common boundaries to ensure that the development does not overshadow Conon and its gardens

Note—To demonstrate compliance with the performance outcome a heritage impact assessment report is to be submitted demonstrating to the Council’s satisfaction that the

development will not detract from or diminish the cultural heritage significance of the heritage place

POTENTIAL AND ACTUAL ACID SULFATE SOILS OVERLAY CODE

Performance Outcomes Acceptable Outcomes Response

PO1 AO1 Complies AO1

Development protects the Development ensures that: The development is for a environmental values and podium within an existing ecological health of receiving a) No potential or actual acid office tower and will not waters and does not subject sulfate soils are disturbed; or disturb potential or actual assets to accelerated corrosion acid sulfate soils. Note—This can be demonstrated through the submission of an acid sulfate soil investigation report with reference to the Potential and actual acid sulfate soils planning scheme policy

b) The disturbance impacts in an area that hosts potential acid sulfate soils are appropriately managed, if less than 500m3 of soil is disturbed and the watertable is not affected; or

Note—This can be demonstrated through the submission of an acid sulfate soil investigation report and a preliminary acid sulfate soil management plan, with reference to the Potential and actual acid sulfate soils planning scheme policy

c) Impacts are appropriately managed if 500m3 or more of soil is disturbed or the watertable in an area that hosts potential or actual acid sulfate soils is affected

Note—This can be demonstrated through the submission of an acid sulfate soil investigation report and a full acid sulfate soil management plan, with reference to the Potential and actual acid sulfate soils planning scheme policy using levels of testing commensurate with the level of risk. If the investigation demonstrates that an acid sulfate soil management plan

is not required, only an investigation report is required

ROAD HIERARCHY OVERLAY CODE

Performance outcomes Acceptable outcomes Response

Section A—If for self-assessable or assessable development for a material change of use

PO1 AO1.1 Not Applicable

Development ensures that: Development ensures that an The development does not access driveway is provided propose to change existing (a) vehicle access is provided to from: vehicular access. Access will each premises, which has no remain as it currently operates significant impact on the safety, (a) a minor road; off Margaret Street. efficiency, function, convenience of use or capacity of: (b) a district road or suburban road if the development has high • the road hierarchy shown traffic-generating potential. on the Road hierarchy overlay map; AO1.2 Not Applicable

• public transport Development ensures that an The development does not operations; access driveway is not provided propose to change existing to or from a primary freight route vehicular access. Access will • pedestrian and cyclist identified on the Road hierarchy remain as it currently operates movement; overlay map. off Margaret Street.

• site access driveways in AO1.3 Not Applicable the road area accommodate all turns Development ensures that a use The development does not only when such other than a use with high traffic- propose to change existing arrangements are safe generating potential gains all vehicular access. Access will and can be demonstrated vehicular access, other than for remain as it currently operates to not inhibit transport service vehicles, via the lowest off Margaret Street. system operation. order road in the road hierarchy to which the site has frontage.

AO1.4 Not Applicable

Development ensures that a turn The development does not to and from a major road is propose to change existing restricted to a left turn only. vehicular access. Access will remain as it currently operates off Margaret Street.

AO1.5 Not Applicable

Development ensures that The development does not vehicle access is provided to an propose to change existing abutting site that only has vehicular access. Access will frontage to an arterial road, to remain as it currently operates facilitate access to the abutting off Margaret Street. site via an alternative street.

Section B—If for assessable development for a material change of use

PO2 AO2.1 Complies with AO2.1

Development does not Development ensures that the The proposed development compromise the safety, traffic generated by the will not alter the existing traffic efficiency, function, convenience development is consistent with generated by the proposed of use or capacity of the the adjoining road’s hierarchical development. No additional operation of the existing and classification, function and car parking is proposed. future road hierarchy, and expected traffic flows. Accordingly, there is not addresses all the impacts on the potential for additional vehicle road hierarchy. movements to the site. The existing road hierarchy is

consistent with the adjoining road’s hierarchical classification.

AO2.2 Not applicable Development mitigates an impact on the road hierarchy if the The proposed development development: does not proposed to alter existing vehicle access (a) is for a major development; or arrangements.

(b) involves an access driveway to a major road; or

Note—This can be demonstrated in a transport impact assessment report prepared and certified by a Registered Professional Engineer Queensland in accordance with the Transport, access, parking and servicing planning scheme policy.

Section C—If for assessable development for a material change of use or reconfiguring of a lot

PO3 AO3 Complies AO3

Development makes provision for No acceptable outcome is The development will not future extension, expansion and prescribed. restrict future extension, widening of the existing and expansion and widening of the future road hierarchy where existing and future road required. hierarchy.

