Toowoomba Railway Parklands Priority Development Area Development Scheme | January 2016
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Contents
1 Introduction 2 3.4.4 Integrated movement network 22 1.1 Economic Development Act 2 3.5 PDA-wide criteria 24 1.2 Priority development area 2 3.5.1 Site planning and land use 24 1.3 Application of the Development scheme 2 3.5.2 Built form and heritage 25 1.4 Elements of the Development scheme 3 3.5.3 Access, movement and car parking 28 1.5 State interests 3 3.5.4 Open space, natural features and public 1.6 Acknowledgements 3 realm 29 3.5.5 Infrastructure and public safety 30 2 Strategic context 4 3.6 Precinct Provisions 31 3.6.1 Precinct 1 – Central precinct 31 2.1 Location 4 3.6.2 Precinct 2 – City link precinct 34 2.2 Key existing attributes 6 3.6.3 Precinct 3 – Ruthven Street 36 2.3 Precincts of the PDA 8 3.6.4 Precinct 4 – Mort Street 39 3.6.5 Precinct 5 – Railway Street 41 3 Land Use Plan 12 3.1 Operation of the land use plan. 12 4 Infrastructure Plan 46 3.1.1 Purpose of the land use plan 12 4.1 Infrastructure requirements 47 3.1.2 Vision 12 4.1.1 Network Infrastructure 47 3.1.3 PDA development requirements 12 4.1.2 Non-network infrastructure 48 3.1.4 Levels of assessment 13 4.2 Desired standards of service 48 3.1.5 Schedules 13 4.3 Infrastructure Funding 49 3.2 Development assessment 13 4.3.1 Network infrastructure 49 3.2.1 Interpretation 13 4.4 Infrastructure Charges 50 3.2.2 Requirements for self-assessable development 13 4.5 Infrastructure Agreements 50 3.2.3 Development application 3.2.4 Development approval 13 5 Implementation Strategy 54 3.2.5 Development consistent with the land use plan 13 6 Schedules 62 3.2.6 Development inconsistent with the land use 6.1 Schedule 1 PDA-wide exemptions 62 plan 14 6.2 Schedule 2 Definitions & activity groups 63 3.2.7 Demonstrating development is consistent 6.3 Schedule 3 Significant heritage sites 74 with the land use plan 14 6.4 Schedule 4 PDA self-assessable codes 76 3.2.8 Infrastructure agreements 15 3.2.9 Notification requirements 15 Maps 3.2.10 Relationship with Local Government Planning Scheme and other legislation 16 Map 1 PDA location and context map 4 3.2.11 Interim uses 16 Map 2 PDA boundary and key features 5 3.3 Vision 18 Map 3 PDA precincts plan 9 3.4 Structural elements 20 Map 4 Structural elements plan 21 3.4.1 Land use 20 Map 5 Building heights plan 26 3.4.2 Urban parkland network 22 Map 6 Infrastructure requirements plan 46 3.4.3 Place making 22 Map 7 PDA Significant heritage 75
Toowoomba Railway Parklands PDA | Development Scheme Discover the opportunity...
This is the Toowoomba Railway Parklands Priority Development Area Development Scheme. The Development scheme represents a bold strategic vision that invites the rediscovery of opportunity and potential, right in the centre of Toowoomba city.
Priority Development Area The PDA will bring benefits to the development industry, providing a clear vision and plan for the area, faster assessment processes, streamlined requirements for public notification and greater certainty under the Development scheme. It provides strategies focussed specifically on delivering for the local conditions of the PDA and its overall preferred outcomes.
ii Toowoomba Railway Parklands PDA | Development Scheme The Mill is centred around the historic flour mill that operated on the site from 1899 until 2011. The Mill precinct is intended to be redeveloped for a mixture of uses, including medium density residential with ground level retail and commercial uses. Activities will include centralised urban plazas and public/semi-public spaces providing connectivity to the urban parkland network, bringing the parklands into the existing urban fabric. Linking the PDA to the CBD itself, The Parklands will see the The Gasworks will take character the Link represents an area of the former railyards site transformed cues from the key historical CBD with significant potential. Future into a regionally significant, all gasworks site which operated in redevelopment will morph existing inclusive, community asset. As the precinct from 1878 to 1960. commercial areas into high amenity the centrepiece of the PDA the The recent decommissioning and areas of mixed use, providing Parklands will be a generous and full remediation of the site readies development growth alongside high integrated series of open spaces a key catalyst opportunity, to quality enhancements of the public for activity, recreation, engagement, enable conversion of surrounding realm between the PDA and the interaction and relaxation. An light industry and business uses CBD. Residential, business and retail extensive network of pathways, to medium density residential and uses will consolidate and refurbish cycleways and new bridge crossings commercial uses, with grand, high existing and new floor spaces, over Gowrie Creek will create the quality public realms for circulation complementing and reinvigorating Parklands as a destination but also and interest. The precinct will some of Toowoomba’s most iconic an imperative link between areas leverage off its proximity to the CBD, commercial heritage buildings, the of Toowoomba long separated by entertainment and park precincts all qualities of which are recognised, infrastructure and industry. within short walking distance of the retained and protected. Gasworks.
The Shed represents the greatest The Rise complements The Foundry is a Toowoomba investment for the community, in Toowoomba’s rich residential landmark - the site of Toowoomba’s delivering the Parklands. It will be character and tree lined longest operating metal foundry an invaluable asset for Council streetscapes. Having much potential dating back to 1871, heritage listed and the public, central to the new for growth and development, building components, and a large Parklands and the PDA and easily uses will predominantly increase employer to many Toowoomba accessed from the CBD. The Shed residential opportunities and locals throughout the years. The will be a community facility and event options for affordable, attractive Foundry will be sensitively developed space, festival and market ready living, optimising views across the to incorporate a mixture of uses, and surrounded by multi-use plaza Parklands along interfacing streets. including medium density residential, spaces connected to the broader Properties in proximity to the railway ground level retail and commercial PDA open space and movement station will continue to evolve as activities. It will activate circulation networks. The refurbishment of the a business, cultural, retail and from Ruthven Street and to the Shed will exemplify the rich railway entertainment hub, well connected Parklands, through high quality history of the site and surrounds, and to and supporting the Parklands and public/semi-public spaces. The will be a critical piece in interfacing Russell Street’s commercial heritage Foundry precinct will provide a the Parklands with infrastructure character. critical opportunity to connect Evelyn corridors. and Campbell Streets through to the parkland, making the integrated spaces legible and accessible to the surrounding community.
iv Toowoomba Railway Parklands PDA | Development Scheme Why Toowoomba?
The Toowoomba Railway Parklands Priority Development Area is set to facilitate development during a time of unprecedented opportunity and investment. As Queensland’s largest inland city servicing the Darling Downs and South West Queensland, Toowoomba is well positioned at the epicentre of this region’s significant agricultural, infrastructure and mining activity.
The market fundamentals have improved over the last two years Population growth between with key improvements including: 2011–2013 ̏̏ Material increase in dwelling approvals over the last 12 months doubled for medium density product 48% increase in number of ̏̏ Developer confidence lifted in apartments being built in the viability of medium density the city between 2001-2011 product ̏̏ Considerably stronger sales volumes ̏̏ Dwelling price points have improved to a level that is likely to be viable for more medium density options 5th ̏̏ New Brisbane West Wellcamp largest Airport has opened and been city in Queensland received positively by the market ̏̏ Grand Central shopping centre expansion – approved, financially committed and underway Australia’s These market conditions will largest continue to support an increase non-capital inland city in attached product to counter diminishing affordability.
v Toowoomba Railway Parklands PDA | Development Scheme $1.6b +1800 FTE jobs for Toowoomba
50,000 new residents by 2035
Brisbane West Wellcamp Airport 15mins 747 compatible
Gross Regional Product
Legend
PDA $8.2b Toowoomba City centre -3% of Gross State Product
2nd range crossing by 2018
58,000 total dwellings Toowoomba is one of only three regions in Queensland where a recent survey of property professionals and in 2006 developers saw every respondent regard the local market as rising. Respondents cited population growth, 63,000 new infrastructure and low interest rates as key drivers total dwellings of current activity levels within Toowoomba. in 2011 [Source UDIA] vi Toowoomba Railway Parklands PDA | Development Scheme The Development scheme is a unique The scheme will provide clarity and certainty, supporting development opportunity to reinvigorate key sites that of a mixed use urban village that traditionally have represented the industrial embraces the city’s rich heritage.
and commercial evolution of the city. A regionally significant parkland will be the centrepiece to energise market appeal and investment, promoting an exciting, inner city lifestyle opportunity.
High quality amenity, vibrant CBD convenience, and recreation and entertainment opportunities will make the Toowoomba Railway
THE RISE THE FOUNDRY
THE PARKLANDS
THE MILL
THE SHED
THE GASWORKS
THE LINK
vii vii Parklands PDA a real choice for future markets, motivating development and revitalisation.
This document includes the Toowoomba Railway Parklands PDA Development Scheme.
It has been produced to communicate the development intents and outcomes of the PDA, and to provide the framework as to how they can be delivered through supporting development controls.
Toowoomba Railway Parklands PDA | Development Scheme What are the preferred outcomes of the Development scheme?
