Economic Development Queensland
Toondah Harbour Priority Development Area Development Scheme May 2014
Great state. Great opportunity. Toondah Harbour Priority Development Area Development Scheme
The Department of State Development, Attribution: The State of Queensland, Disclaimer: While every care has been taken Infrastructure and Planning is responsible Department of State Development, in preparing this publication, the State of for driving the economic development of Infrastructure and Planning. Queensland accepts no responsibility for Queensland. decisions or actions taken as a result of The Queensland Government supports and any data, information, statement or advice, © State of Queensland, Department of State encourages the dissemination and exchange expressed or implied, contained within. To Development, Infrastructure and Planning, of information. However, copyright protects the best of our knowledge, the content was July 2013, 100 George Street, Brisbane Qld this publication. The State of Queensland correct at the time of publishing. 4000 (Australia). has no objection to this material being reproduced, made available online or Any references to legislation are not an electronically but only if it is recognised as interpretation of the law. They are to be Licence: This work is the owner of the copyright and this material used as a guide only. The information in this licensed under the Creative Commons CC remains unaltered. publication is general and does not take BY 3.0 Australia licence. To view a copy of into account individual circumstances or The Queensland Government is committed this licence, visit www.creativecommons. situations. Where appropriate, independent to providing accessible services to org/licenses/by/3.0/au/deed.en. Enquiries legal advice should be sought. Queenslanders of all cultural and linguistic about this licence or any copyright issues backgrounds. If you have difficulty An electronic copy of this report is available can be directed to the Senior Advisor, understanding this publication and need on the Department of State Development, Governance on telephone (07) 3224 2085 a translator, please call the Translating Infrastructure and Planning's website at or in writing to PO Box 15009, City East, and Interpreting Service (TIS National) www.dsdip.qld.gov.au To obtain a printed Queensland 4002. on telephone 131 450 and ask them to copy of this report, please contact us via the telephone the Queensland Department contact details provided at the end of this of State Development, Infrastructure and report. Planning on telephone (07) 3227 8548. Contents
Toondah Harbour Priority Development Area Development Scheme
Introduction ...... 1
1.1 Economic Development Act ...... 1 1.2 Priority Development Area ...... 1 1.3 Application of the development scheme...... 1 1.4 Elements of the scheme ...... 1 1.5 Acknowledgements ...... 1 Strategic Context ...... 2
2.1 Location ...... 2 Land Use Plan ...... 3
3.1 Operation of the Land use plan ...... 3 3.2 Development assessment ...... 4 3.3 Vision ...... 6 3.4 PDA-wide criteria ...... 8 3.5 Precinct provisions ...... 11 Infrastructure plan ...... 17
Implementation strategy ...... 19
5.1 Introduction ...... 19 5.2 Development staging strategy ...... 20 5.3 Development in the Moreton Bay Marine Park ...... 22 5.4 Sustainability ...... 23 Schedules ...... 24
Schedule 1: Exempt development ...... 24 Schedule 2: Definitions ...... 26 1.0 Introduction
1.1 Economic Development 1.4 Elements of the scheme 1.6 Acknowledgements Act The scheme consists of: The scheme was prepared in partnership with Redland City Council. State agencies and The Economic Development Act 2012 (the (i) a Land use plan other key stakeholders were also consulted Act) establishes the Minister for Economic (ii) an Infrastructure plan during its preparation. Development Queensland (MEDQ) as a (iii) an Implementation strategy. corporation sole to exercise the functions and delegations of the Act. The Land use plan regulates development in the PDA and includes a vision, a Structure The main purpose of the Act is to facilitate plan (refer Map 2), Precinct plan (refer Map economic development and development 3) and a Height plan (refer Map 4). for community purposes in the State. The Act seeks to achieve this by establishing The Infrastructure plan details the the MEDQ and providing for a streamlined infrastructure necessary to support the Land planning and development framework for use plan for the PDA and identifies applicable particular parts of the State declared as infrastructure charges. Priority Development Areas (PDAs). The Implementation strategy describes
Griffith University 1.2 Priority Development other strategies and mechanisms that will be used to complement the Land use plan and Area Infrastructure plan to achieve the outcomes The Toondah Harbour Priority Development for the PDA. Area (PDA) was declared by regulation on 21 June 2013. 1.5 State interests Relevant matters of state interest have 1.3 Application of the been considered in the preparation of this development scheme1. development scheme The Toondah Harbour PDA Development 1 For the purposes of addressing state interests in development assessment, the State Assessment and Scheme (the scheme) is applicable to all Referral Agency (SARA) online mapping provides development on land and water within the guidance in identifying if a state interest is relevant to the assessment of a PDA development application boundaries of the PDA. (refer to: http://www.dsdip.qld.gov.au/about- planning/sara-mapping-online-system.html). Where From the date of approval under a regulation, the MEDQ delegates development assessment the scheme replaces the Toondah Harbour functions and powers, applicants and the delegate should also refer to http://www.dsdip.qld.gov.au/ PDA Interim Land Use Plan which commenced resources/guideline/pda/practice-note-14-state- upon declaration. interests.pdf (note: the functions and powers of the MEDQ under the definition of state interest are not delegated).
1 Toondah Harbour Priority Development Area Development Scheme Strategic context 2.0
2.1 Location Map 1: Toondah Harbour Priority Development Area boundary The Toondah Harbour PDA is located on the southern shores of Moreton Bay in Cleveland within the Redland City Council Local Government Area. The PDA has an area of approximately 67 hectares including 17.5 hectares over land and 49.5 hectares over water within the Moreton Bay Marine Park. The PDA is bounded by Shore Street East to the north and Wharf Street to the west and is a recognised boat landing location. Toondah Harbour is the main point of departure and arrival for vehicular ferry and water taxi services between the mainland and North Stradbroke Island. The area incorporates marine activity, residential development and open space areas.
Toondah Harbour Priority Development Area Development Scheme 2 3.0 Land use plan: Context
3.1 Operation of the Land The Department of State Development Figure 1: Purpose of the Land use plan and relationship of development scheme Infrastructure and Planning (DSDIP) components use plan guidelines provide guidance on how to achieve the PDA-wide criteria and Precinct 3.1.1 Purpose of the Land use plan provisions2. Vision (including Structural elements and Structure plan) The Land use plan establishes the PDA vision 3.1.3 Levels of assessment and the development requirements that PDA-wide criteria Precinct provisions regulate development to achieve the vision. Table 1: Levels of assessment prescribes for È Urban design È Precinct plan (Map 3) Refer to Figure 1. each precinct: È Sustainability È Height plan (Map 4) 3.1.2 PDA vision (i) PDA exempt development (column 1) È Street and movement network È Precinct provisions (ii) PDA self-assessable development The PDA vision in Section 3.3 incorporates: (column 2) È Natural environment È Levels of assessment table (Table 1) (i) a vision statement (section 3.3.1), and (iii) PDA assessable development which is È Open space (ii) structural elements (section 3.3.2). permissible (column 3A) È Community safety and development constraints The location of the structural elements are (iv) PDA assessable development which is shown on Map 2 - Structure plan. prohibited (column 3B). È Service infrastructure 3.1.4 Schedules 3.1.3 PDA development requirements Schedules Schedule 1 identifies development that is The PDA development requirements support È PDA-wide exempt development and provide further information on the exempt from assessment for the whole of the È Definitions delivery of the PDA vision and incorporate: PDA. (i) PDA-wide criteria (section 3.4), and Schedule 2 provides the use and administrative definitions required to (ii) Precinct provisions (sections 3.5). EDQ guidelines interpret and apply the scheme. The PDA-wide criteria apply to all PDA assessable development in the PDA but do not apply to exempt development. The Precinct provisions for each precinct apply to: (i) land in that precinct (precinct intents and preferred land uses) 2 Refer to DSDIP guidelines available at www.dsdip. qld.gov.au/resources/priority-development-areas- (ii) all development in that precinct (Table 1: guidelines-and-practice-notes.html. Guidelines Levels of assessment). should be read in conjunction with the Land use plan, Infrastructure plan and Implementation strategy and any other document or guideline called up by the scheme.