If on a site in or adjacent to a planned infrastructure corridor on an Infrastructure corridor plan

PO4 AO4 Not Applicable

Development protects a planned Development protects a planned The site is not located on a infrastructure corridor on an infrastructure corridor identified site in or adjacent to a planned Infrastructure corridor plan, on an Infrastructure corridor plan infrastructure corridor on an being: in accordance with the Infrastructure corridor plan. Infrastructure design planning (a) planned trunk infrastructure scheme policy. beyond the planning horizon for which a level of strategic and concept design planning has been carried out by the Council;

(b) an item of development infrastructure of importance for future development in the planning scheme area;

Section D—If reconfiguring a lot or involving an extension or change to the road hierarchy

PO5 AO5 Not Applicable

Development ensures that a new Development provides access to The proposal does not include road connection into the road an appropriate road within the an extension of a new road hierarchy provides: road hierarchy for the area and connection to the existing road the extended road system meets hierarchy or a reconfiguring a (a) safe, efficient and convenient the objectives of the wider road lot. external connectivity of the new hierarchy and neighbourhood movement system to the major accessibility. road network;

(b) a minimum number of intersections to the major road network.

PO6 AO6.1 Not Applicable

Development ensures that an Development ensures that a new The proposal does not include extension of or change to the or upgraded road is designed an extension of a new road road hierarchy: and constructed in accordance connection to the existing road with its classification in the road hierarchy or a reconfiguring a (a) provides internal connectivity hierarchy and the standards in lot. of the movement system to the the Infrastructure design planning neighbourhood; scheme policy.

(b) provides pedestrian AO6.2 Not Applicable connectivity to facilitate ease of access by the shortest Development mitigates any The proposal does not include reasonable route to an extension of a new road

neighbourhood facilities, parks, impact on the road network. connection to the existing road schools, shops, bus routes, hierarchy or a reconfiguring a transport facilities or open space Note—This can be demonstrated lot. systems; in a transport impact assessment report prepared and certified by a (c) provides cycle connectivity to Registered Professional Engineer facilitate ease of access by the Queensland in accordance with shortest reasonable distance to the Transport, access, parking the next higher order cycle route; and servicing planning scheme policy and the Infrastructure (d) includes the provision of bus design planning scheme policy routes in the road hierarchy that (Traffic impact assessment and provide ease of access to bus definitions section). customers;

(e) minimises vehicle volumes and speed in residential streets while providing connectivity to higher order roads in a reasonable travel time;

(f) provides a street layout that minimises travel time and traffic volumes on neighbourhood roads;

(g) provides low permeability of street layout to positively discourage through traffic while achieving high permeability for pedestrian and cycle networks;

(h) provides safe accessibility to lots by having more than one street providing access to the area;

(i) addresses all the impacts on the road hierarchy.

PO7 AO7 Not Applicable

Development ensures that Development ensures that The proposal does not include premises and vehicle access is residential lots are laid out to an extension of a new road located and controlled so as to ensure a future use does not connection to the existing road have no significant impact on the directly ingress from or egress to hierarchy or a reconfiguring a safety, efficiency, function, a major road. lot. convenience of use or capacity of the major road network and its hierarchy.

PO8 AO8 Not Applicable

Development ensures that an Development ensures that an The proposal does not include intersection is designed and intersection is designed to the an extension of a new road constructed in accordance with standard of the highest order connection to the existing road its hierarchical classification as road at the point of intersection in hierarchy or a reconfiguring a shown on the Road hierarchy accordance with the road design lot. overlay. standard in the Infrastructure design planning scheme policy.

STREETSCAPE HIERARCHY OVERLAY CODE

Performance Outcomes Acceptable Outcomes Response

Section A—If for self-assessable or assessable development

PO1 AO1 Complies AO1

Development must improve Development ensures that a The existing verge widths are pedestrian movement and verge is provided via a linear consistent with Table 8.2.20.3.B. amenity by providing for verges land dedication to create a to a width that is appropriate to minimum verge width as accommodate large subtropical specified in Table 8.2.20.3.B street tree planting and high and the streetscape locality levels of pedestrian movement. advice and road corridor design standards in the Infrastructure design planning scheme policy.

PO2 AO2.1 Complies AO2.1

Development must construct Development ensures that Existing street trees will be verges including street tree existing street trees are retained retained. planting, street furniture, paving, and protected. lighting and verge and kerb treatments that establish a high- AO2.2 Not applicable AO2.2 quality subtropical streetscape Development ensures that street No new verge works are with a strong pedestrian amenity tree planting, street furniture, proposed as part of this focus. paving, lighting and verge and application. Existing street trees kerb treatment are designed and and verge will be retained. constructed in compliance with the specifications of the streetscape locality advice and road corridor design standards in the Infrastructure design planning scheme policy.