The Toowoomba The Toowoomba Railway Parklands High value heritage buildings will be Priority Development Area is set protected to give the PDA its unique Railway Parklands to facilitate development at a time character. However there are still Priority Development of unprecedented opportunity and significant opportunities for major investment within Toowoomba. redevelopment and refurbishment Area will deliver The recent and future investment of the area to facilitate new forms of new community in infrastructure and the flow-on development that respect its intrinsic benefits of continued mining and character. assets and facilities agricultural growth within the Surat for the residents of Basin means that Toowoomba’s time is now. Toowoomba; including new parkland, Development outcome Area Yield % of PDA lands Total PDA area 51.3ha - 100% community spaces, Urban parkland network (total open space) 8.6 ha - 17% as well as function ̏̏Including the Central Parklands (5.1ha) (10%) Lands available for urban renewal 25.7 ha - 50% and event spaces. Residential dwelling units (capacity) - 2,270 - It will also facilitate Residential dwelling units (projected) - 1,500 - Commercial floor space (retail and office - - 43,500m2 - major urban renewal capacity) and redevelopment of Commercial floor space (retail and office - - 8,500m2 projected) neglected areas of Total future potential road area 17 ha - 33% the city.
ix Toowoomba Railway Parklands PDA | Development Scheme x Toowoomba Railway Parklands PDA | Development Scheme
Toowoomba Railway Parklands PDA Development Scheme 1 Introduction
1.1 Economic Development Act
The Economic Development Act 2012 (the Act) establishes the Minister for Economic Development Queensland (MEDQ), who operates as a corporation sole to exercise the functions and delegations of the MEDQ. The main purpose of the Act is to facilitate economic development and development for community purposes in the State. The Act seeks to achieve this by establishing the MEDQ and providing for a streamlined planning and development framework for particular parts of the State declared as Priority Development Area (PDAs).
1.2 Priority development area
The Toowoomba Railway Parklands Priority Development Area (PDA) was declared by regulation on 12 December 2014. The MEDQ has delegated responsibility for development assessment within the Toowoomba Railway Parklands PDA to Toowoomba Regional Council (Council).
1.3 Application of the Development scheme
The Toowoomba Railway Parklands PDA Development Scheme (the Development scheme) is applicable to all development on land within the boundaries of the PDA (refer Map 2 (PDA Boundary and key features, in section 2.1). From the date of approval under a regulation, the scheme replaces the Toowoomba Railway Parklands PDA Interim Land Use Plan which commenced upon declaration.
2 Toowoomba Railway Parklands PDA | Development Scheme 1.4 Elements of the Development scheme
The Development scheme consists of: i. A land use plan; ii. An infrastructure plan; and iii. An implementation strategy. The land use plan regulates development within the PDA, and includes a Vision, PDA-wide criteria and precinct provisions which state the desired form of development within the PDA. The vision for the PDA is expressed through a vision statement. The infrastructure plan details the infrastructure needed to support the land use plan for the PDA and funding arrangements. The implementation strategy describes strategies and mechanisms that will complement the land use plan and infrastructure plan to meet the vision for the Toowoomba Railway Parklands PDA.
1.5 State interests
Relevant matters of State interest have been considered in the preparation of the Development scheme1.
1.6 Acknowledgements
The Development scheme was prepared under delegation by Toowoomba Regional Council in collaboration with the Department of Infrastructure, Local Government and Planning, other state agencies and industry representatives.
1 For the purposes of addressing state interests in development assessment, the State Assessment and Referral Agency (SARA) online mapping provides guidance in identifying if a state interest is relevant to the assessment of a PDA development application (refer to:http://www.dilgp.qld. gov.au/about-planning/sara-mapping-online-system.html). Where the MEDQ delegates development assessment functions and powers, applicants and the delegate should also refer to http://www.dilgp.qld.gov.au/resources/guideline/pda/practice-note-14- state-interests.pdf (note: the functions and powers of the MEDQ under the definition are not delegated).
3 Toowoomba Railway Parklands PDA | Development Scheme 2 Strategic context
Map 1: PDA location and context map
Legend
PDA Toowoomba City centre
2.1 Location
Toowoomba is Australia’s second Toowoomba will accommodate of operation (2015) and the proposed largest inland city and services the approximately 50,000 new residents Second Range Crossing, which is areas of the Darling Downs and by 2035. estimated to deliver 1,800 full time South West Queensland. The city jobs to Toowoomba. Significant This growth is reinforced by recent is positioned at the epicentre of investment in the expansion of the and continued investment in major this region’s significant agricultural, Grand Central shopping centre to the infrastructure projects such as the infrastructure and mining activities, south of the CBD is also a positive recently completed Brisbane West and as the principal regional activity indicator of strong growth in the Wellcamp Airport, forecast to transfer centre of South West Queensland, region. 200,000 passengers in the first year
4 Toowoomba Railway Parklands PDA | Development Scheme The Toowoomba Railway Parklands The PDA is situated north of PDA represents a significant Toowoomba’s Central Business opportunity for growth and District (CBD) and within the city development investment, offering centre frame. Its central location inner city development through the provides good access to everyday revitalisation of under utilised industrial business, community services sites and fringe areas of the CBD. and core infrastructure. Regionally significant uses in the CBD and The Toowoomba Railway Parklands surrounds include the Toowoomba PDA covers a total area of 51.3 and St Vincent’s Hospitals, public hectares, centred on the operational and private schools, University Toowoomba railyards and the of Southern Queensland, the surrounding area, which extends Toowoomba Aerodrome, Oakey Army north to Bridge Street, south to Aviation Base and Brisbane West Russell Street, Mort Street to the Wellcamp Airport. west and Ruthven and Neil Streets to the east.
Map 2: PDA boundary and key features
Bridge Street
4 8
Bellevue Street
3
Ruthven Street
Mort Street Campbell Street 2 1
6 9 7 10
Neil Street
Railway Street 5 Russell Street Ruthven Street 5
Russell Street
Legend 1. The mill site 4. The foundry site 7. Outer circulating road
PDA Boundary 2. The toowoomba 5. CBD city core 8. Gowrie Creek goods shed 6. The gasworks site 9. Toowoomba railway station 3. The railyards 10. Cathro park
5 Toowoomba Railway Parklands PDA | Development Scheme 2.2 Key existing attributes
Railyards Heritage The central component of the PDA is the existing The PDA contains a number of large-scale historical railyards, with a number of railway lines, an unused industrial facilities, including the former Defiance Flour Mill Goods Shed and the Toowoomba Railway Station. and Toowoomba Foundry. These are important sites in The Goods Shed and adjoining land between existing the PDA, in particular their landmark buildings, structures operational rail lines and Gowrie Creek have been and traditional land use as long-standing employment released for redevelopment for parkland and events generators in the city’s history. The sites have not been based uses. The main operating railway line which redeveloped since the discontinuation of their respective extends north-south through the PDA, will remain traditional uses. operational with its current operations generally limited to a single daily train movement in each direction. Other key A number of other sites and features in the PDA operational structures of the railyards include a fibre optic have been identified as having heritage value (refer to signal box that services other parts of the rail network. Schedule 3). Among a number of heritage and cultural values listed for the railyards site, the Toowoomba Railway Station and Toowoomba Goods Shed are recognised as important landmark elements for the PDA.
6 Toowoomba Railway Parklands PDA | Development Scheme Waterways Diversity Gowrie Creek passes north to south through the PDA, A mix of residential housing, commercial and light predominantly within the existing railyards land. It industry land uses characterise the western parts of the extends south towards the new Outer Circulating Road PDA. (OCR), and joins with East Creek, heading east towards Queens Park from that confluence. Both waterways have Southern parts of the PDA are characterised by clusters drainage,recreation and natural values including fisheries of small to mid-sized sites which accommodate a mix of resources and fish habitat values. While Gowrie Creek to industrial, service and business activities, with commercial the north of the PDA is a reasonably naturalised channel, character buildings along Russell Street contributing to it becomes a more engineered channel to contain and streetscapes lined by buildings of significant heritage. conduct water flow, in its more southern and eastern (East Creek) extents.
7 Toowoomba Railway Parklands PDA | Development Scheme 2.3 Precincts of the PDA
Precincts within the Precinct 1 – Central precinct Precinct 3 – Ruthven Street The Precinct 1 area encompasses precinct PDA have been former and existing railyards lands Precinct 3 incorporates land east identified through and is defined by the existing rail of the rail line to Ruthven Street, corridor to Bridge Street in the north to Bridge Street and south the definition of north and Russell Street in the to Campbell and Neil Streets. The infrastructure south. The Precinct contains the precinct encompasses the former currently unused Toowoomba Defiance Flour Mill, Toowoomba corridors, distinct built Goods Shed and other remnant Foundry and Gasworks. buildings and structures ancillary form and land use The precinct incorporates large to the use of the railyards. The consolidated land holdings directly precinct also encompasses the functions. The extent interfacing with the Central Parkland Toowoomba Railway Station, an Precinct and smaller clusters of of these precincts are iconic, historical building that in small to mid-sized industrial and addition to its operation as a working shown on Map 3. commercial sites. station, accommodates a museum, restaurant and function facility. Gowrie Creek runs through the Precinct 4 – Mort Street Central precinct. precinct Precinct 4 extends west of the rail line to Mort Street, Taylor Street Precinct 2 – City link precinct in the south and Bridge Street Precinct 2 is located within the area to the north (including those lots identified as the CBD in Council’s fronting Bridge Street). The precinct Toowoomba City Centre Master contains areas of elevated detached Plan2, and directly links the CBD residential housing and commercial and the Central Precinct of the PDA. and light industrial uses overlooking It is defined by key infrastructure the railyards. It has a strong corridors, being the Outer Circulating neighbourhood character with tree Road (OCR) to the north, the railway lined streets and character buildings. line and Neil Street to the east, and The heritage listed Carlton House Russell Street to the south. The in Mill Street is a key feature in the precinct is identified as part of the precinct. city core and contains clusters of commercial character buildings and small to mid-sized industrial and Precinct 5 – Railway Street commercial sites. precinct Precinct 5 is the south west corner of the PDA, bounded by Railway, Russell and Mort Streets. The precinct provides a mixture of uses including retail, industrial, business, a cluster of food and drink, galleries 2 Refer to Toowoomba Regional and community based services Council’s website to view the Toowoomba City in the vicinity of the Toowoomba Centre Master Plan. Railway Station. 8 Toowoomba Railway Parklands PDA | Development Scheme Map 3: PDA precincts plan