3 Toondah Harbour Priority Development Area Development Scheme Land use plan: Context 3.0
3.2 Development conditions) will be granted. Development 3.2.5 Development inconsistent with requirements of the scheme within the broad must be consistent with the scheme to the scheme spatial framework of the Structure plan assessment receive approval. and Precinct provisions and the individual Under the Act, development that is development proposals and associated Plans Approval of a development permit is required inconsistent with the scheme cannot be 3.2.1 Interpretation of Development (PoDs). before PDA assessable development which is granted approval. Section 33 of the Act defines development. permissible is undertaken. A preliminary approval may include the Prohibited development is inconsistent with Schedule 2 provides the use and following: 3.2.4 Development consistent with the the scheme. administrative definitions required to scheme (i) all or a relevant part of the precinct interpret and apply the scheme. 3.2.6 Demonstrating development is determined in consultation with the Permissible development is consistent with consistent with the scheme MEDQ 3.2.2 Development application the scheme if: Permissible development must demonstrate (ii) identify the location of connections To the extent the Land use plan, (i) the development complies with all how it is consistent with the PDA vision, to network infrastructure, including Infrastructure plan, Implementation relevant PDA-wide criteria and the PDA-wide criteria and Precinct provisions and transport, within the precinct strategy and the DSDIP guidelines are Precinct provisions, or should demonstrate that development will relevant, they are to be taken into account (iii) identify land uses and development (ii) the development does not comply with not compromise or unreasonably prejudice in the preparation of a PDA development density one or more of the aspects of the PDA- the opportunities for the development of the application and the assessment of the (iv) resolve if required, any development wide criteria or Precinct provisions but: remaining area in the precinct. Suggested application by the MEDQ3. constraints that may determine the ways applicants may demonstrate this is a. the development does not conflict extent of developable area or appropriate The Infrastructure plan and Implementation through a preliminary approval4 or Plan of with the PDA vision, and uses strategy may include further information Development (PoD). b. there are sufficient grounds to justify which should be taken into account in (v) resolve the boundaries of centres, public the approval of the development Preliminary approval the preparation, design and feasibility of open space and any identified sites for despite the non compliance with development proposals. There is no requirement to obtain a community infrastructure such as parks the PDA-wide criteria or the Precinct preliminary approval. However, applicants and schools, and provisions. 3.2.3 Development approval may choose to use preliminary approvals to (vi) demonstrate that the development A PDA development approval will be required In this section 'grounds' means matters of stage development or to gain approval for proposal: for development identified as Permissible public interest which include the matters a development concept before undertaking È does not prejudice the ability for development. A PDA development specified as the main purposes of the Act as detailed planning. surrounding land to be developed application must be lodged with the MEDQ well as: In this regard Preliminary approvals may in an orderly and efficient manner for assessment and decision. (i) superior design outcomes demonstrate how development achieves the consistent with the PDA vision, PDA- Identification of development as Permissible (ii) overwhelming community need. wide criteria and Precinct provisions development does not mean that a PDA È is consistent with existing and 'Grounds' does not include the personal 4 A preliminary approval is a PDA development development approval (with or without circumstances of an applicant, owner or approval that approves development subject to approved development in the conditions, but does not authorise PDA assessable preliminary approval area or interested third party. development to take place. A development permit 3 Development assessment powers have been is required in order to carry out PDA assessable adjoining areas delegated by the MEDQ to Redland City Council. development.
Toondah Harbour Priority Development Area Development Scheme 4 3.0 Land use plan: Context
È addresses additional requirements plan to the PoD. and other legislation interim use to an appropriate longer term for development in the precinct use. Under Schedule 1, development approved The development scheme may apply a È addresses other matters specified in in accordance with a PoD is exempt provision of a planning instrument or a plan, The MEDQ may impose a condition of a guideline issued by DSDIP. development and requires no further policy or code made under the Sustainable approval that limits the duration of an interim 5 use. Applicants should discuss the use of a development approval under the scheme . Planning Act 2009 (SPA) or another Act. However, the scheme prevails to the extent preliminary approval with the MEDQ in 3.2.7 Infrastructure agreements Interim uses will only be approved if it can be pre-application meetings. The MEDQ may of any inconsistency with those instruments. demonstrated that the use will not prejudice An infrastructure agreement may be request the applicant to change a preliminary Other legislation the achievement of the vision for the PDA. approval. required to address the provisions and requirements of the Infrastructure plan and In addition to assessment against the Plan of Development Implementation strategy. scheme, development may require assessment against other legislation A Plan of Development (PoD) may accompany 3.2.8 Notification requirements an application for a material change of use including for example the Marine Parks Act or reconfiguring a lot and may deal with any A PDA development application will require 2004, the Plumbing and Drainage Act 2002 proposed use as well as operational work. public notification if the application: and the Sustainable Planning Act 2009. A PoD is prepared by an applicant and È includes a proposal for development 3.2.10 Interim use may include maps, graphics and text that which does not comply with Map 2, 3 and An interim use is a land use that, because of collectively demonstrate how proposed 4, their intent or the Precinct provisions, its nature, scale, form or intensity, is not an uses, works and lots will contribute towards or appropriate long term use of the land. the achievement of the vision. It should È is for development which in the opinion also be consistent with the relevant PDA of the MEDQ, may have adverse impacts Interim land uses may occur if appropriately development requirements and Precinct on the amenity or development potential developed and operated and where located provisions. of adjoining land under separate in areas which will not compromise the precinct provision in the longer term. A PoD should indicate the location and ownership. function of temporary and permanent uses The MEDQ may require public notification The MEDQ may approve an interim use if it and structures and how these uses and in other circumstances if the development can be demonstrated that an interim use will structures will relate to each other. application is for a use or of a size or nature not preclude or delay an appropriate long term use or intensity of development. The PoD cannot include land beyond the which, in the opinion of the MEDQ, warrants boundary of the land the subject of the public notification. Information to support an application for an application, but may cover only part of 3.2.9 Relationship with local interim use may include: the land the subject of the application. government planning scheme È a schedule of land supply and projected An applicant may also be required to take-up rates, or demonstrate impacts and connections to 5 For further advice on preparing a PoD refer to the È plans showing how the development areas adjoining the subject land in a separate applicable EDQ practice note available at www. dsdip.qld.gov.au/resources/priority-development- could transition from the proposed areas-guidelines-and-practice-notes.html.
5 Toondah Harbour Priority Development Area Development Scheme Land use plan: Vision 3.0
3.3 Vision establishes Toondah Harbour as a high matters of ecological significance. in proximity to a mixed use plaza quality urban environment that capitalises È providing for vehicle ferry services to The Toondah Harbour PDA vision describes 3.3.2 Structural elements on the high amenity of Moreton Bay operate where vehicle and vessel traffic the overall outcomes to be achieved in the and provides opportunities for a range The structural elements are physical conflicts can be minimised PDA and is articulated through the vision of activities including outdoor dining, outcomes to be delivered by development in È allowing for the use of the recreational statement and the structural elements. tourism facilities, residential, commercial the PDA and are shown on Map 2 - Structure boat ramp on the southern side of the development, marina and a public beach. plan. The provision of the structural Further information on how development vehicle ferry services in proximity to elements will assist in achieving the PDA will contribute to achieving the PDA vision, Development complements the Cleveland parking facilities is articulated in Map 2 - Structure plan, vision as described in the vision statement. CBD and its revitalisation and provides È redesigning GJ Walter Park to enhance the PDA-wide criteria, Precinct provisions, appropriate infrastructure that meets Development within the PDA should support waterfront enjoyment and development Infrastructure plan and Implementation market expectations for safety, comfort, the delivery of the following elements as opportunities within the PDA strategy. convenience, information and service indicated in Map 2: È establishing a vegetated corridor for delivery. The functioning of existing parks is 3.3.1 Vision statement È establishing an accessible and connected wildlife habitat and provide for koalas protected and there is no net loss of public place, with efficient traffic circulation, and their safe movement Toondah Harbour is a key waterfront open space within the Toondah Harbour PDA, waterfront promenades, pedestrian destination within Cleveland, Redland City including GJ Walter Park. È protecting sites of heritage significance and cycle paths and a bus terminal and South East Queensland. Development È providing appropriate infrastructure and New areas of public open space enhance supported by new road connections and establishes a strong community identity parking facilities in accessible locations opportunities to enjoy the waterfront intersections which benefits from the indigenous heritage that have regard to coastal resources and Moreton Bay and support aboriginal and amenity of Moreton Bay and a mixture of È supporting the creation of a mixed use and meet market expectations for safety, stewardship and reconciliation. residential, retail, tourism, commercial and plaza as part of the mixed use node comfort, convenience, information and community uses. Pedestrians, cyclists and vehicles are È creating a mixed use node incorporating service delivery As the principal point of departure and arrival afforded safe and efficient movement options medium density residential development, È promoting further opportunities for for ferry services between the mainland and which connect with public transport, the commercial offices, cultural facilities, development and efficient dredge spoil North Stradbroke Island, Toondah Harbour waterfront and community focal points. tourist accommodation including a disposal through land reclamation and is "the gateway to Straddie". Water based Adequate parking is provided to meet the boutique hotel, restaurants, cafes and creation of dredge ponds scale of development and anticipated future shops transport and boating facilities are provided È provision of a marina with accompanying growth. including separate terminals for passenger È improving access to the waterfront and marine services, boating industry and car and vehicle ferries, a marina, boat industries Development respects and values marine public open space through pedestrian parking. and marine services. The harbour is also and land based ecology and seeks to protect waterfront links and a new waterfront utilised for the launch of recreational boats promenade connecting the harbour to GJ from trailers. Walter Park which is safe, contributes to the open space netowrk, protects coastal Development will revitalise the ferry terminal resources and establishes connections and improve the transport function by north and south of the PDA better integrating ferry and bus services and managing car parking. Development È providing for passenger ferry operations
Toondah Harbour Priority Development Area Development Scheme 6 3.0 Land use plan: Vision
Map 2 - Structure plan
Map is intended for illustration purposes only and unless stated is not to scale
7 Toondah Harbour Priority Development Area Development Scheme Land use plan: PDA-wide criteria 3.0
3.4 PDA-wide criteria 3.4.1 Urban design È complementary uses È ensure sites have sufficient dimensions È ensure all buildings address the street, to accommodate buildings, landscaping, The following criteria apply to all PDA The form, type and arrangement of reinforce streetscapes and integrate parking, access and circulation areas assessable development in the Toondah buildings, streets and public spaces support with the public realm, with service È provide opportunities for Aboriginal Harbour PDA. To the extent that the development and urban design outcomes areas and carparking located to the rear stewardship and reconciliation. criteria are relevant, they are to be which: of buildings, in particular promoting taken into account in the preparation of È create a community which is compact and building design which reinforces Middle 3.4.2 Sustainability PDA development applications and the walkable, with development generally Street as the main entrance and gateway assessment of those applications. Development supports sustainable outcomes within a 5 minute walk (400m radius) of into the PDA a community focal point. A community which: The PDA-wide criteria support the delivery È enhance the relationship with the focal point may include a park, public of the vision in section 3.3 and Map 2 - waterfront È ensure landscaping and building design Structure plan. transport stop, active retail use, are of a high standard, providing È contribute to an articulated streetscape community facility or similar adequate safety, privacy, comfort and The PDA-wide criteria should be read in along key pedestrian and street È deliver building heights which are responsiveness to the sub tropical conjunction with the relevant Precinct connections generally in accordance with the climate and coastal hazards provisions. È conserve local site characteristics, indicative building heights identified È ensure development has regard to settings, places of heritage significance, The Infrastructure plan and Implementation in Map 4 and are compatible with environmental and landscape values strategy may include further information, surrounding development landmarks, breezes and views È ensure ecosystems and natural which should be taken into account in È uses built form and natural features È create an active place characterised physical processes are maintained and the design and feasibility of development to provide specific identity, which by a high quality public realm and safe incorporated as features in the overall proposals. complements existing local character and pedestrian areas which encourage urban form community interaction and support cultural heritage For more detail on how to comply with È minimise potable water usage where healthy lifestyles È maximise north facing orientation PDA-wide criteria, refer to the relevant possible and enhance the visual amenity 6 of buildings and views to parks and aspects of the State Planning Policy and È provide built form which supports a mix of the locality and streetscape supporting documentation as well as the of land uses that support activity during Moreton Bay È utilise energy efficient, climatically EDQ guidelines. the day and at night È provide a safe environment through the responsive design including appropriate application of Crime Prevention Through È appropriately interfraces with existing solar orientation, shading, cross Environmental Design (CPTED) principles residential development within and ventilation, natural lighting and passive such as passive surveillance of public adjoining the PDA boundary and cooling techniques8 . mitigates impacts from density or height spaces and activated street frontages by providing: È ensure adequate visual and noise È visual buffers and setbacks or amenity graduation in height È provide for advertising devices which are È appropriate access arrangements, in accordance with standards set out in 7 6 Applicants should have regard to the State Planning and the planning scheme Policy (SPP) December 2013, associated guidance 8 Development may employ the use of a ratings tool to and supporting material including mapping. 7 Refer to Redland City Council planning provisions. demonstrate compliance with sustainability criteria.