Section B—If for assessable development

PO3 AO3.1 Not Applicable

Development ensures that the Development ensures that a The site is not identified as design of a corner land corner land dedication is requiring a corner land dedication identified on the provided: dedication. Streetscape hierarchy overlay map: (a) where identified in the Streetscape hierarchy overlay (a) facilitates a high level of map; pedestrian movement and activity; (b) in compliance with a neighbourhood plan and the (b) enforces the sense of arrival road corridor design and to individual precincts and major streetscape locality advice

connections; standards in the Infrastructure design planning scheme policy. (c) provides a landmark definition through its materials and landscaping including deep- planting feature trees, seating and public art that integrates with the public realm. AO3.2 Not Applicable

Development ensures that The site is not identified as landscaping including a large requiring a corner land feature tree and seating is dedication. provided in a corner land dedication area in compliance with the specifications and standards in the road corridor design and streetscape locality advice standards in the Infrastructure design planning scheme policy.

AO3.3 Not Applicable

Development ensures that The site is not identified as public art is provided in a corner requiring a corner land land dedication area where dedication. identified in a neighbourhood plan and in compliance with the specifications and standards in the streetscape locality advice and public art standards in the Infrastructure design planning scheme policy.

PO4 AO4 Not Applicable

Development supports and Development ensures that cross The site is not identified as contributes to the formation of block links are provided: requiring any cross block links. an integrated and continuous through-block pedestrian and (a) where identified in the bicycle network that: Streetscape hierarchy overlay map; (a) facilitates convenient, safe, logical, active, legible and direct (b) in compliance with a access to centres of activity, neighbourhood plan and the public transport facilities and road corridor design and public open spaces, including streetscape locality advice small-scale spaces; standards in the Infrastructure design planning scheme policy. (b) ensures the continuation of adjoining existing links to create Note—Cross block links are

an integrated and continuous shown in the general location in through-block pedestrian which they are needed. network.

PO5 AO5.1 Not Applicable

Development ensures that cross Development ensures that cross The site is not identified as block links: block links are provided: requiring any cross block links.

(a) are designed and are of a (a) where identified in the width scale that reflects their Streetscape hierarchy overlay function and location; map;

(b) have a strong street (b) in compliance with a presence that signifies that they neighbourhood plan and the are publicly accessible; road corridor design and streetscape locality advice (c) create a 24-hour publicly standards in the Infrastructure accessible space with equitable design planning scheme policy. access;

(d) are of sufficient width to accommodate desired AO5.2 Not Applicable embellishments, pedestrian movement and activities and Development ensures that a The site is not identified as enable clear sightlines; cross block link: requiring any cross block links.

(e) are effectively signed, (a) is dedicated to the Council; accessible and assist in way- (b) creates a 24-hour publicly finding. accessible space with equitable access;

(d) incorporates crime prevention through environmental design principles;

(e) incorporates a minimum corridor width of 6m, including a minimum unobstructed pavement width of 3m;

(f) provides lighting and shelter;

(g) has signage at each end identifying the connection provided;

(h) is straight and allows for

visual connection to the other end;

(i) does not contain and is not adjacent to bin collection and car parking areas;

(j) is not used for vehicle access including service vehicle access.

Note—Refer to the Crime prevention through environmental design planning scheme policy.

If in or on a site adjoining the Wildlife movement solution sub-category

PO6 AO6 Not Applicable

Development incorporates Development ensures that The site is not adjoining the effective wildlife movement infrastructure solutions are: Wildlife movement solution sub- infrastructure that enables safe category. wildlife movement across and (a) provided at the locations past transport infrastructure. identified on the Streetscape hierarchy overlay map;

(b) designed to:

(i) account for daily and seasonal movement needs of native wildlife, such as foraging, breeding, predator and natural disaster avoidance;

(ii) achieve physical separation of native wildlife and the road;

(iii) adopt designs and treatments known to be used by native species, including significant fauna species listed in the Biodiversity area overlay code.

Note—Refer to the Infrastructure design planning scheme policy for further guidance of the design of wildlife movement solutions.

TRANSPORT NOISE CORRIDOR OVERLAY CODE

Performance Outcomes Acceptable Outcomes Response

PO1 AO1 Not Applicable

Development provides outdoor Development ensures that each The development does not space for passive recreation in a dwelling: propose residential manner where transport noise has dwellings. been minimised a) Has a balcony or outdoor recreation area shielded by the building from direct road traffic noise; or

b) With a balcony exposed to road traffic noise has a solid gap- free balustrade