Bridge Street
Precinct 1 Central Precinct
Precinct 3 Mort Street Ruthven Street Precinct
Bellevue St
Precinct 4 Mort Street
Precinct Campbell Street
ruthven Street
Precinct 5 Precinct 2 Railway street City link Precinct Precinct
Railway Street Neil Street
Russell Street
Legend N PDA Boundary PDA Precincts Gowrie CREEK and East Creek
9 Toowoomba Railway Parklands PDA | Development Scheme
Land use plan 3 Land Use Plan
3.1 Operation of the land use plan.
3.1.1 Purpose of the Figure 1: Land Use Plan Structure
land use plan Vision The land use plan establishes the requirements of the Development scheme that will regulate Structural elements development and help achieve the Compact and mixed land use vision for the Toowoomba Railway Urban parkland network Parklands PDA (refer to Figure 1). Place making Integrated movement network 3.1.2 Vision
The PDA vision in Section 3.3 PDA development requirements incorporates: i. a vision statement (Section 3.3); and PDA-wide criteria ii. structural elements (Section 3.4). Site planning and land use Built form and heritage Precinct provisions The location of structural elements Access, movement and car Precinct intents parking are shown on Map 4 – Structural Precinct provisions Open space, natural Levels of assessment Elements Plan. features and public realm Infrastructure and public 3.1.3 PDA safety development requirements Schedules
The PDA development requirements are expressed as: Guidance material i. PDA-wide criteria (see Section 3.5); and ii. Precinct provisions (see Section 3.6). The PDA-wide criteria apply to all PDA assessable development but do not apply to exempt development. The provisions for each precinct apply to: i. land in that precinct (as expressed through the precinct intents and outcomes), and
12 Toowoomba Railway Parklands PDA | Development Scheme ii. all development in that precinct 3.2 Development 3.2.4 Development (as expressed in the relevant approval level of assessment table for assessment each precinct (Table 2-6)). A PDA development approval will be Guidance material3 may provide required for development identified assistance as to how to achieve 3.2.1 Interpretation as PDA assessable development. the PDA-wide criteria and precinct A PDA development application provisions. Section 33 of the Act defines must be lodged with the MEDQ4 for development. assessment and decision. 3.1.4 Levels of Schedule 2 defines particular words Identification of development as assessment used in this scheme, including uses PDA assessable development does and administrative terms. not mean that a PDA development Levels of assessment tables (Tables approval (with or without conditions) will be granted. Development must 2-6) in the following sections 3.2.2 Requirements prescribe for each precinct: be consistent with the scheme to for self-assessable receive approval. i. PDA exempt development (column 1); development A development permit is required before PDA assessable development PDA self-assessable development ii. PDA self-assessable is undertaken. development (column 2); must comply with the requirements in Schedule 4. iii. PDA assessable development 3.2.5 Development which is permissible (column 3a); Under the Act, section 33(4) PDA and self-assessable development must consistent with the comply with the requirements iv. PDA assessable development land use plan in the development scheme for which is prohibited (column 3b). carrying out PDA self-assessable PDA assessable development is development. consistent with the land use plan if: 3.1.5 Schedules i. The development complies with all relevant PDA-wide criteria Schedule 1 identifies development 3.2.3 Development (Section 3.5) and the precinct that is exempt from assessment in all application provisions (Section 3.6); or precincts of the PDA. The PDA-wide criteria, precinct ii. The development does not Schedule 2 provides the definitions provisions and relevant guidance comply with one or more aspects and activity groups required to material is to be taken into account of the PDA-wide criteria or interpret and apply the scheme. in the preparation of a PDA precinct provisions but: Schedule 3 provides a list of the development application and the a. The development does not significant heritage sites within the assessment of the application. conflict with the PDA vision PDA. The Infrastructure Plan (Section (Section 3.3); and Schedule 4 provides the relevant 4) and Implementation Strategy b. There are sufficient grounds PDA self-assessable requirements. (Section 5) include further information to justify the approval of the that should be considered in the development despite the preparation, design and feasibility of 3 Refer to State government non-compliance with the PDA- guidelines available at www.dilgp.qld. development proposals. gov.au.and Council guidelines at www. wide criteria or the precinct toowoombarc.qld.gov.au/railwayparklands. provisions. Guidelines should be read in conjunction with the Land use plan, Infrastructure plan 4 MEDQ may delegate certain and Implementation strategy and any other functions and powers under s.169 of the document or guideline called up by the Act to a local government. Development scheme. assessment powers have been delegated by the MEDQ to Toowoomba Regional Council. 13 Toowoomba Railway Parklands PDA | Development Scheme In this section ‘grounds’ means 3.2.7.1 PDA preliminary a. does not prejudice the ability matters of public interest which approval for surrounding land to be include matters specified as the developed in an orderly and main purposes of the Act as well as: While there is no requirement to efficient manner consistent with the vision, PDA-wide criteria i. Overwhelming community need; obtain a PDA preliminary approval, and precinct provisions; and applicants may use PDA preliminary approvals to stage development or b. is consistent with existing and ii. Superior design outcomes. to gain approval for a development approved development in the ‘Grounds’ does not include the concept before undertaking detailed PDA preliminary approval area personal circumstances of an planning. or adjoining areas; applicant, owner or interested third PDA preliminary approvals may c. addresses additional party. demonstrate how development requirements for development achieves the requirements of the in the precinct; and 3.2.6 Development scheme at an intermediate level of spatial planning between the d. addresses other matters inconsistent with the elements of the vision and precinct specified in an EDQ guideline. land use plan provisions and the individual Applicants should discuss the use development proposals and of a PDA preliminary approval with PDA prohibited development is associated Plans of Development Council in facilitation meetings. inconsistent with the land use plan. (PoDs). Council may request changes Under the Act, PDA assessable to a proposal relating to a PDA development that is inconsistent with A PDA preliminary approval may preliminary approval application. the land use plan cannot be granted include: approval. i. all or a relevant part of a precinct determined in consultation with 3.2.7.2 Plan of 3.2.7 Demonstrating Council; development ii. identification of the location development is A PoD may accompany an of connections to network application for a material change consistent with the infrastructure, including transport, of use (MCU) or reconfiguring a land use plan within the precinct; lot (ROL) and may deal with any PDA assessable development must iii. identification of land uses and proposed use as well as operational demonstrate how it is consistent with development density; work. the PDA vision, PDA-wide criteria iv. if required, a resolution to any A PoD is prepared by an applicant and precinct provisions, and should constraints that may determine and may include maps, graphics and demonstrate that development will the extent of developable area or text that collectively demonstrate not compromise or unreasonably appropriate uses; how proposed uses, works and prejudice the opportunities for the lots will contribute towards the development of the remaining area in v. a resolution of the boundaries of achievement of the vision and will the precinct and/or PDA. Applicants centres, public open space and be consistent with the relevant PDA may demonstrate this through a any identified sites for community development requirements and PDA preliminary approval5 or Plan of infrastructure such as parks and precinct provisions. Development (PoD). schools; and A PoD should indicate the location vi. a demonstration that the and function of temporary and development proposal: 5 A preliminary approval is a permanent uses and structures and PDA development approval that approves development subject to conditions, but does how these uses and structures will not authorise PDA assessable development relate to each other. to take place. A development permit is required in order to carry out PDA assessable development.
14 Toowoomba Railway Parklands PDA | Development Scheme The PoD cannot include land beyond the boundary of the land, the subject of the application, but may cover only part of the land the subject of the application. An applicant may also be required to demonstrate impacts and connections to areas adjoining the subject land in a separate plan to the PoD. Under Schedule 1, development in accordance with a PoD is exempt development and requires no further development approval under the scheme6.
3.2.8 Infrastructure agreements
An infrastructure agreement may be required to address the provisions and requirements of the Infrastructure Plan and Implementation Strategy.
3.2.9 Notification requirements
A PDA development application will require public notification if the application involves land located within the PDA and: i. is adjacent to existing residential zoned land outside the PDA, and exceeds permissible height under the scheme; or ii. exceeds permissible floor space for business activities nominated within the scheme; or iii. will result in the demolition or removal of a PDA significant heritage place identified within the Development scheme (refer to Schedule 3).
6 For further advice on preparing a PoD refer to the applicable EDQ practice note available at www.dilgp.qld.gov.au.
15 Toowoomba Railway Parklands PDA | Development Scheme In addition, in accordance with s84 An interim use may be approved if it of the Act, a PDA development can be demonstrated that an interim application may require public use will not preclude or delay an notification if the application includes appropriate long term use or intensity a proposal for a use or is of a size of development. Information to or nature which, in the opinion of the support an application for an interim MEDQ7, warrants public notification. use may include: i. a context plan 3.2.10 Relationship ii. a schedule of land supply and with Local Government projected take-up rates, or Planning Scheme and iii. plans showing how the other legislation development could transition from the proposed interim use to The scheme may apply a provision of an appropriate longer term use8 . a planning instrument or a plan, policy A condition of approval may be or code made under the Sustainable imposed that limits the duration of an Planning Act 2009 (SPA) or another interim use. Interim uses will only be Act. However, the scheme prevails to approved if it can be demonstrated the extent of any inconsistency with that the use will not prejudice the those instruments. achievement of the PDA Vision and In addition to assessment against the structural elements. scheme, development may require assessment against other legislation such as SPA, the Plumbing and Drainage Act 2002 and the Building Act 1975.
3.2.11 Interim uses
An interim use is a land use that, because of its nature, scale, form or intensity, is not an appropriate long term use of the land. Interim land uses may occur as appropriately developed and operated and where located in areas which will not compromise the zone intent in the longer term. Interim uses should be low intensity in nature and characterised by a low investment in buildings and infrastructure relative to the value of the site.
7 MEDQ may delegate certain functions and powers under s.169 of the Act to a local government. Development assessment powers have been delegated by 8 For more information, refer to the MEDQ to Toowoomba Regional Council. EDQ’s PDA Guideline Number 09 - Centres. http://www.dilgp.qld.gov.au/resources/ guideline/pda/guideline-09-centres.pdf
16 Toowoomba Railway Parklands PDA | Development Scheme 17 Toowoomba Railway Parklands PDA | Development Scheme 3.3 Vision
The Toowoomba Railway Parklands PDA will develop as an active, high quality, mixed density urban village which will reinforce and frame the Toowoomba CBD core area. It will embrace its geographic location to integrate industrial, heritage, residential choices and valuable urban parklands, through efficiently connected movement corridors. It will provide unique community and social functions, contributing to amenity for the broader Toowoomba region.