Toondah Harbour Priority Development Area Development Scheme 8 3.0 Land use plan: PDA-wide criteria
3.4.3 Street and movement network appropriately separates pedestrian, for on site car and trailer parking requirements9 vehicle, trailer and bus traffic 10 Development delivers a well designed street È locates off site parking generally in È provides end of trip facilities for and movement network which: È connects to and takes into consideration accordance with Map 2 - Structure plan pedestrians and cyclists, including secure impacts to existing networks while È ensures car parking areas are undercover bicycle storage facilities, È creates an attractive and appealing place ensuring acceptable levels of amenity appropriately designed, not visually showers and lockers are to be provided for residents, workers and visitors, with a and minimising negative impacts of dominant and do not detract from the as part of development. street pattern which facilitates safe and through traffic building's relationship with the street efficient movement of private vehicles, È provides appropriate levels of access to È provides a safe and pleasant movement whether at-grade or in a multi deck buses, cyclists and pedestrians and is the marina and associated facilities. network for pedestrians, cyclists and configuration. On key pedestrian and permeable, legible and connected to vehicles that has a clear structure and movement linkages and within the mixed surrounding areas 3.4.4 Natural environment maximises walking, cycling and public use node, car parks are suitably sleeved È ensures development does not transport effectiveness by active frontages or located away from The design, siting and layout of development unreasonably constrain future provision has regard to the environment and: È supports improvements to pedestrian the public realm of public transport infrastructure and and cycle connections within the site È seeks to first avoid, then minimise does not adversely impact on the È upgrades existing footpaths along Middle which link to the broader network and mitigate impacts arising from function or operation of existing or future Street, Wharf Street and Shore Street to and support movement to key district development within the PDA to sensitive public transport corridors and ensures be a high quality shared path suitable for and local destinations such as shops, ecological values or Matters of State potential public transport routes are both pedestrian and cyclist movement schools, parks and community facilities Environmental Significance within and constructed to a standard appropriate to È delivers a north-south cycle path which may be external to the PDA adjoining the PDA11, including koala accommodate these services, including along Wharf Street and improves the habitat, intertidal mudflats, mangroves, footpaths and pavements È provides a safe and pleasant connectivity of the existing shared environment through lighting, pavement seagrass beds and fisheries È promotes physical and visual connectivity pedestrian cycle path along the western treatment and materials, clear sight lines È seeks to achieve a net gain in koala through the site with connections which boundary of the PDA to create linkages to and landscaping and retains existing and marine habitat through the use of align with the mixed use node, public the south and into Middle Street mature trees, where possible, in streets compensatory offsets transport services and access to ferry È improves pedestrian facilities and services È establishes a waterfront promenade connections to bus stops on Emmett È establishes vegetated corridors through which contributes to the public realm, the PDA which support wildlife habitat, È has regard to location and design of Drive has an appropriate interface with safe fauna movement and open space passenger and vehicle ferry parking È provides for a pedestrian and cycle link adjoining development and enhances connections between community focal requirements, including overnight into the existing Eddie Santagiuliana Way the public's access and enjoyment of the points and worker spaces and car queuing shared path, connecting to the Oyster waterfront and Moreton Bay requirements which seek to minimise Point park and ferry terminals È incorporates landscaping with endemic È delivers specific road connections conflicts between different users of the È supports provision of on-road cycle site by locating car queuing areas away detailed in the Precinct provisions 9 Refer to Austroads: Cycling Aspects of Austroads services where appropriate and has Guides (March 2011) where active transport enters from residential and mixed use activity È provides parking spaces generally in regard to intersection treatment the on-road environment. accordance with the Redlands Planning 10 Refer to the Queensland Development Code 4.1 - È provides efficient and safe street Sustainable Buildings. and road networks for all users and Scheme and makes adequate provision 11 Refer to the DSDIP State Planning Policy Interactive Mapping System
9 Toondah Harbour Priority Development Area Development Scheme Land use plan: PDA-wide criteria 3.0
species with a preference towards network that caters for a variety of development and incompatible uses PDA and will mitigate impacts from noise, retaining existing vegetation where recreation functions and experiences to È promote innovative and efficient use of dust, light or odour through design and possible meet the needs of residents and visitors energy and water in open spaces. siting of development, avoiding the use È utilises planting strategies which are site È provide opportunities to connect to open of noise barriers responsive and reflect the subtropical space areas within and adjoining the PDA 3.4.6 Community safety and È minimise adverse impacts on amenity nature of South East Queensland and delivers parks identified in Map 2 - development constraints during construction Structure plan È maintains and improves water quality Development employs a risk management È ensure stormwater runoff at the PDA and the functioning and characteristics È provide opportunities for the community approach and will: boundary does not exceed that which of the existing hydrological network to engage with the heritage and coastal presently exists, and there is no net (including surface and groundwater habitats of Moreton Bay through new and È be sited, designed and constructed worsening of flood conditions at the PDA interactions) and addresses overland improved areas of waterfront public open to avoid, minimise or withstand the boundary. flow paths12 space incidence of a development constraint È minimises adverse impacts on receiving È are accessible for all users È mitigate impacts from erosion prone 3.4.7 Service infrastructure areas waters and appropriately manages È ensures the waterfront promenade is Development will protect existing or planned stormwater including use of total water designed to contribute to the open space È mitigate impacts from contaminated land trunk infrastructure and ensure infrastructure cycle management and water sensitive and provide opportunities for the public È minimise soil erosion and siltation during and services are: urban design principles. to access and enjoy the waterfront construction È provided in a timely, orderly, integrated È incorporate existing natural features È ensure that people and property are 3.4.5 Open space and coordinated manner to support to the greatest extent possible having safe from potential hazards including urban uses and works Development delivers parks and civic spaces regard to the achievement of natural acid sulfate soils, coastal hazards, È available or capable of being which: environment criteria in Section 3.4.4 flooding, bushfire and landslide13 through made available (including key assessment of risk and avoiding or È protects the functioning of existing parks È are landscaped to assist in creating infrastructure such as roads, public mitigating adverse impacts and ensures no net loss of public open neighbourhood identity and wayfinding and active transport, water supply, space and link park areas in the PDA through È have regard to the projected impacts of a sewerage, drainage, park network, vegetated corridors planted with native variable climate È protects the recreational function of GJ community facilities, energy and flora Walter Park as an area of open space È manage and minimise noise from telecommunications) È are designed and embellished to suit transport corridors 14 È provide for multiple purposes and È designed to allow for future their anticipated use uses including recreational, sporting, È have regard to maritime uses within the developments in information technology ecological and stormwater management È incorporate appropriate erosion and È located and designed to maximise functions sediment control techniques 13 A minimum RL level across the PDA may be set efficiency and ease of maintenance. È may act as buffers between residential to ensure the risk of storm surge and flooding is È contribute to the achievement of an minimised. integrated, high quality open space 14 Refer to the Department of Transport and Main Roads Traffic Noise Management: Code of Practice with respect to external road traffic noise levels and 12 Refer to Department of Environment and Heritage the Queensland Development Code and Section Protection's Environmental Protection (Water) Policy MP4.4 Buildings in a Transport Noise Corridor. 2009.