High quality, well designed buildings and urban environments will be a feature and an asset of the area, creating strong appeal for residents, visitors, workers and investors. The Toowoomba Railway Parklands ̏̏ provide a range of commercial, ̏̏ support the delivery of the PDA will: retail and entertainment activities urban parklands network, and and community services in a in particular a multi-use central ̏̏ support and activate a cohesive manner that supports the CBD parkland of regional significance city centre for Toowoomba and and overall function of the PDA to service the broader community strengthen its future as a primary and its key activity precincts; and attract investment and regional city for the Darling Downs development within the PDA; and and Queensland; ̏̏ incorporate buildings of a scale, form and height supported by ̏̏ create a high quality and authentic ̏̏ support and reinforce the market demand and take up; urban environment for residents, Toowoomba CBD and regional the community and visitors. economy; ̏̏ sensitively adapt and re-use buildings and sites of heritage The PDA will achieve this vision ̏̏ encourage investment and the value and cultural significance; through the structural elements, expansion of residential living PDA-wide criteria and precinct within the Toowoomba CBD; provisions outlined in this scheme. ̏̏ provide for a diversity of housing choices, including a range of dwelling densities, as part of integrated mixed use precincts; 3.4 Structural elements
The Structural 3.4.1 Land use a multipurpose event space created from a refurbished goods shed. elements identified Land use mix creates an active, high The Low to Medium Density quality, mixed density urban village. in Map 4: Structural Residential area is predominantly a The City Frame area is an extension residential area increasing in density elements plan apply of the city centre core comprising from Mort St as it moves towards the to all PDA assessable inner city business activities south central parkland. of Chalk Drive and a mix of medium The Community Use area consists development in the density residential accommodation primarily of the existing railway and inner city business activities PDA. operational area which will continue south of Chalk Drive. to operate. To the extent that the Structural The Main Street area comprises elements are relevant, they are to be Activity Streets are streets where predominately commercial uses at taken into account in the preparation development activates the street ground level with medium density of PDA development applications at ground floor level through land residential uses in upper levels. and the assessment of those uses and building design that create Residential development takes applications. The structural elements activity in the street. advantage of the adjacent railway will support the delivery of the vision. parklands. The Cultural Hub area comprises vibrant, engaging business activities such as cafes, restaurants, galleries and artist workshops. The Central Parkland area contains a variety of passive and active recreational opportunities for both local and regional users centred on
20 Toowoomba Railway Parklands PDA | Development Scheme Map 4: Structural elements plan*
BRIDGE STREET
BRIDGE STREET
NORWOOD ST EVELYN STREET
RUTHVEN STREET
CAMPBELL ST MORT STREET
CAMPBELL STREET
TAYLOR ST
NEIL STREET
RUSSELL STREET
*The location, alignment and size of the above mapping features are intended to be indicative only. N
Legend PDA boundary Urban parkland network Integrated movement network Compact mixed land use Central parkland Outer Circulating Road Local park Low to medium density residential Primary access road Community use Cultural hub Secondary access road Central parklands gateway (Internal circulation roads) City frame Proposed pedestrian / cycle link Main street Place making Principal cycle network Activity Streets Gowrie Creek Railway line and safety edges East Creek Key crossing
21 Toowoomba Railway Parklands PDA | Development Scheme 3.4.2 Urban parkland as to enhance and be enhanced by Development recognises, enhances the parkland. and integrates with existing key network natural features of the PDA, such The PDAs urban parkland network 3.4.3 Place making as Gowrie and East Creeks and consists of accessible, connected, the mature trees of Mort Street and public open spaces and local parks, The PDA is characterised by Cathro Park. which are structured around a natural and built form place making regionally significant central parkland. elements. These elements are 3.4.4 Integrated defined by the PDA’s post-industrial, The urban parkland network indigenous and cultural heritage movement network incorporates respite and recreational and its relationship to the rail yards, areas to meet the needs of the The PDA is structured around an Gowrie and East Creeks.9 community. integrated movement network that The central parkland is a key place facilitates efficient, legible and safe The central parkland is the most making element providing highly multi-modal access throughout the significant component of the urban accessible open space designed to PDA, and connects efficiently with parkland network, incorporating reflect the PDA’s natural and post- external movement networks. a variety of passive and active industrial character and community recreational opportunities for both The integrated movement network values. local and regional users. The incorporates: central parkland provides a western Central parkland gateways reinforce ˶˶ Primary access roads that ‘bookend’ to the urban parkland the identity of the PDA, reflecting provide high level connections network with Queens Park forming natural and built form transitions to the PDA from the surrounding the eastern ‘bookend’ and Cathro/ in character between the central road network. These roads are Chalk Drive Park the link between parklands and adjoining mixed use in place and no new primary the two. urban areas and major infrastructure access roads are proposed; corridors. The refurbished Toowoomba Goods ˶˶ Secondary access roads that Shed is a defining feature of the Significant heritage sites and provide for movement within urban parkland network, designed features reinforce an industrial the PDA and link to the primary and used for a diverse mix of formal character and identity. These access roads. These roads are and informal community interaction, are reflected in high quality and in place and no new primary events, entertainment, education compatible architectural features, access roads are proposed; and boutique retail and business landscape design, streetscapes and opportunities. public art and through well designed ˶˶ Public transport routes that adaptive re-use10 development that provide access to and from the A high quality pedestrian / cyclist is compatible with the heritages PDA via the local bus network. connection will link the eastern values of these sites and features. No new bus routes are planned; and western sections of Campbell and Street through the Central Parkland, 9 For guidance refer to the Healthy spanning Gowrie Creek and the Waterways’ relevant guidelines found at http:// ˶˶ Pedestrian and cycle paths railway line. healthywaterways.org/resources providing active transport 10 Applicants should have regard to opportunities to and from and Development on land adjoining the Department of Environment and Heritage Protection guidelines entitled No prudent within the PDA. Additional cycle the Urban Parkland Network takes and feasible alternative, Developing heritage paths are proposed within advantage of the high level of places: using the development criteria and Archival recording of heritage places available the PDA as part of the further amenity it offers and is designed so at www.ehp.qld.gov.au.
22 Toowoomba Railway Parklands PDA | Development Scheme development of the principal cycle network throughout the Toowoomba region. A new pedestrian and cycle link will cross Gowrie Creek and the railway lines through the Central Parklands providing greater connectivity between land east and west of the railway line and in particular new residential development west of the railway line and east of Gowrie Creek.
23 Toowoomba Railway Parklands PDA | Development Scheme 3.5 PDA-wide 3.5.1 Site planning and f. orientates and integrates the land use public realm with open space criteria areas at ground level; Development will be supported g. provides for a range of housing The following criteria apply to all PDA where it: options that respond to different assessable development within the a. provides visual and/ or physical household types (including: PDA. Criteria are to be considered connections with significant families, singles, couples, when preparing and assessing PDA heritage sites, natural and built students, older people, group development applications. form character areas, the urban accommodation and people 14 The PDA-wide criteria should be parkland network, primary and with special needs) ; read in conjunction with the relevant secondary access roads and h. contributes to the creation of precinct provisions. activity streets; visual and physical connections The infrastructure plan and b. is designed and sited to between the central parklands implementation strategy may also be minimise any adverse amenity and primary and secondary relevant to the design and feasibility impacts generated by existing access roads and activity of development proposals. rail and road infrastructure and streets. Connections may be existing and planned land uses in the form of linear plazas, or More detail on complying with the within the surrounding area12; new streets with wide verges, PDA-wide criteria can be found in and may be a combination of the guidance materials referenced c. incorporates land uses that public and semi-public spaces, 11 where relevant . activate existing laneways and fronted onto and activated by promote engaging laneway engaging land uses and quality 13 environments ; built form interfaces; d. provides for a variety of i. minimises impacts on Gowrie built form and public realm Creek and East Creek where on outcomes designed to adjoining sites; and accommodate a range of residential, commercial, retail, j. provides for the continued use entertainment and community of existing rail lines and has activities; no detrimental effect on rail operations. e. provides sufficient landscaping, waste storage, car parking, access and circulation areas, in a manner that makes efficient use of land and resources;
12 Refer to State Development 11 Refer to the relevant PDA Assessment Provisions Supporting Information guidelines available at www.edq.qld.gov. Community Amenity (Noise) and Queensland au/resources/prioritydevelopment- areas- Development Code Mandatory Part 4.4 14 Refer to EDQ guidelines for guidelines-and-practice-notes.html. and Buildings in Transport Noise Corridors (QDC residential site planning, including Residential Council guidelines at www.toowoombarc.qld. MP4.4) 30 guideline (http://www.dilgp.qld.gov.au/ gov.au/railwayparklands. Guidelines should 13 For residential laneways, refer to resources/guideline/pda/guideline-01-res-30- be read in conjunctionwith the Land use plan, EDQ Practice Note no. 12 Rear Lanes:Design may2015.pdf) and Practice Note for Integrated Infrastructure plan and Implementation strategy and development at http://www.dilgp.qld.gov. residential development (http://www.dilgp.qld. and any other document or guideline called up au/resources/guideline/pda/practice-note-12- gov.au/resources/guideline/pda/practice-note- by the scheme. rear-lanes.pdf 03-integrated-residential-dev.pdf) 24 Toowoomba Railway Parklands PDA | Development Scheme 3.5.2 Built form and i. is consistent with building heights e. provide building setbacks16 that nominated in Map 5 (Building are sufficient to ensure the heritage heights plan) where the adjoining building: premises does not contain a New buildings and the reuse of i. does not dominate the dwelling; OR existing buildings will be supported street or neighbouring built where they: ii. is no more than 1 storey higher form; than the lowest adjoining a. use quality building materials ii. does not prejudice the residential building; OR to create visually interesting development of adjoining facades and rooflines; iii. is not greater than 10 storeys sites, and demonstrates exceptional b. demonstrate innovation iii. creates attractive and viable and superior design outcomes in design through the use communal spaces and for the city; of heritage place making landscaped areas at the elements15; d. are designed with open space front and rear of buildings; c. have a building height that: areas at ground level consisting and of landscaped areas and private iv. does not compromise or semi-public open space adjoining buildings’ access areas to provide for appropriate 15 Development should demonstrate to sufficient light and consideration of the requirements, standards breaks between buildings, site ventilation; and guidance identified in the Developing circulation, and deep planting; Heritage Places: Using the development criteria document, prepared by Department of f. provide opportunities to Environment and Heritage Protection, 2013, as overlook primary and secondary amended or replaced from time to time. access roads, activity streets or any part of the urban parkland network; g. are designed to be climate compatible and address impacts from sun, wind reflection and overshadowing; h. propose floor plates and ceiling heights of a size that allows for future adaptive re-use; i. conceal roof mounted telecommunication, plant and service structures from public spaces at ground level;
16 Refer to PDA guideline No. 07 Low Rise Buildings (http://www.dilgp.qld.gov.au/ resources/guideline/pda/guideline-07-low-rise- buildings-may2015.pdf) and PDA Guideline No.08 Medium and high rise buildings ( http:// www.dilgp.qld.gov.au/resources/guideline/ pda/guideline-08-med-high-rise-buildings- may2015.pdf)
25 Toowoomba Railway Parklands PDA | Development Scheme Map 5: Building heights plan
N Legend PDA Boundary 2 storeys
6 storeys
26 Toowoomba Railway Parklands PDA | Development Scheme j. are on a significant heritage site (refer to Schedule 3), and adaptively re-uses buildings and structures in a manner that respects and conserves the heritage values of the buildings and surrounding site whilst accommodating new building work, activities and land uses that are compatible with or enhance the heritage significance of each place and the surrounding precinct17; k. use windows and doors on ground level to provide visual and / or physical connections with significant heritage sites, natural and built form character areas, the urban parkland network, primary and secondary access roads and activity streets; l. provide fencing that contributes to privacy, screening, security and street character while maintaining a visual relationship between dwellings and public spaces; m. appropriately apply accessible housing principles where dwellings are proposed specifically for retirees and people with special needs18; and n. are of human scale where fronting public realm and streets. 17 Refer to Guideline: Developing heritage places for guidance on adaptive reuse - http://www.qld.gov.au/environment/land/ heritage/publications/” 18 Refer to PDA Guideline No. 02 Accessible Housing (http://www.dilgp.qld. gov.au/resources/guideline/pda/guideline-02- accessible-housing.pdf)
27 Toowoomba Railway Parklands PDA | Development Scheme 3.5.3 Access, e. provides car parking that k. provides ease of access and minimises visual impacts and is movement to and from open movement and car sleeved or screened from the space of the urban parklands parking street; network;
Development will be supported f. provides safe, legible and l. makes adequate provision to where it adequately19: separated pedestrian pathways connect with public transport through car parking areas; networks; a. promotes activity, movement and circulation along primary and g. promotes public transport use m. provides way finding and signage secondary access roads and to ease congestion and car to create coordinated, legible activity streets; dependency20; movement networks; b. manages impacts to existing h. provides car parking in n. allows safe crossing of railway road networks by minimising accordance with Table 1 – PDA lines21 and intersections by crossovers to primary and Car parking rates, ensuring providing legible treatment secondary access roads, and, each stage of development is of pavements, appropriate where possible, accesses sites serviced by sufficient car parks as signalisation and clear sight lines from the lowest order road; necessary; around crossing points; and c. services large sites via laneways, i. does not compromise efficiency, o. provides for pedestrian and within or under buildings sleeved function and convenience of use cycle movement on an alignment by useable floor space, or behind or capacity of the overall road between the eastern and western buildings; network; section of Campbell Street via a bridge over Gowrie Creek and d. provides vehicle manoeuvring j. contributes to streetscape works, operational rail lines. and parking that is safe and providing wide, landscaped and convenient for residents, workers, shaded pathways that preserve visitors and servicing; sight lines for safe access and movement;
Table 1: PDA car parking rates
Land Use Car Parking Rate Notes Accommodation activities 1 car park per one or two bedroom unit Where the applicant can provide technical 2 car parks per three bedroom unit assessment that demonstrates suitable
2 car parking provision for uses under this Business activities 1 car park per 50m category, the provision will be assessed by the Services, community and other uses As per technical assessment of car parking assessment manager based on relevant merit provision suitable to proposed use.
19 Refer to the Toowoomba Regional Planning Scheme - Planning Scheme Policy 20 End-of-trip bicycle facilities to be 21 The design, citing and operation of No 2. Engineering Standards – Roads provided in accordance with the Queensland any railway line crossing must be consistent and Drainage Infrastructure for standard Development Code Mandatory Part 4.1 — with the requirements of Queensland Rail as requirements other than car parking rates Sustainable Buildings. the railway manager.
28 Toowoomba Railway Parklands PDA | Development Scheme 3.5.4 Open space, c. enhances views to Gowrie f. minimises adverse impacts natural features and Creek and provides physical on receiving waters and links to the central parklands; appropriately manages public realm d. mitigates any adverse impacts stormwater through water sensitive urban design Development will be supported on natural features of the PDA 25 23 principles ; where it: including Gowrie Creek , East Creek24 and significant g. responds to the PDA’s post- a. delivers on the key outcomes landscape trees such as those industrial heritage and uses and design intentions identified in Mort Street; opportunities to integrate this in any applicable Council character through the public guidelines for the parklands e. retains existing endemic realm, landscape design and area22; vegetation in landscaping works and provides a site responsive public art; and b. contributes to publicly planting strategy that reflects h. provides adequate and suitable accessible open space and the highland subtropical nature communal and private open achieving the urban parkland of Toowoomba; space to meet the needs of network; occupants for privacy, relaxation and entertainment, and to accommodate visitors.
23 For guidance refer to the Healthy Waterways’ relevant guidelines found at http:// healthywaterways.org/resources 24 Activities or works within identified creeks may be considered waterway barrier works - refer to the Department of Agriculture 25 The environmental values and water and Fisheries guidelines available at www.daf. quality objectives are established under the 22 Council guidelines at www. qld.gov.au. Environmental Protection (Water) Policy (2009). toowoombarc.qld.gov.au/railwayparklands
29 Toowoomba Railway Parklands PDA | Development Scheme 3.5.5 Infrastructure and h. ensures that advertising devices27: public safety i. are aesthetically acceptable; Development will be supported ii. integrate into the design of where it: new and, where possible, a. is provided in an orderly renewed buildings; sequence to support uses and iii. are compatible with the works; precinct intents; and b. is connected to infrastructure iv. do not create a hazard to services at suitable capacity26, pedestrians, cyclists or including water supply, vehicular traffic; sewerage, stormwater, transport and movement networks, i. ensures that buildings and energy and telecommunications structures do not affect the networks; operational efficiency of nearby airports, and in particular, do c. provides sufficient waste not intrude into the Airport storage that is adequately Obstacle Limitation Surfaces, designed and located to avoid or contribute to the attraction of nuisance to adjoining premises birds and bats into the Wildlife and an unattractive appearance hazard buffer zones28; from the street; j. minimises adverse impacts on d. is sited, designed and amenity during construction, constructed to avoid, minimise particularly in relation to noise, or withstand the impacts of site traffic, air quality and waste; and constraints; k. provides safety and security e. ensures people and property of people and property are at minimal risk from potential through the application of hazards including flooding and Crime Prevention Through contaminated land; Environmental Design (CPTED) f. ensures finished floor levels are principles such as casual above the defined flood event; surveillance and sight lines, g. does not change the flood lighting and appropriate signage characteristics of the area, and wayfinding mechanisms. taking into account the cumulative impacts of surrounding development;
26 Refer to Toowoomba Regional Planning Scheme Works and Services Code, 27 Refer to Toowoomba Regional Integrated Water Cycle Management Code, Planning Scheme Advertising Devices Code. Planning Scheme Policy No.2 Roads and 28 Refer to Toowoomba Regional Drainage Standards, Planning Scheme Policy Planning Scheme Airport Environs Overlay No 3. Water and Wastewater Standards. Code (Bird and Bat Strike Area).
30 Toowoomba Railway Parklands PDA | Development Scheme not detrimentally affect the continued 3.6 Precinct operation of rail based activities. Provisions Preferred land uses include: Where in an existing building: Precinct provisions ̏̏Club provide guidance ̏̏Community use on where land uses ̏̏Educational establishment and development ̏̏Function facility ̏̏Indoor and outdoor sport and within the PDA are 3.6.1 Precinct 1 – recreation preferred, while Central precinct ̏̏Markets. supporting the Precinct intent Where associated with aforementioned use, and where in achievement of the Precinct 1 is primarily intended to an existing building: vision for the PDA. deliver the regionally significant Central Parkland. ̏̏Food and drink outlets Interim development will have regard The precinct will provide extensive ̏̏Shops to impacts on the longer term parklands and open spaces and will ̏̏Offices. development of the site and ensure include the rehabilitation of Gowrie the delivery of infrastructure and Creek. access and movement networks is The precinct supports integrated consistent with the PDA-wide criteria It will establish areas of intensified movement throughout the PDA, and precinct provisions. community activity through the in particular providing for a new refurbishment of the Toowoomba connection between the east and Precinct provisions should be read Goods Shed as a multi-purpose west extents of Campbell Street in conjunction with the PDA-wide venue used for a mix of formal and in the form of a pedestrian/cyclist criteria. informal community interaction, bridge spanning Gowrie Creek and events, entertainment, education the railway lines. and boutique retail and business These connections within the opportunities. In addition, the central parkland will be reinforced precinct will allow for ancillary land by linkages created by development uses and community facilities that in adjacent precincts. The Central directly support the utilisation of Parkland will complement the the parklands. Future community broader open space network, in use opportunities may be explored particular providing connectivity to for longer term uses of rail lands Queens Park via the Chalk Street if operational requirements for Park. the railway lines change. Non-rail activities in the precinct will be undertaken in a manner that does
31 Toowoomba Railway Parklands PDA | Development Scheme Preferred outcomes Development in Precinct 1 will: a. provide for the delivery of the Central Parklands, designed to integrate its historic and ongoing relationship to the railyards, indigenous and cultural heritage; b. allow the Toowoomba Goods Shed to be adapted for various community needs, events and functions; c. provide for ancillary business uses within the Toowoomba Goods Shed, including food and drink outlets, shops and offices. Such uses may be temporary in nature and can adapt to seasonal and day/ night variances as required; d. allow for the continued use of the Toowoomba Railway Station as a mixed use dining, function and activity node for residents, visitors and the general community; e. where on decommissioned railway land, be compatible with: i. the community use function of the Central Parklands, and h. provide an attractive, vegetated j. ensure car parking is provided interface between the Central to service the regional nature of ii. the function and operation of Parklands and outer circulating the Central Parklands and the the adjoining railway. road; range of uses that may operate within the Toowoomba Goods f. preserve and enhance the i. provide a safe and legible Shed and Toowoomba Railway function, natural features and pedestrian and cycle access Station; character of Gowrie Creek, over the railway lines at the g. provide opportunities for public western Central Parklands k. provide way finding and signage access and interaction with gateway, connecting to for the Central Parklands Gowrie Creek; Campbell Street; with particular emphasis on
32 Toowoomba Railway Parklands PDA | Development Scheme identifying and navigating l. incorporate safe and identifiable m. ensure the parklands are entry and exit via the access gateways that contribute to the designed, constructed and gateways, its features and overall legibility and movement maintained to ensure the safety landmarks and adjoining within the Central Parkland; and of users, including suitable precincts, as well as safety lighting, legible path networks information where necessary; and appropriate landscaping.