Toondah Harbour Priority Development Area Development Scheme 10 3.0 Land use plan: Precincts
3.5 Precinct provisions 3.5.2 Precinct 1 - Mixed use village Map 3 - Precinct plan Precinct intent 3.5.1 Introduction Development in Precinct 1 will form the heart Precinct provisions seek to provide guidance of the PDA. Overall, Precinct 1 will provide for on outcomes and where land uses within the mixed use residential, retail and commercial PDA are preferred. development as well as parking areas and Precinct provisions should be read in areas of public open space including GJ conjunction with the vision at section 3.3, Walter Park. Map 2 - Structure plan and the PDA-wide Precinct 1 will provide for passenger ferry criteria. Map 3 - Precinct plan shows the services integrated into a new, more location and boundaries of precincts in the comprehensive and accessible terminal PDA. Map 4 - Height plan shows the general at the northern end of the harbour with heights permissible within the PDA. vehicle ferry services separate and operating Inclusion of land within a precinct does not uninterrupted to the south in Precinct 3 and imply that all such lands can be developed vehicle access to the marina. for urban purposes. Some land may not be Development in Precinct 1 will enhance available or appropriate to be developed opportunities to connect to the waterfront due to local site conditions such as and Moreton Bay and is likely to provide coastal hazards, stormwater management, early development opportunities which will vegetation or other constraints including the support further development in the area. need to provide roads or open space etc. This will need to be addressed through a Throughout the precinct, surrounding and development application. above retail uses, a variety of residential solutions will be supported which will allow Where relevant, development will need for increased density in proximity to the to need to have regard to and ensure it is marina in Precinct 4. designed to interface appropriately with adjoining precincts. Development in Precinct 1 will seek to create a positive interface between the passenger Where there is doubt, if an application ferry terminals in Precinct 1 and the vehicle incorporates a proposal over two precincts, ferries in Precinct 3. the Precinct provisions of the substantive area should prevail, having regard to the The intent of Precinct 1 has been broken intent of the other precinct. into 3 elements including Residential development and the mixed use node, Open Development should also have regard to the PDA-wide criteria, Infrastructure plan and Map is intended for illustration purposes only and unless stated is not to scale Implementation strategy.
11 Toondah Harbour Priority Development Area Development Scheme Land use plan: Precincts 3.0
space and Street and movement network. and Middle Street which is integrated Map 4 - Height plan with the passenger ferry terminal and bus Residential development and the mixed use stop and is a key arrival and departure node point within the PDA, providing sufficient Development in Precinct 1 will support and comfortable areas for interaction and residential development and the creation circulation of the mixed use node. Residential uses are È ensure the mixed use plaza and ferry appropriate throughout the precinct where terminal are clearly identifiable at the not in conflict with other desired outcomes. end of Middle Street with strong visual Retail and commercial uses should however and physical links between the plaza, bus seek to locate within the mixed use node. stops and Middle street Development in Precinct 1 will ensure È support the mixed use plaza providing residential and mixed use design and land opportunities for a ticketing and uses: information centre for ferry services and information on Moreton Bay and North È provide a diversity of housing types Stradbroke Island È provide for public access along the È contribute to an articulated streetscape waterfront including access to a marina in with active frontages in the mixed use Precinct 4 node along key pedestrian and street È support the creation of the mixed use connections and fronting community node where active commercial or retail focal points, which provide continuous uses are focused, providing convenience awnings along footpaths and support retail, tourist and commercial uses (such zero setbacks of building facades along as shops and professional offices well Middle Street as other non-retail functions such as È ensure active frontages are built up to or childcare, cafes and restaurants) to serve near the public realm edge, are visually the local catchment of residents and and physically permeable and do not visitors incorporate blank walls, plant rooms, È activate the public realm and deliver parking areas or rows of fire escapes the highest density of development È ensure areas for parking to support and activities in the mixed use node in retail uses are protected to the south order to benefit from access to transport of Middle Street and north of Emmett services and an outlook onto the marina Drive extension, with parking areas area and Moreton Bay appropriately sleeved on Middle Street È deliver a new plaza within the mixed use by residential and active uses Map is intended for illustration purposes only and unless stated is not to scale node at the intersection of Emmett Drive È support office and residential uses above
Toondah Harbour Priority Development Area Development Scheme 12 3.0 Land use plan: Precincts
ground floor retail development in the Design and land uses in relation to open establishing a street and movement network È car park mixed use node space provide: which complements uses in the mixed use È child care centre node and promotes pedestrian connection È provide for community facilities which are È an appropriately sized recreation È community use with the waterfront. It will also be important accessible and close to public transport and open space area in GJ Walter for the street and movement network to È dual occupancy facilities Park providing formal and informal support opportunities to improve public È educational establishment È provide for generally up to 5,000m2 GFA recreational activities and a dog park transport and interchange opportunities to È food and drink outlet (where located at of neighbourhood scale active retail uses È for planting of the perimeter of GJ Walter 2 reduce the need for private vehicle use. ground level) including a supermarket of up to 1,000m Park with koala habitat trees and native serving mainly the convenience shopping flora Development in Precinct 1 will contribute to a È health care services needs of the local catchment and street and movement network which: È for the creation of an artificial beach as È home based business complementing the Cleveland Principal part of or linked to GJ Walter Park È supports Middle street acting as a key È hotel Regional Activity Centre road within the PDA, linking development È indoor entertainment 2 È parking facilities integrated with GJ È provide for generally up to 2,500m GFA to the external road network and acting Walter Park as shown in Map 2 È indoor sport and recreation of commercial uses which complement as the focus for access and connectivity È for a koala corridor as indicated in Map 2 the Cleveland Principal Regional Activity within the PDA, including on-street cycle È landing which also acts as a linear buffer between Centre. lanes and activated frontages in the È marine industry Precinct 1 and Precinct 2 and enhances Development applications seeking to mixed use node, with appropriate access opportunities to interact with koala È multiple dwelling exceed the GFA limits specified above will to parking areas habitat areas È office be assessed under Section 3.2.4 (ii) of the È extend Emmett Drive west from the È opportunities to expand GJ Walter Park È port services scheme. waterfront to connect to Wharf Street into Precinct 4 through land reclamation È residential care facility Open space works, creating a north facing tidal area È establishes a loop road network which È retirement facility takes traffic along Middle Street, past Development in Precinct 1 will improve È an appropriately designed waterfront the ferry terminals and north onto Wharf È shop (where located within a mixed use overall access to the waterfront within the connection along the eastern boundary of Street to promote an efficient public building) PDA and protect key activities within open Precinct 1 which provides for pedestrian transport route with the opportunity to È shopping centre (where located within a space areas. Development will protect the and cycle movement as well as public provide additional bus stops within the mixed use building) recreation function of GJ Walter Park as an enjoyment of the waterfront with clear PDA area of public open space. Development will views and access points to a marina in È short term accommodation also contribute to establishing a waterfront Precinct 4. È provides opportunity for a bus stop È utility installation (for the purposes of promenade along the eastern length of outside the mixed use plaza on Emmett Street and movement network transport services). Precinct 1 which will form part of the open Drive which is integrated with the ferry space and movement network, but be Development in Precinct 1 will continue to terminal designed to enhance public access and support the function of Toondah Harbour È has regard to the need for adequate car enjoyment of the waterfront. Development as a transit hub linking Cleveland to the parking within the Precinct to meet the in Precinct 1 will ensure no net loss of public northern islands of Moreton Bay. needs of the marina. open space. Development in Precinct 1 will contribute to Preferred land uses
13 Toondah Harbour Priority Development Area Development Scheme Land use plan: Precincts 3.0
3.5.3 Precinct 2 - Residential 3.5.4 Precinct 3 - Vehicle ferries È retains the recreational boat ramp in the 3.5.5 Precinct 4 - Marina and water southern end of the precinct Precinct intent Precinct intent based development retains the dredge spoil pond in its È Precinct intent Precinct 2 will accommodate predominately Precinct 3 will provide for vehicle ferry current location and supports its filling residential development which establishes a services, the recreational boat ramp and and use for alternative purposes Precinct 4 will include development and compatible continuation of existing suburban associated parking for these facilities. works undertaken in water based areas of È provides shared circulation areas for dry development to the north and separation the PDA. This will include the opportunity for Locating marine industry and vehicle ferry docking of boats, service vehicles and from conflicting ferry and marine industry a staged marina and land reclamation. Land queuing areas to the south of the PDA aims employees uses to the south in Precinct 3 through use of reclamation, through the ongoing settlement to free up developable land to the north and has regard to the queuing requirements natural features, greenspace and transport È of dredge spoil, provides an opportunity minimise traffic conflicts within the PDA. for cars waiting to board vehicle ferry corridors. to create land that will be utilised for services and provides efficient and The Fison Channel will continue to be the development in the future. Any areas created Development in Precinct 2 will ensure urban innovative design responses to prevent main point of access into Toondah Harbour through land reclamation will be integrated design and land uses: movement conflicts and maximise land and will be gradually straightened and with the adjoining precinct. È provide a diversity of housing types widened over time as discussed in Precinct 4 available for parking Development occurring in areas of water provisions. È promotes the shared use of facilities to È provide for a koala corridor as indicated including land reclamation15 must have minimise the number of structures and in Map 2 which also acts as a linear buffer Development in Precinct 3: regard to: between Precinct 1 and Precinct 2 and their impact on the harbour and maximise enhances opportunities to interact with È provides a connection running north availability of land È avoiding conflict between recreational koala habitat areas south from the extension of Emmett Drive È ensures car parking is located away and commercial boating activity and to service the ferry terminals, marine ensuring the safety of all boating È provide for a connection between Wharf and is not visible from the waterfront industry, the boat ramp and car parks movements Street and the extension of Emmett Drive and provides a setback of generally 3m È ensures the safety of pedestrians and from public access to allow for adequate È access requirements of water based È provide for a new upgraded intersection cyclists moving through the area and screening. vessels including need for widening or at Wharf and Middle Streets. separates vehicle and people movements provision of new channels Preferred land uses Preferred land uses and does not allow any public pedestrian È requirements for capital and or access in front of marine based industry È car park È dual occupancy maintenance dredging associated with or unsafe areas of ferry services È landing È multiple dwelling development minimises traffic congestion accessing È È port services È the treatment and or disposal of dredge È residential care facility. ferry services or the waterfront È utility installation (for the purposes of spoil ensures access minimises impacts of È transport services) È the need for breakwater protection heavy traffic, trailers and freight vehicles È warehouse. È appropriate protection, mitigation or on the amenity of development in the environmental offsets associated with PDA heart È allows for two ferry operators to be 15 Any development within the Moreton Bay Marine located in the precinct Park will require separate assessment and approval under the Marine Parks Act 2004.