Table 2: Precinct 1 Levels of assessment Exempt development* PDA self-assessable development PDA assessable development
Column 1 Column 2 Column 3a Column 3b Permissible Development Prohibited Development
All development mentioned in Nil. All development, including ̏̏Air services Schedule 1. development not defined ̏̏Bulk landscape supplies in Schedule 2, other than ̏̏Cemetery Any of the following uses where development mentioned in ̏̏Crematorium within an existing building and: Schedule 1 or Column 1, 2 or ̏̏Detention facility 1. no more than 25m2 additional 3b. ̏̏Extractive industry floor space is proposed; or ̏̏High impact industry ̏̏Medium impact industry 2. where a PDA significant ̏̏Motor sport facility heritage site (see schedule 3) no ̏̏Outdoor sales additional GFA is proposed ̏̏Outstation ̏Relocatable home park ̏̏Community use ̏ ̏Special industry ̏̏Food and drink outlet ̏ ̏Wholesale Nursery ̏̏Function facility ̏ ̏̏Indoor sport and recreation ̏̏Major sport and recreation and and entertainment facility ̏̏Market ̏̏All Rural activities ̏̏Nightclub entertainment facility ̏̏Park, other than where for operational works ̏̏Place of worship ̏̏Shop ̏̏Substation ̏̏Telecommunications facility ̏̏Theatre ̏̏Tourist attraction ̏̏Utility installation.
* Where development does not meet exemption criteria as stated in Column 1 it becomes PDA assessable development.
33 Toowoomba Railway Parklands PDA | Development Scheme and integrated movement across the conserves their cultural heritage outer circulating road to the Central significance and preserves the Parklands and support connectivity fine grained, historic built form to Queens Park via the Chalk Street character, whilst also allowing Park. new uses supported by their proximity to the CBD; Identified preferred land uses include: e. rehabilitate both Gowrie Creek and East Creek; ̏̏Business activities, in particular: f. upgrade the existing laneways ˶˶ Food and drink outlet of Olcott and Woodward Lanes 3.6.2 Precinct 2 – City ˶˶ Office to provide opportunities for link precinct ˶˶ Shop business activities (such as food and drink outlets; dining; Precinct intent ̏̏Multiple dwelling studios and workshops; or for Precinct 2 will provide an important ̏̏Short-term accommodation. temporary events) whilst also link between the PDA and providing necessary service Toowoomba CBD. In particular the Preferred outcomes access; precinct will provide a mix of built Development in Precinct 2 will: g. promote pedestrian and cycling form, land uses and streetscape connectivity between: a. contribute to the amenity treatments that connect and and convenience of its CBD ˶˶ the Central Parklands, Cathro integrate with the CBD core. locality through a mix of uses Park and Queens Park by The precinct will provide for street and building forms with active orientating active use areas activating commercial uses located ground floor frontages; at ground level along key access b. upgrade and activate Russell roads and mixed use laneways. Street and Ruthven Streets, to New medium density residential reinforce the PDA’s connectivity development is encouraged above to the CBD through comfortable ground floor level however new pathways and activated ground development is not required to floors; include a residential component. c. provide buildings that are built Prominent corners on Russell to front boundary along Ruthven and Ruthven Streets provide Street and Russell Street, or an opportunity for buildings have a maximum front setback that promote place identity and of 3m for sites fronting other landmarks within the precinct. roads; Precinct 2 will continue to provide a d. adaptively re-use heritage variety of business activities through buildings29 in the PDA (refer to development which encompasses Schedule 3) in a manner that new and refurbished buildings, along Russell and Ruthven Streets. 29 Refer to Developing heritage places Guideline (http://www.ehp.qld.gov.au/ The precinct will provide for the safe assets/documents/land/heritage/gl-heritage- development.pdf)
34 Toowoomba Railway Parklands PDA | Development Scheme towards Cathro Park and the h. optimise visual connectivity with ˶˶ views from Ruthven Street Chalk Street Park, and the urban parkland network and along Piper Street to preserve in particular: views to the Toowoomba ˶˶ Woodward Lane and Cathro Railway Station; and Park; ˶˶ where adjoining Gowrie Creek, East Creek and Cathro Park. Table 3: Precinct 2 Levels of assessment Exempt development* PDA self-assessable development PDA assessable development
Column 1 Column 2 Column 3a Column 3b Permissible Development Prohibited Development
Park, excluding for operational Caretaker’s accommodation All development, including ̏̏Air services works. where complying with the development not defined ̏̏Bulk landscape supplies relevant PDA self-assessable in Schedule 2, other than ̏̏Cemetery All development mentioned in provisions in Schedule 4. development mentioned in ̏̏Crematorium Schedule 1. Schedule 1 or Column 1, 2 or ̏̏Detention facility Home based business where 3b. ̏̏Extractive industry Any of the following uses where complying with the relevant ̏̏High impact industry within an existing building and: self-assessable provisions in the ̏̏Medium impact industry 2 Planning Scheme#. 1. no more than 25m additional ̏̏Motor sport facility floor space is proposed; or ̏̏Outdoor sales 2. where a PDA significant ̏̏Outstation heritage site (see schedule 3) no ̏̏Relocatable home park additional GFA is proposed ̏̏Special industry ̏̏Wholesale nursery ̏̏Adult store and ̏̏Bar ̏̏Club ̏̏All Rural activities ̏̏Community care centre ̏̏Community use ̏̏Dwelling unit (and if not located on the ground floor) ̏̏Education establishment ̏̏Food and drink outlet ̏̏Function facility ̏̏Hardware and trade supplies ̏̏Health care services ̏̏Hotel ̏̏Low impact industry ̏̏Nightclub entertainment facility ̏̏Office ̏̏Place of worship ̏̏Service industry ̏̏Shop ̏̏Shopping centre ̏̏Showroom ̏̏Theatre ̏̏Tourist attraction ̏̏Veterinary services.
*Where development does not meet exemption criteria as stated in Column 1 it becomes PDA assessable development. #Refer to the self-assessable provisions of the Toowoomba Regional Planning Scheme - Home Based Business Use Code.
35 Toowoomba Railway Parklands PDA | Development Scheme Similarly, development should be Preferred outcomes sensitive to features of the Defiance Development in Precinct 3 will: Flour Mill and Toowoomba Foundry a. provide local convenience and carried out in a manner that commercial and retail activities preserves and celebrates the that do not compete with the physical and cultural historical CBD. In particular, development qualities of these places. in this precinct may provide Interim uses may be appropriate a single supermarket not in Precinct 3. Appropriate interim exceeding a GFA of 1,500m² as uses for the precinct include garden part of a shopping centre with centre, market, indoor or outdoor a total GFA of not more than 3.6.3 Precinct 3 – sports and recreation. 2,000m²; Ruthven Street Identified preferred land uses b. be built to front boundary on include: sites fronting Ruthven Street, and to a maximum setback Precinct intent ̏̏Business activities, in particular: Precinct 3 is characterised by of 3m for sites fronting other large consolidated land holdings; ˶˶ Food and drink outlet roads; redevelopment of these will provide ˶˶ Office c. where on identified heritage important connections from the ˶ Shop, where not a supermarket sites (refer to Schedule 3), and existing road network through to the ˶ greater than 1,500m2, or a in particular the Defiance Flour Central Parklands and broader PDA. department store Mill and Toowoomba Foundry This precinct will provide a mix of sites: ˶ Shopping Centre, where not uses, predominantly comprised ˶ greater than 2,000m2 ˶˶ adapt and re-use where of medium density dwellings with possible the mill silo structures supporting retail, commercial and ˶˶ Showroom for appropriate commercial, business activities that provide ̏̏Multiple dwelling community, or residential uses activity along Ruthven Street. or as a public art feature; and ̏̏Short-term accommodation. Commercial and business activities ˶˶ retain brick facades along west of Ruthven Street include a mix Ruthven Street, with car parking of activities that: or new buildings sleeved behind i. service the needs of the the facades; residents of the precinct and the broader PDA, and ii. small businesses of a retail and service industrial nature offering employment opportunities within the PDA. Development should be sympathetic to identified significant heritage sites (refer to Schedule 3), prominent corner elevations and view corridors.
36 Toowoomba Railway Parklands PDA | Development Scheme ˶˶ not destroy or substantially reduce the cultural heritage significance unless there is no prudent or feasible alternative;
d. where on the Gasworks site, incorporate elements into site, building and landscape design that represent the historical significance of the site, including the re-erection of a portion of the site’s former chimney30 to communicate the site’s operation and importance to Toowoomba’s industrial history; e. maintain visual connectivity to the Central Parklands; f. provide suitable mitigation of noise and pollution impacts from rail operations, particularly where development is carried out adjacent to the railway corridor31; and g. pedestrian and bicycle connectivity across railway line/s between Campbell St and Mort St.
30 The location of this feature is to be agreed between Council and the owner in writing. 31 Refer to State Development Assessment Provisions Supporting Information Community Amenity (Noise) and Queensland Development Code Mandatory Part 4.4 Buildings in Transport Noise Corridors (QDC MP4.4)
37 Toowoomba Railway Parklands PDA | Development Scheme Table 4: precinct 3 Levels of assessment Exempt development* PDA self-assessable development PDA assessable development
Column 1 Column 2 Column 3a Permissible Column 3b Prohibited Development Development
Park, excluding for operational Caretaker’s accommodation All development, including ̏̏Air services works. where complying with the development not defined ̏̏Bulk landscape supplies relevant PDA self-assessable in Schedule 2, other than (where not an interim use) All development mentioned in provisions in Schedule 4. development mentioned in ̏̏Cemetery Schedule 1. Schedule 1 or Column 1, 2 or ̏̏Crematorium Home based business where 3b. ̏̏Detention facility Any of the following uses where complying with the relevant ̏̏Extractive industry within an existing building and: self-assessable provisions in the ̏̏High impact industry 2 Planning Scheme#. 1. no more than 25m additional ̏̏Medium impact industry floor space is proposed; or ̏̏Motor sport facility 2. where a PDA significant ̏̏Outdoor sales heritage site (see schedule 3) no ̏̏Outstation additional GFA is proposed ̏̏Relocatable home park ̏̏Special industry ̏̏Adult store ̏̏Wholesale nursery ̏̏Bar and ̏̏Club ̏̏Community care centre ̏̏All Rural activities ̏̏Community use ̏̏Dwelling unit (and if not located on the ground floor) ̏̏Education establishment ̏̏Food and drink outlet ̏̏Garden centre ̏̏Health care services ̏̏Hotel ̏̏Indoor sport and recreation ̏̏Market ̏̏Office ̏̏Place of worship ̏̏Residential care facility ̏̏Retirement facility ̏̏Rooming accommodation ̏̏Service industry ̏̏Short term accommodation ̏̏Substation ̏̏Telecommunications facility ̏̏Tourist attraction ̏̏Utility installation ̏̏Veterinary services.
*Where development does not meet exemption criteria as stated in Column 1 it becomes PDA assessable development. #Refer to the self-assessable provisions of the Toowoomba Regional Planning Scheme - Home Based Business Use Code.
38 Toowoomba Railway Parklands PDA | Development Scheme the east with buildings on Mort d. provide suitable mitigation of Street being low in height and noise and pollution impacts density, reflecting the existing from rail operations, particularly development on the west side of where development is carried out Mort Street. adjacent to the railway corridor32. Intensification of residential dwellings in the area will be combined with 32 Refer to State Development opportunities for home-based Assessment Provisions Supporting Information businesses. Low scale interim uses Community Amenity (Noise) and Queensland may also be considered in the Development Code Mandatory Part 4.4 Buildings in Transport Noise Corridors (QDC Precinct, such as a garden centre or MP4.4) market. 3.6.4 Precinct 4 – Mort Identified preferred land uses Street include:
̏̏Community use Precinct Intent Precinct 4 will continue to maintain ̏̏Dual occupancy a strong neighbourhood character ̏̏Home-based business whilst also providing opportunities ̏̏Multiple dwelling for new development and renewal to accommodate a more diverse range ̏̏Residential dwelling of residential dwellings. ̏̏Short-term accommodation. This precinct will predominantly provide a mix of low and medium density residential outcomes, Preferred outcomes optimising its elevated location to Development in Precinct 4 will: capture views across the Central a. provide a mix of low and Parklands and the city. medium density residential The precinct’s proximity to the dwelling typologies, including cultural and local retail focus of integrated housing, loft, row Precinct 5 and its proximity to the and terrace housing, among Central Parklands, creates a high other more traditional detached quality, appealing, inner city living and attached dwelling housing; opportunity within the PDA. Tree b. provide buildings that are built lined streets, character buildings and to a maximum front setback of comfortable, legible access through 4m; the precinct to key destinations c. preserve and enhance the such as the railway station, Central tree lined streetscape of Mort Parklands and CBD core will Street through streetscape promote this appeal further. works, built form setbacks and Building heights and densities will the preservation of significant increase from Mort Street towards landscape trees;
39 Toowoomba Railway Parklands PDA | Development Scheme Table 5: Precinct 4 Levels of assessment Exempt development* PDA self-assessable development PDA assessable development
Column 1 Column 2 Column 3a Permissible Column 3b Prohibited Development Development
Park, excluding for operational Caretaker’s accommodation All development, including ̏̏Air services works. where complying with the development not defined ̏̏Bulk landscape supplies relevant PDA self-assessable in Schedule 2, other than (where not an interim land Any of the following uses where provisions in Schedule 4. development mentioned in use) within an existing building and: Schedule 1 or Column 1, 2 or ̏̏Cemetery Home based business where 2 3b. ̏̏Crematorium 1. no more than 25m additional complying with the relevant ̏̏Detention facility floor space is proposed; or self-assessable provisions in the ̏̏Extractive industry Planning Scheme#. 2. where a PDA significant ̏̏High impact industry heritage site (see schedule 3) no ̏̏Medium impact industry additional GFA is proposed ̏̏Motor sport facility ̏Outdoor sales ̏̏Adult store ̏ ̏Outstation ̏̏Bar ̏ ̏Relocatable home park ̏̏Club ̏ ̏Special industry ̏̏Community care centre ̏ ̏Wholesale nursery. ̏̏Community use ̏ ̏̏Dwelling unit (and if not located on the ground floor) and ̏̏Education establishment ̏̏Food and drink outlet ̏̏All Rural activities ̏̏Garden centre ̏̏Health care services ̏̏Hotel ̏̏Indoor sport and recreation ̏̏Market ̏̏Office ̏̏Place of worship ̏̏Residential care facility ̏̏Retirement facility ̏̏Rooming accommodation ̏̏Short term accommodation ̏̏Substation ̏̏Telecommunications facility ̏̏Tourist attraction ̏̏Utility installation ̏̏Veterinary services.
*Where development does not meet exemption criteria as stated in Column 1 it becomes PDA assessable development. #Refer to the self-assessable provisions of the Toowoomba Regional Planning Scheme - Home Based Business Use Code.
40 Toowoomba Railway Parklands PDA | Development Scheme Identified preferred land uses Preferred outcomes include: Development in Precinct 5 will: ̏̏Business activities, in particular: a. provide business activities that support: ˶˶ Hotel ˶ artisan, cultural, hotel and dining ˶˶ Food and drink outlet ˶ activation in Railway Street, and ˶˶ Function facility ˶˶ event activities carried out at ˶˶ Office the Toowoomba Railway Station ˶˶ Shop, where not a supermarket and entertainment venues in the greater than 1,500m2. precinct;
3.6.5 Precinct 5 – ˶˶ Community use b. provide a mix of medium Railway Street ˶˶ Multiple dwelling density residential dwelling typologies throughout the ˶˶ Short-term accommodation. precinct; Precinct Intent Precinct 5 will encourage a boutique commercial mixed use environment with a strong cultural representation through uses such as artisan studios, dining and gallery uses. The precinct’s interface with Russell Street and proximity to the Central Parklands provides opportunities for commercial renewal focussing on entertainment. The existing business and activity cluster along Railway Street (in conjunction with the Toowoomba Railway Station) will continue to operate and reinforce its role as a cultural and entertainment node. A mixture of uses providing activity along Railway Street is supported. Medium density dwellings are encouraged above ground floor level throughout this precinct. New linkages will connect Campbell Street through to the Central Parklands.
41 Toowoomba Railway Parklands PDA | Development Scheme c. provide buildings that are built Toowoomba Goods Shed to front boundary on sites and the Toowoomba Railway located on Railway Street and Station, through efficiently Russell Street, or to a minimum designed on-street car parking setback of 4m for sites fronting along Railway Street; other roads; f. provide any new roads d. preserve and enhance the proposed to service new tree lined streetscape of Mort development in the precinct; Street through streetscape and works, built form setbacks and g. provide suitable mitigation of the preservation of significant noise and pollution impacts landscape trees; from rail operations, particularly e. supplement car parking supply where development is carried to support a coordinated out adjacent to the railway solution for requirements of corridor33. the Central Parklands, the
33 Refer to State Development Assessment Provisions Supporting Information Community Amenity (Noise) and Queensland Development Code Mandatory Part 4.4 Buildings in Transport Noise Corridors (QDC MP4.4)
42 Toowoomba Railway Parklands PDA | Development Scheme Table 6: Precinct 5 Levels of assessment Exempt development* PDA self-assessable development PDA assessable development
Column 1 Column 2 Column 3a Permissible Column 3b Prohibited Development Development
Park, excluding for operational Caretaker’s accommodation All development, including ̏̏Air services works. where complying with the development not defined ̏̏Bulk landscape supplies relevant PDA self-assessable in Schedule 2, other than (where not an interim land Any of the following uses where provisions in Schedule 4. development mentioned in use) within an existing building and: Schedule 1 or Column 1, 2 or ̏̏Cemetery Home based business where 2 3b. ̏̏Crematorium 1. no more than 25m additional complying with the relevant ̏̏Detention facility floor space is proposed; or self-assessable provisions in the ̏̏Extractive industry Planning Scheme#. 2. where a PDA significant ̏̏High impact industry heritage site (see schedule 3) no ̏̏Medium impact industry additional GFA is proposed ̏̏Motor sport facility ̏Outdoor sales ̏̏Adult store ̏ ̏Outstation ̏̏Bar ̏ ̏Relocatable home park ̏̏Club ̏ ̏Special industry ̏̏Community care centre ̏ ̏Wholesale nursery ̏̏Community use ̏ ̏̏Dwelling unit (and if not located on the ground floor) and ̏̏Education establishment ̏̏Food and drink outlet ̏̏All Rural activities ̏̏Garden centre ̏̏Health care services ̏̏Hotel ̏̏Indoor sport and recreation ̏̏Market ̏̏Office ̏̏Place of worship ̏̏Residential care facility ̏̏Retirement facility ̏̏Rooming accommodation ̏̏Short term accommodation ̏̏Substation ̏̏Telecommunications facility ̏̏Tourist attraction ̏̏Utility installation ̏̏Veterinary services.