Toondah Harbour Priority Development Area Development Scheme 14 3.0 Land use plan: Precincts
impacts to areas or species of ecological È ensures ease of access from land or dwellings on the southern side of È multiple dwelling (in the mixed use pier / significance water the pier / land reclamation area land reclamation area) È dredging and channel access È prevents or mitigates the impacts of beside the ferry terminals, designed È outdoor sport and recreation (in the requirements associated with exposure to wave environments to address impacts from ferry extension of GJ Walter Park) operations development to be undertaken in Precinct È minimises dredging requirements È park (in the extension of GJ Walter Park) 4 or external to the PDA, including È provides for marina parking, boat È minimises the impact of vessels on È port services (throughout the precinct) extending the swing basin to meet the stacking and fenced dredge spoil the environment including impacts needs of the existing and future vehicle disposal areas which should be È service industry (in the marine services to air quality, water quality, marine ferries and contributing to the gradual located at the end of the pier / land pier / land reclamation area) habitat and bank stability straightening of Fison Channel. reclamation area È service station (in the marine services È provides boating service facilities pier / land reclamation area) Map 2 identifies preferred locations for such as fuel, water, toilet, laundary È a marine services pier / land reclamation È shop (in the mixed use pier / land four key land reclamation and marina facilities or sewage pump where area which: reclamation area) opportunities. Development in Precinct 4 will practicable and where such facilities È is located in the south of the PDA support: are not already available adjoining the ferry and boat parking È short term accommodation (in the mixed areas in Precinct 3 use pier / land reclamation area) È an extension of GJ Walter Park which: È a mixed use pier / land reclamation area È utility installation (for the purposes È is located in the north of the PDA which: È supports commercial and industrial uses which contribute to the of transport services throughout the adjoining and integrated with the È extends east of Precinct 1 and the operation of the recreational boating precinct) northern end of GJ Walter Park mixed use plaza, and is located to the and ferry services. È warehouse (in the marine services pier / È provides for a beach and public north of the ferry services land reclamation area). enjoyment of the waterfront È is linked to Precinct 1 through an Preferred land uses È a marina which: extension of Middle Street which is È car park (in the marine services pier / delivered on the southern side of the È is located adjacent to Precinct 1, to land reclamation area) pier / land reclamation area the north of the ferry services and È club (in the extension of GJ Walter Park) È provides a diversity of housing types mixed use pier / land reclamation È food and drink outlet (in the mixed use area È supports high density mixed-use pier / land reclamation area) development with a focus on marine È enhances amenity and enjoyment of È hardware and trade supplies (in the associated business, tourist and the waterfront within the PDA marine services pier / land reclamation residential development È is designed to enable gradual area) È promotes higher density residential expansion up to 400 berths È home based business (in the mixed use and a pedestrian boardwalk on È is accessed by water from a new pier / land reclamation area) the northern side of the pier / land northern channel designed for use by reclamation area, providing access È landing (throughout the precinct) recreational boats and views to the marina È marine industry (in the marine services È accommodates a variety of vessels È promotes lower density live/work pier / land reclamation area) with a variety of depths and widths
15 Toondah Harbour Priority Development Area Development Scheme Land use plan: Precincts 3.0
Table 1: Levels of assessment
Column 3 – PDA assessable development Column 1 Column 2 Exempt development PDA self assessable development Column 3A Column 3B Permissible development Prohibited development In all precincts
1. development specified in schedule 1 Nil All development, including development Development for: not defined in Schedule 2, other than 2. development for Home based business 1. High impact industry development mentioned in Schedule 1 or 3. development for a sales office where not greater Column 1, 2 or 3B. 2. Medium impact industry than 150m2 GFA 3. Noxious and hazardous industry. 4. material change of use if in accordance with an approved Plan of Development (PoD) 5. operational work or building work in accordance with an approved PoD.
Toondah Harbour Priority Development Area Development Scheme 16 4.0 Infrastructure plan
Infrastructure plan Listed below is infrastructure currently identified for the Toondah Harbour PDA. Infrastructure requirements to achieve the Infrastructure Description of works vision for the PDA will be determined through the development assessment process, Community Provide for development of a new plaza and passenger ferry terminals. conditioned as part of a PDA development infrastructure Provide for a ticketing and information centre for Moreton Bay and Stradbroke Island. approval for development and delivered as Marine Undertake dredging to straighten and widen the existing Fison Channel. part of the building and operational works on the site. Provide for cyclic maintenance dredging of Fison Channel. Provide for a staged marina and develop an associated marine engineering and dredge spoil disposal strategy. Conditions for supplying infrastructure will be based on development infrastructure Extend the existing swing basin to meet the needs of the existing and future vehicle ferry fleet. identified in Schedule 3 of the Sustainable Provide for new land and the development of piers / land reclamation areas which may accommodate dredge spoil Planning Act 2009. Contributions towards disposal and be utilised for marine services and marine based maintenance service industries. Fenced dredge spoil infrastructure shall generally be drawn disposal areas are relocated at the end of the pier / land reclamation area as it extends. from development contributions from Open space Deliver improved access to the waterfront and marina, through pedestrian and cycle corridors, small picnic areas, seating development within the PDA. and large sporting areas, including connections along piers / land reclamation areas. Infrastructure charges will be based Establish a vegetated corridor providing for koala habitat and movement. on Redland City Council's applicable Provide for opportunities to extend GJ Walter Park into the bay with a north facing tidal area, through land reclamation infrastructure charging document for the and dredge spoil disposal. area or an Infrastructure Agreement. Provide for improved facilities in GJ Walter Park including dog off leash areas. Infrastructure delivered as part of the development may be credited against the Establish a new mixed use plaza which acts as an area of civic space and an attractive arrival point into the PDA. monetary contribution that would otherwise Pedestrian/cycle Establish pedestrian and cycle connections that contribute to the open space network and provide safe and convenient apply. networks access along the waterfront, between the harbour to GJ Walter Park, within and between precincts and linking the PDA to the broader network. State infrastructure funding will be sought under the normal budgetary processes and Support opportunities to formalise existing pedestrian links through and into the centre of the PDA. will be part of an approved State agency Provide for linking existing Eddie Santagiuliana Way shared path to the Oyster Point Park and ferry terminals. capital program. Deliver on and off road cycle facilities along Middle Street. Road upgrades will be in accordance with traffic studies undertaken as development proceeds, based on the ultimate development. State-controlled roads shall be upgraded in accordance with agreements with the Department of Transport and Main Roads (DTMR).
17 Toondah Harbour Priority Development Area Development Scheme Infrastructure plan 4.0
Infrastructure Description of works Roads and Make adequate provision for the nature and number of vehicles expected having regard to projected population growth transport including: È parking associated with the passenger and vehicle ferry terminals close to these facilities in a decked arrangement to save on valuable land, È segregated facilities for marina parking, as required by the operation of this land use, and È other parking required by the operation of the land use. Provide a new upgraded layout of the intersection with Middle Street and Wharf Street. Extend Middle Street to the waterfront and deliver as a trunk collector. Make provision for a loop road network to service public transport movement through the extensions of Middle Street and Emmett Drive to connect with Wharf Street. Create a new road connection south off Emmett Drive to service vehicle ferry and recreational boat ramp access and associated parking. Support the opportunity for the provision of new bus stop or station infrastructure to service the public transport movement through the PDA. Stormwater Establish new drainage and water quality infrastructure to manage stormwater requirements in accordance with management Council's standards and/or approved detailed studies with consideration of coastal hazards, using water sensitive urban design principles. Establish new or upgrade existing drainage infrastructure to manage stormwater discharge in accordance with Council's standards and/or approved detailed studies with consideration of coastal hazards, using water sensitive urban design principles. Establish stormwater quality infrastructure that achieves stormwater quality requirements in accordance with Council's standards and/or approved detailed studies with consideration of coastal hazards, using water sensitive urban design principles. Water and Water and sewerage services for the development are established generally in accordance with Council's existing sewerage standards. Any development in excess of the planned network demand,as determined by Council at the time of development, may trigger an assessment of surrounding infrastructure to determine any requirement for infrastructure upgrades.
Toondah Harbour Priority Development Area Development Scheme 18 5.0 Implementation strategy
5.1 Introduction 1. Development staging strategy - Redland City Council and the Queensland The Economic Development Act 2012 (the Government will work together to Act) requires a development scheme to facilitate catalyst development in include an Implementation strategy to the Toondah Harbour PDA. This "achieve the main purposes of the Act for strategy identifies key priorities and this area, to the extent that they are not opportunities. achieved by the Land use plan or the plan for 2. Development in the Moreton Bay Marine infrastructure". Park - Any development within the The Implementation strategy for the Moreton Bay Marine Park will require Toondah Harbour PDA Development Scheme approval under the Marine Parks Act (the scheme) fulfils this requirement by 2004. This strategy seeks to identify identifying a suite of actions that support the key actions to facilitate development achievement of the vision for the Toondah approvals under this act. Harbour PDA and support the delivery of 3. Sustainability - All development within economic development and development for the PDA is encouraged to promote community purposes within the PDA. This sustainability in design and delivery. This strategy focuses on: strategy includes guiding principles for sustainability.
19 Toondah Harbour Priority Development Area Development Scheme Implementation strategy 5.0
5.2 Development staging The actions Desired outcomes strategy Catalyst project Development within the Toondah Harbour Redevelop the site owned and controlled by Redland City Council at Diversity: delivery of mixed use development containing residential PDA provides an opportunity to locate a the end of Middle Street; including construction of the first stage of and retail uses. mix of retail, office and residential uses in a the public plaza. Business attraction: provision of positive perceptions on the growth unique harbour side location. of Toondah Harbour Due to this unique opportunity Redland City Value for money: delivery with relatively minimal infrastructure Council in partnership with EDQ will actively investment up front. seek to drive economic development and attract investment to the site through the Short term sale and release of catalyst sites within the Expand the catalyst project with additional mixed use and residential Staged delivery: completion of the land based elements at the PDA owned by Council and or the state. development, improve the existing GJ Walter Park and facilitate northern end of the PDA in Precinct 1. Development within the PDA should seek to provision of road connections. facilitate private sector partnerships. This Intensify development in Precinct 1, including the CSIRO site Activity: generation of high rates of development which activates strategy identifies key actions which will seek properties on Middle Street. development of key sites in precincts 1 and 2 to support the delivery of these outcomes for Staged delivery: development to intensify within the PDA heart which the PDA. is more attractive once the catalyst project is complete. Alternative staging may be proposed, Develop commercial sites and multi-deck car parking in Precinct Business viability: improved viability of commercial development and provided the development does not conflict 1, particularly parking against the harbour on the southern side of multi-deck car parking solutions. with the PDA vision and there are sufficient Middle Street. grounds to justify the approval of the Rationalise the existing commercial vehicle ferry operations and long- Safety and convenience: improvements to safety and convenience of development, in accordance with Section term parking arrangements. This includes: movement options through removal of conflicts between vehicle and 3.2.4 Development consistent with the passenger ferry traffic, buses and pedestrians scheme. È consolidation and improvement of the existing passenger ferry terminals and bus stops to remove conflicts between vehicle and Improved ferry services: provision for improved ferry movement passenger ferry traffic, buses and pedestrians. through improvements to the swing basin È rationalisation of vehicle ferry queuing and holding areas È establishing an effective swing basin for the vehicle and passenger ferry services È construction of the ferry passenger parking area adjacent to Emmett Drive.
Toondah Harbour Priority Development Area Development Scheme 20 5.0 Implementation strategy
The actions Desired outcomes Short term (continued)
Provide transport upgrades associated with short term development Connectivity and accessibility: provides additional vehicle within the PDA: connectivity through the PDA including on-street cycle lanes, and activated mixed use frontages for the mixed use node, access to È extend Middle Street to the waterfront and deliver as a trunk parking areas, access to ferry collector. È parking for the marina to be completed. Improved ferry services: provision for ferry movement È create a new road connection south off Middle Street to service vehicle ferry and recreational boat ramp access and associated parking È improvements to the alignment of the current Fison channel. Long term Develop marina, undertake land reclamation to support the creation Delivers vision: marina delivery will be a transformative addition to of new residential and open space development on reclaimed land. Toondah Harbour PDA. Land reclamation: provides for additional development opportunities while efficiently addressing dredge spoil disposal. Environmentally and sustainable development: through approval and construction processes. Expand the marina: eastern growth of marina to form a larger marina Marina development and dredging strategy: development occurs basin, additional residential buildings and extended marine services gradually through the ongoing disposal of dredge spoil and balance areas. cut and fill.
21 Toondah Harbour Priority Development Area Development Scheme Implementation strategy 5.0
5.3 Development in the The actions Desired outcomes Moreton Bay Marine The Department of National Parks, Recreation, Sport and Racing (DNPRSR) will work with È Declaration of a 'works area': Park Redland City Council, government agencies, potential developers and other organisations, The Marine Parks (Moreton Bay) as required, to develop strategies that facilitate the development assessment process while Zoning Plan 2008 is amended to Development within the Toondah Harbour protecting the marine park. declare a designated 'works area' PDA provides an opportunity to locate a prior to lodgement of development In particular DNPRSR will work with stakeholders to develop a strategy to: mix of retail, office and residential uses in a applications for major development unique harbour side location. È declare a 'works area'. This will require an assessment of the social, cultural, financial within the marine park The PDA includes areas of water within a and environmental outcomes of the proposed development of the area, an analysis of the È Protection of the marine environment: Habitat Protection Zone of Moreton Bay potential adverse impacts associated with the development and a description of how these Development has sought to minimise Marine Park and therefore any development impacts may be avoided, minimised or offset impacts to the natural and cultural proposed within these areas will require È protect and enhance the marine environment within and surrounding the PDA having regard values of the marine park within the assessment and approval under the Marine to considerations such as: PDA and surrounding area and where Parks Act 2004. È the location and impact to marine plants and other benthic habitats (e.g. mud, rocky appropriate, mitigation methods including opportunity for offsets have Proposals incorporating major works that rubble, coral) within the PDA and the surrounding area been investigated and have sought are likely to have a significant impact on the È the habitat requirements of animals that occur at the sites and in the surrounding to enhance and protect marine park marine park, such as marinas, breakwaters, area (including migratory species) and their sensitivity to changes in habitat, including values. reclamation and capital dredging require the ongoing activities associated with the use of the site post development declaration of a designated 'works area' prior È how development may directly and indirectly impact the integrity of these habitats, and to assessment and approval. their dependent fauna, through, for example, edge effects and fragmentation
Toondah Harbour Priority Development Area Development Scheme 22 5.0 Implementation strategy
5.4 Sustainability The actions Desired outcomes The Land use plan requires development to EDQ will work with Redland City Council, government agencies, developers, utility providers Water: reduced potable water use by address sustainability which has been shown and other organisations to develop strategies that enhance the natural environment and ensure 20 per cent compared to regulatory to lead to longer term reduced development efficient use of resources including through the development of site Total Energy and Water Plans requirements. and housing costs including ongoing living (addressing demand and supply side strategies): Community: reduced reliance on motor costs. Energy, transport, water and access Develop strategies for: vehicles and increased walking, cycling to services are major cost burdens on all and use of public transport as well as household budgets. È community education to promote the protection and enhancement of the natural environment access to community facilities and safe and A key aspect of this is how development accessible buildings. È demand optimisation for water and energy efficiency and demand management strategies, addresses sustainability which is also an including builder education Biodiversity and ecosystems: development important driver for economic development has sought to protect or enhance the and development for community purposes. È grid friendly local and or renewable generation that addresses peak demand health and sustainability of natural Ecological sustainability will be addressed in È maximising water self containment systems and encourage biodiversity and this PDA by setting goals for a range of long È reducing, recycling and reusing demolition, construction and household waste rehabilitation of degraded sites. term sustainability aspirations. È addressing urban heat island effect to ensure urban amenity and lower energy use in Waste: significant measures have been The Land use plan is supported by guidelines dwellings and buildings taken to reduce waste generation and which provide development standards to È continue providing and promoting access to public transport services. reuse or recycle 60 per cent of construction ensure the minimisation of adverse impacts and demolition waste. on ecological processes and natural systems. Energy: reduced peak energy demand by greater than 30 per cent and reduced greenhouse gas production by greater than 20 per cent compared with minimum compliance. Materials: environmentally responsible materials have been used to lower environmental impacts.
23 Toondah Harbour Priority Development Area Development Scheme Schedules 6.0
Schedule 1: Exempt development
Development prescribed in Schedule 4 of the Sustainable Planning Regulation 2009, other than Table 2, item 2 and Table 5, item 14. Building work Minor building and demolition work. Carrying out building work associated with a material change of use that is PDA exempt or self-assessable development. Carrying out building work associated with an approved material change of use. Material change of use of premises Making a material change of use of premises for a Park. Reconfiguring a lot Subdivision involving road widening and truncations required as a condition of development approval. Operational work Erecting no more than one (1) satellite dish on premises, where the satellite dish has no dimension greater than 1.8 metres. Filling or excavation where: (a) not exceeding 50m3 in volume or (b) top dressing to a depth of less than 100 vertical millimetres from ground level. Carrying out operational work if consistent with an approved Plan of Development (PoD). Carrying out operational work associated with a material change of use that is PDA exempt development (excluding Park). Carrying out operational work associated with an approved material change of use. Carrying out operational work associated with an approved reconfiguration of a lot. Carrying out operational work associated with the decontamination of land. Carrying out operational work that is clearing of vegetation: (a) other than Significant vegetation, or (b) Significant vegetation where: È the clearing is consistent with an approved PoD È carried out by or on behalf of Redland City Council or a public sector entity, where the works being undertaken are authorised under a state law È in accordance with the conditions of a PDA development approval for a material change of use or reconfiguring a lot.
Toondah Harbour Priority Development Area Proposed Development Scheme 24 6.0 Schedules
Carrying out operational work that is the placing of advertising devices that: È do not exceed 5m2 for office, industrial, recreational or entertainment use È are attached to a front fence or facade of a main building È do not project more than 150mm from front facade or front fence È are not illuminated È contain the name of business or operator, the use of premises, the contact details or name and address of building and È comprise no more than two signs. Plumbing or drainage work Carrying out plumbing or drainage work. All aspects of development Development undertaken for the purposes of public housing. Development for the purposes of Community Infrastructure. Development for a Home based business. Development consistent with an approved PoD. Development undertaken for the purposes of a dwelling house where extending or replacing an existing dwelling house, where complying with the acceptable solutions in the Queensland Development Code MP1.1- Design and siting standards for single detached housing and MP1.2 - Design and siting standards for single detached housing.
25 Toondah Harbour Priority Development Area Development Scheme Schedules 6.0
Schedule 2: Definitions Use definitions Sales office È generates a significant demand on the Marine industry local infrastructure network Commercial use category The temporary use of premises for displaying Premises used for waterfront based a land parcel or buildings that can be built for È the use may involve night time and marine industries involved in any activity Car park sale or can be won as a prize. The use may outdoor activities relating to the manufacturing, storage, include a caravan or relocatable dwelling or È on site controls are required for repair or servicing of vessels and maritime Premises used for parking vehicles where the structure. emissions and dangerous goods risks. infrastructure. parking is not ancillary to another use. Veterinary services Landing The use may include the provision of fuel and Hardware and trade supplies disposal of waste. Includes boat building, Premises used for veterinary care, surgery A structure for mooring, launching, storage Premises used for the sale, display or hire boat storage and dry dock but does not and treatment of animals that may include and retrieval of vessels where passengers of hardware and trade supplies including include marina. provision for the short-term accommodation embark and disembark. household fixtures, timber, tools, paint, of the animals on the premises. Medium impact industry wallpaper, plumbing supplies and the like. Includes boat ramp, jetty or pontoon but Industrial use category does not include marina. Premises used for industrial activities that Health care services include the manufacturing, producing, Low impact industry Premises for medical, paramedical, Extractive industry processing, repairing, altering, recycling, Premises used for industrial activities that storing, distributing, transferring, treating alternative therapies and general health care Premises used for the extraction and include the manufacturing , producing, of products and have one or more of the and treatment of persons that involves no processing of extractive resources and processing, repairing, altering, recycling, following attributes: overnight accommodation. associated activities, including their storing, distributing, transferring, treating of transportation to market. È potential for noticeable impacts on Office products and have one or more the following sensitive land uses due to off site High impact industry attributes: Premises used for an administrative, emissions including aerosol, fume, secretarial or management service or the Premises used for industrial activities that È negligible impacts on sensitive land particle, smoke, odour and noise practice of a profession, where no goods include the manufacturing, producing, uses due to off site emissions including È generates high traffic flows in the context or materials are made, sold or hired and processing, repairing, altering, recycling, aerosol, fume, particle, smoke, odour and of the locality or the road network where the principal activity provides for the storing, distributing, transferring, treating noise È generates an elevated demand on the following: of products and have one or more of the È minimal traffic generation and heavy- local infrastructure network È business or professional advice following attributes: vehicle usage È potential for offsite impacts in the event È service of foods that are not physically on È potential for significant impacts on È demands imposed upon the local of fire, explosion or toxic release the premises sensitive land uses due to off site infrastructure network consistent with È on site controls are required for emissions including aerosol, fume, surrounding uses È office based administrative function of an emissions and dangerous goods risks organisation. particle, smoke, odour and noise È the use generally operates during the day È the use is primarily undertaken indoors È potential for off site impacts in the event (e.g. 7am to 6pm) È evening or night activities are undertaken of fire, explosion or toxic release È off site impacts from storage of indoors and not outdoors. È generates high traffic flows in the context dangerous goods are negligible of the locality or the road network È the use is primarily undertaken indoors.
Toondah Harbour Priority Development Area Proposed Development Scheme 26 6.0 Schedules
Noxious and hazardous industry Research and technology industry share communal spaces and who may be facilities outside of the resident's room, unrelated. The use may include a resident with one or more of the other residents. Premises used for industrial activities that Premises used for innovative and emerging support worker engaged or employed in the include the manufacturing, producing, technological industries involved in research It may include: management of the residence. processing, repairing, altering, recycling, design, manufacture, assembly, testing, È rooms not in the same premises; or storing, distributing, transferring, treating maintenance and storage of machinery, Dual occupancy of products and have one or more of the equipment and components. È provision of a food or other service; or Premises containing two dwellings on one lot following attributes: È on site management or staff and This use may include emerging industries (whether or not attached) where the use is associated accommodation. È potential for extreme impacts on such as energy, aerospace, and primarily residential. sensitive land uses due to off site biotechnology. This includes off-site student Dwelling house emissions including aerosol, fume, accommodation. Service Industry particle, smoke, odour and noise A residential use of premises for one Multiple dwelling È potential for off site impacts in the event Premises used for industrial activities household which contains a single dwelling. that have no external air, noise or odour Premises which contains three or more of fire, explosion or toxic release The use includes out-buildings and works emissions from the site and can be suitably dwellings where the use is primarily È on site controls are required for normally associated with a dwelling and may located with other non-industrial uses. residential. emissions and dangerous goods risks include a secondary dwelling. Warehouse Relocatable home park È the use generally involves night time and Dwelling unit outdoor activities Premises used for the storage and Premises used for relocatable dwellings A single dwelling within a premises È the use may involve the storage and distribution of goods, whether or not in a (whether they are permanently located or containing non residential use(s). handling of large volumes of dangerous building, including self storage facilities or not) that provides long-term residential goods storage yards. Home based business accommodation. È requires significant separation from non- The use may include sale of goods by A dwelling used for a business activity where The use may include a manager's residence industrial uses. wholesale where ancillary to the storage. The subordinate to the residential use. and office, food and drink outlet, kiosk, Port services use does not include retail sales from the amenity buildings and the provision of premises. Hostel recreation facilities for the exclusive use of Premises used for the following: residents. Premises used for the accommodation Residential use category È the arrival and departure of vessels; of more than one household where each Residential care facility È the movement of passengers or goods on Caretaker's accommodation resident: A residential use of premises for supervised or off vessels; A dwelling provided for a caretaker of a non- È has a right to occupy one or more rooms accommodation where the use includes È any ancillary activities directly serving residential use on the same premises. È does not have a right to occupy the whole medical and other support facilities for the needs of passengers and visitors or of the premises in which the rooms are residents who cannot live independently and the housing, servicing, maintenance and Community residence situated require regular nursing or personal care. repair of vessels. Any dwelling used for accommodation for È does not occupy a self contained unit Includes marina and ferry terminal but does a maximum of six persons who require È shares communal rooms, or communal not include landing. assistance or support with daily living needs,
27 Toondah Harbour Priority Development Area Development Scheme Schedules 6.0
Retirement facility Retail use category include construction, industrial or farm Rural use category plant and equipment, vehicles, boats and A residential use of premises for an Bulk landscape supplies caravans. The use may include ancillary Agricultural supply store integrated community and specifically repair or servicing activities and sale or built and designed for older people. The Premises used for bulk storage and sales of Premises used for the sale of agricultural fitting of accessories. use includes independent living units and landscaping and gardening supplies, which products and supplies including agricultural may include services units where residents may include soil, gravel, potting mix and Service station chemicals and fertilisers, seeds, bulk require some support with health care and mulch, where the majority of materials sold veterinary supplies, farm clothing, saddlery, Premises used for the sale of fuel including daily living needs. The use may also include from the premises are not in pre-packaged animal feed and irrigation materials. petrol, liquid petroleum, automotive distillate a manager's residence and office, food and form. and alternate fuels. Animal husbandry drink outlet, amenity buildings, communal Food and drink outlet facilities and accommodation for staff. The use may include, where ancillary, a shop, Premises used for production of animals or Premises used for preparation and sale of food and drink outlet, maintenance, repair animal products on either native or improved Short term accommodation food and drink to the public for consumption servicing and washing of vehicles, the hire of pastures or vegetation. The use includes Premises used to provide short term on or off the site. The use may include the trailers, and supply of compressed air. ancillary yards, stables and temporary accommodation for tourists or travellers for ancillary sale of liquor for consumption on holding facilities and the repair and servicing Shop a temporary period of time (typically not site. of machinery. exceeding three consecutive months) and Garden Centre Premises used for the display, sale or hire of Animal Keeping may be self contained. goods or the provision of personal services Premises used primarily for the sale of or betting to the public. Premises used for boarding, breading or The use may include a manger's residence plants and may include sale of gardening training of animals. The use may include and office and the provision of recreation and landscape products and supplies where Shopping centre ancillary temporary or permanent holding facilities for the exclusive use of visitors. these are sold mainly in pre-packaged form. Premises comprising two or more individual facilities on the same site and ancillary repair Tourist park The use may include an ancillary food and tenancies that is comprised primarily of and servicing of machinery. drink outlet. shops and which function as an integrated Premises used to provide for accommodation Cropping Market complex. in caravans, self contained cabins, tents and Premises used for growing plants or plant similar structures for the public for short term Premises used for the sale of goods to the Showroom material for commercial purposes where holiday purposes. public on a regular basis, where goods are Premises used primarily for the sale of goods dependant on the cultivation of soil. primarily sold from temporary structures The use may include, where ancillary, a of a related product line that are of a size, The use includes harvesting and the storage such as stalls, booths or trestle tables. The manager's residence and office, kiosk, shape or weight that requires: and packing of produce and plants grown on use may include entertainment provided for amenity buildings, food and drink outlet, or the site and the ancillary repair and servicing the enjoyment of customers. È a large area for handling, display or the provision of recreation facilities for the of machinery used on the site. storage use of occupants of the tourist park and their Outdoor sales visitors, and accommodation for staff. È direct vehicle access to the building by Intensive animal industry Premises used for the display, sale, hire or members of the public for loading and Premises used for the intensive production of lease of products where the use is conducted unloading items purchased or hired. animals or animal products in an enclosure wholly or predominantly outdoors and may
Toondah Harbour Priority Development Area Proposed Development Scheme 28 6.0 Schedules
that requires the provision of food and water Community care centre Health care services È transport services including road, rail or either mechanically or by hand. water Premises used to provide social support Premises for medical, paramedical, The use includes the ancillary storage and where no accommodation is provided. alternative therapies and general health care È waste management facilities packing of feed and produce. Medical care may be provided but is ancillary and treatment of persons that involves no È network infrastructure. to the primary use. overnight accommodation. Intensive horticulture The use includes maintenance and storage depots and other facilities for the operation Premises used for the intensive production Community use Hospital of the use. of plants or plant material on imported media Premises used for providing artistic, social Premises used for medical or surgical care or and located within a building or structure or or cultural facilities and community support treatment of patients whether or not residing Veterinary hospital where outdoors, artificial lights or containers services to the public and may include the on the premises. are used. ancillary preparation and provision of food Premises used for veterinary care, surgery The use may include ancillary and drink. and treatment of animals that may include The use includes the storage and packing accommodation for employees and ancillary provision for the short-term accommodation of produce and plants grown on the subject Crematorium activities directly serving the needs of of the animals on the premises. site. patients and visitors. Premises used for the cremation or Sport, recreation and Wholesale nursery aquamation of bodies. Place of worship entertainment use category Premises used for the sale of plants, but not Educational establishment Premises used by an organised group for to the general public, where the plants are worship and religious activities. The use Club Premises used for training and instruction grown on or adjacent to the site. may include ancillary facilities for social and designed to impart knowledge and develop Premises used by persons associated for educational activities. The use may include sale of gardening skills. social, literary, political, sporting, athletic or materials where these are ancillary to the Telecommunications facility other similar purposes for social interaction The use may include after school care for primary use. or entertainment. The use may include the students or on-site student accommodation. Premises used for systems that carry ancillary preparation and services of food communications by means of radio, including Service, community and other Emergency services and drink. guided or unguided electromagnetic energy, uses category Premises used by government bodies whether such facility is manned or remotely Function facility or community organisations to provide controlled. Cemetery Premises used for conducting receptions or essential emergency services, disaster Utility installation functions which may include the preparation Premises used for the interment of bodies or management services including management and provision of food and liquor for ashes after death. support facilities for the protection of Premises used to provide the public with the consumption on site. Child care centre persons, property and the environment. following services: Premises used for minding or care, but not Funeral parlour È supply of water, hydraulic power, electricity or gas residence of children. Premises used to arrange and conduct funerals, memorial services and the like, but È sewerage, drainage or stormwater does not include burial or cremation. services
29 Toondah Harbour Priority Development Area Development Scheme Schedules 6.0
Hotel ancillary vehicle parking and other public Operational work Administrative definitions conveniences Premises used primarily to sell liquor As defined in the Economic Development Act Accessible housing for consumption. The use may include Theatre 2012. short-term accommodation, dining and Housing in accordance with the applicable Premises used for providing film, live entertainment activities and entertainment Reconfiguring a lot EDQ guideline. entertainment or music to the public and facilities. As defined in the Economic Development Act may include provision of food and liquor for Affordable housing 2012. Indoor sport and recreation consumption on the site. Housing that is appropriate to the needs of Premises used for leisure, sport or recreation Tourist attraction households with low to moderate incomes. conducted wholly or mainly indoors. Premises used for providing onsite Basement Nightclub entertainment, recreation or similar facilities A storey substantially below ground level for the general public. Premises operating predominately during the where the floor level of the level above night hours used to provide entertainment The use may include provision of food and projects no more than one metre above which may include cabaret, dancing and drink for consumption on site. ground level. music. The use includes the sale of liquor and Building food consumption on site. Other development As defined in the Sustainable Planning Act Outdoor sport and recreation Building work 2009. Premises used for a recreation or sport As defined in the Economic Development Act Building facade activity that is carried on outside a building 2012. and which requires areas of open space and The facade of a building that fronts the street Filling or excavation may include ancillary works necessary for or other public space. safety and sustainability. Filling removal or importation of material Building height to, from or within a lot that will change the The use may include ancillary food and ground level of the land. The vertical distance between the ground drink outlet(s) and the provision of ancillary level and the highest point of the building facilities or amenities conducted indoors Material change of use roof (apex) or parapet at any point but not such as changing rooms and storage As defined in the Economic Development Act including non-load bearing antenna, aerial, facilities. 2012. chimney, flagpole or the like. Park Minor building work or demolition work Community Infrastructure Premises used by the public generally for An alteration, addition or extension to Community infrastructure has the same free recreation and enjoyment, and may be an existing building where the floor area meaning as the Sustainable Planning Act used for community events. including balconies is less than five per cent 2009 (SPA) that is undertaken by, or on Facilities may include children's playground of the building or twenty-five square meters, behalf of, the Minister. equipment, informal sports fields and whichever is lesser.
Toondah Harbour Priority Development Area Proposed Development Scheme 30 6.0 Schedules
In this section, Minister has the same and works normally associated with a Habitat values Private open space meaning as SPA in Chapter 5. dwelling. Those characteristics of an area that make it An outdoor space for the exclusive use of Contaminated Land Register Ecological sustainability suitable as a habitat or refuge for indigenous occupants of a building. plants and animals. These characteristics As defined in the Environmental Protection As defined in the Sustainable Planning Act Public benefit include the physical structure, nutrient and Act 1994. 2009. energy flows, condition and extent of habitat Refers to an outcome that benefits the wider Demolition work Environmental Management Register and the location of the area in relation to community rather than local, site specific or other habitats. land ownership desires. Work to demolish or dismantle systematically As defined in the Environmental Protection a structure, or a part of a structure, but does Act 1994. Mezzanine Public housing not include the systematic dismantling of: Environmentally relevant activities An intermediate floor within a room. As defined in the Sustainable Planning Act È a part of a structure for alteration, 2009. maintenance, remodelling or repair, or As defined in the Environmental Protection Net residential density Act 1994. Public interest È formwork, falsework, scaffold or other Net residential density means the total construction designed or used to provide Gross floor area (GFA) number of dwellings divided by the combined Refers to an outcome that benefits the wider support, access or containment during area of residential lots, local parks, internal community rather than local, site specific or The total floor area of all storeys of the construction work. local roads and half the width of local roads land ownership desires. building, including any mezzanines, bordering the site. Average net residential Development (measured from the outside of the external Public realm density means net residential density walls and the centre of any common walls of As defined in the Economic Development Act calculated for a whole neighbourhood. Refers to spaces that are used by the general the building), other than areas used for: 2012. public, including streets, squares, plazas and Planning scheme È building services; or parks. Development scheme The planning scheme applying to Redland È a ground floor public lobby; or Sensitive uses As defined in the Economic Development Act City Council. È a public mall in a shopping complex; or Means each of the following defined uses: 2012. È parking, loading or manoeuvring of Plan of Development child care centre, community care centre, Dwelling vehicles, or See section 3.2.9. community residence, dual occupancy, dwelling house, educational establishment, A building or part of a building used or È balconies, whether roofed or not. Plot ratio health care services, hospital, hostel, capable of being used as a self contained Ground level multiple dwellings, office, relocatable home residence which must include: The ratio of gross floor area to the area of the The level of the natural ground, or, where site. park, residential care facility, retirement È food preparation facilities the level of the natural ground has been facility, short-term accommodation, tourist Premises È a bath or shower changed, the level as lawfully changed. park. As defined in the Economic Development Act È a toilet and wash basin. 2012. The term includes outbuildings, structures
31 Toondah Harbour Priority Development Area Development Scheme Schedules 6.0
Setback Site cover Urban Design For a building or structure other than a The proportion of the site covered by a Refers to the holistic design of urban swimming pool, the shortest distance building(s), structure(s) attached to the environments, including the overall measured horizontally from the wall or building(s) and carport(s), calculated to the townscape, individual buildings, street balustrade of a building or structure to the outer most projections of the building(s) and networks, streetscapes, parks and other vertical projection of the boundary of the lot. is expressed as a percentage. public spaces. Significant vegetation The term does not include" Means all vegetation, except those listed as È any structure or part thereof included in pest vegetation by State or local government, a landscaped open space area such as a that is significant in its: gazebo or shade structure; È ecological value at local, state or national È basement car parking areas located levels including vegetation mapped as wholly below ground level. endangered remnant vegetation on the Site density regional ecosystem maps prepared under Site density is the number of dwellings on a the Vegetation Management Act 1999 or particular site area expressed as dwellings vegetation mapped as a Matter of State per hectare. It does not include roads, Environmental Significance on the DSDIP footpaths and public open space. State Planning Policy Interactive Mapping System Storey È contribution to the preservation of A space within a building which is situated natural landforms between one floor level and the floor level È contribution to the character of the next above, or if there is no floor above, but landscape not: È cultural or historical value È a space that contains only: È amenity value to the general public. È a lift shaft, stairway or meter room; or Note: vegetation may be living or dead and È a bathroom, shower room, laundry, the term includes their root precinct16. water closet, or other sanitary compartment; or È accommodation intended for not 16 The root precinct is described by the vertical projection of the foliage to a depth of 1 metre below the more than three vehicles; or a surface and including buttress roots on and above the soil combination of the above; surface. È a mezzanine.
Toondah Harbour Priority Development Area Proposed Development Scheme 32 Contact Us Visit our website at: www.dsdip.qld.gov.au Write to us at: Economic Development Queensland GPO Box 2202 Brisbane QLD 4001 Telephone us: 1300 130 215 Fax us: (07) 302 44199 Email us: [email protected]
May 2014