*Where development does not meet exemption criteria as stated in Column 1 it becomes PDA assessable development. #Refer to the self-assessable provisions of the Toowoomba Regional Planning Scheme - Home Based Business Use Code.
43 Toowoomba Railway Parklands PDA | Development Scheme
Infrastructure plan 4 Infrastructure Plan
Development in the Map 6: Infrastructure requirements plan Toowoomba Railway Parklands PDA (PDA) will be supported through the provision of appropriate infrastructure.
The purpose of the infrastructure plan is to:
̏̏ Integrate infrastructure with the land use plan
̏̏ Ensure that infrastructure is cost effective
̏̏Provide transparency regarding infrastructure required to support development of the PDA
̏̏ Outline funding mechanisms for the required infrastructure.
N Legend
PDA BOUNDARY central Parklands stormwater pipe
46 Toowoomba Railway Parklands PDA | Development Scheme 4.1 Infrastructure requirements
Infrastructure required to service projected development yields within the PDA can be categorised as either network infrastructure or non-network infrastructure.
4.1.1 Network infrastructure
Network infrastructure is land and/or works for the following five networks that is identified in Table 7 and shown on Map 6:
̏̏Water supply
̏̏Sewerage
̏̏Transport
̏̏Public parks and land for community facilities
̏̏Stormwater quantity.
Table 7: PDA Network Infrastructure Requirements Infrastructure Description of works Estimated Estimated cost timing
Water supply ̏̏No new network water supply infrastructure has been identified as being required to service N/A N/A the projected development yields within the PDA
Sewerage ̏̏No new network wastewater infrastructure has been identified as being required to service N/A N/A the projected development yields within the PDA
Transport ̏̏No new network transport infrastructure has been identified as being required to service the N/A N/A projected development yields within the PDA
Stormwater ̏̏Pipe, Corner Ruthven Street and Campbell Street to Gowrie Creek TBA TBA quantity
Public parks Central Parklands network infrastructure: $46.5million# TBA and land for community ̏̏Bulk earthworks including remedial works $7.8million facilities ̏̏Pedestrian, cycle and service vehicles access paths that provide circulation and connectivity $1.3million ̏̏Bridges for pedestrians and cyclists $7.1million ̏̏Site works including park embellishments, landscaping, amenities and buildings $14.1million ̏̏Goods Shed refurbishment $10million ̏̏Rehabilitation of Gowrie Creek $1million
#Total, including contingencies.
*Costs are preliminary estimates only and are subject to change.
47 Toowoomba Railway Parklands PDA | Development Scheme 4.1.2 Non-network infrastructure
Non-network infrastructure is the lower order infrastructure which generally services one development or connects development to the wider network infrastructure. Non-network infrastructure will be provided by the developer, in accordance with the relevant responsible entity’s requirements. New non-network infrastructure required to service projected development within the PDA is identified in Table 8.
Table 8: non-network Infrastructure Required to service Toowoomba Railway Parklands PDA Infrastructure Description of works
Water supply Reticulation infrastructure which connects To be provided at the time development is development to Toowoomba Regional Council’s water undertaken. supply network infrastructure to be identified at time of development. Sewerage Reticulation infrastructure which connects To be provided at the time development is development to Toowoomba Regional Council’s undertaken. sewerage network infrastructure to be identified at time of development. Transport Transport infrastructure including: ̏̏Intersections / upgrades ̏̏Minor streets / upgrades ̏̏Bicycle and pedestrian paths ̏̏Linear plazas with wide verges, embellished with high quality pavement treatments, public furniture and shelters ̏̏Streetscaping ̏̏Set down station for buses and taxis
Details of this infrastructure will be identified at time of development. Stormwater Stormwater quality and quantity management To be provided at the time development is infrastructure not identified as stormwater network undertaken. infrastructure. Details of this infrastructure will be identified at time of development. Public parks and land for Park embellishments. Details of this infrastructure will To be provided at the time development is community facilities be identified at time of development. undertaken.
4.2 Desired Standards of Service
Infrastructure within the PDA must be supplied in accordance with Toowoomba Regional Council’s desired standards of service and other design standards.
48 Toowoomba Railway Parklands PDA | Development Scheme 4.3 Infrastructure Funding
4.3.1 Network infrastructure
Network infrastructure will be funded through the following mechanisms:
̏̏infrastructure charges collected by Toowoomba Regional Council using its applicable charges resolution; and
̏̏other local, state and federal government funding.
A condition may be placed on a PDA development approval requiring the supply of network infrastructure. If such a condition has been placed on a PDA development approval, then the cost of the network infrastructure to be supplied can be offset against the infrastructure charge applicable to the PDA development approval. If the cost of the network infrastructure required to be supplied under the condition is more than the amount of the infrastructure charge applicable to the development approval, the applicant may be eligible to have the difference between the cost of the network infrastructure and the amount of the infrastructure charge refunded. Offsets and refunds will be administered in accordance with the Toowoomba Railway Parklands PDA Infrastructure Charges Offset Plan (ICOP).
4.3.2 Non-network infrastructure
Non-network infrastructure will be funded through PDA development approval conditions for the supply of non-network infrastructure. A condition requiring the supply of non-network infrastructure must:
̏̏be relevant to, but not an unreasonable imposition on, the development or use of premises as a consequence of the development; or
̏̏be reasonably required in relation to the development or use of premises as a consequence of the development.
If a condition has been placed on a PDA development approval requiring the supply of non-network infrastructure, the applicant is not entitled to have the cost of the non-network infrastructure offset against the infrastructure charge applicable to the PDA development approval nor the cost of the non-network infrastructure refunded.
49 Toowoomba Railway Parklands PDA | Development Scheme 4.4 Infrastructure Charges
Infrastructure charges for a development within the PDA will be imposed as a condition of a PDA development approval. As stipulated by EDQ’s Infrastructure Funding Framework, infrastructure charges for development within the PDA will be calculated in accordance with Council’s infrastructure charges resolution and administered in accordance with the Toowoomba Railway Parklands PDA Infrastructure Charges Offset Plan (ICOP).
4.5 Infrastructure Agreements
An applicant may enter into an infrastructure agreement to address the infrastructure requirements of this infrastructure plan.
50 Toowoomba Railway Parklands PDA | Development Scheme 51 Toowoomba Railway Parklands PDA | Development Scheme
Implementation strategy 5 Implementation Strategy
The Economic The Implementation Strategy for the Toowoomba Railway Parklands PDA Development Development scheme fulfils this Act 2012 (the requirement by identifying a suite of actions that support the achievement Act) requires a of the vision for the PDA and Development support the delivery of economic development and development for scheme to include community purposes within the PDA. an Implementation The strategy focuses on five key Strategy to “achieve areas of implementation: 1 Objective 1 – Maximise market the main purposes of appeal and private sector the Act for this area, investment potential to the extent that 2 Objective 2 – Support overall CBD performance they are not achieved 3 Objective 3 – Support by the Land Use Toowoomba’s regional economy Plan for the plan for 4 Objective 4 – Maximise integrated and efficient transport options for infrastructure”. the CBD 5 Objective 5 – Minimise risk of flooding and damage to people and property
54 Toowoomba Railway Parklands PDA | Development Scheme Short-term Actions Objective 1 – Maximise market 1 Branding and marketing strategy appeal and private sector for the precinct as part of a broader targeted investment investment potential attraction strategy for the precinct (that has strong linkages to the broader CBD initiatives as Context outlined below) that drives ongoing Development in the PDA will be dependent on property market influences investment in the wider PDA to achieve the vision for the PDA and create an appealing, liveable inner city precinct. area. Specifically the vision will be supported through a more mature attached dwelling market. Increasing the market appetite for townhouse and apartment 2 Implement a dedicated living will support higher quality, higher density residential outcomes and governance body to champion will help contribute to community activity, local population catchments, and the PDA and to implement, further investment capture. manage and monitor branding and marketing strategies. Such A strategy for driving both public and private investment will be required governance will ensure integration to facilitate the most cost effective delivery strategy and within the earliest with private sector expertise possible timeframes. to streamline development processes, in accordance with Responsibility expected demand and catalyst A significant catalyst to increasing market appeal, is expected to be the infrastructure delivery. delivery of amenity and infrastructure to the PDA, and in particular the construction of the Central Parklands. Long-term Actions However it will also require a broader change in the regional markets to 3 Develop a process that is akin to a perpetuate the buyer appetite for attached dwellings. city architect to guide and assess significant development proposals Some responsibility for this will be Council’s: in delivering core infrastructure, for high quality urban outcomes, not just to the PDA, but in other intensification opportunity areas, such that and for iconic buildings, for demand can be stimulated for the general Toowoomba market. superior design outcomes. It is acknowledged that the other influences on driving market demand will be natural population growth, available supply of detached dwellings in the region, and commercially viable development conditions, which include suitable planning frameworks. The following actions are required to ensure market demand for the development outcomes of the PDA are present or strategically implemented.
55 Toowoomba Railway Parklands PDA | Development Scheme Shorter-term Actions Objective 2 – Support overall CBD 1 Establish a monitoring process of performance CBD intervention and performance as a mechanism for Council decision making on spending and Context priority works, incorporating: A CBD performance strategy needs to be implemented to ensure synergies ˶˶ An agreed criteria of are maximised with regard to retailing, circulation and activation for the core measurement and survey CBD precincts being the Ruthven Street main street, Grand Central shopping process; centre, and the PDA. Growth and renewal in the PDA will help to perpetuate visitation and circulation of CBD areas. This will ensure the PDA is fully ˶˶ Identification of a rigorous integrated as an extension of the CBD and development renewal will benefit process for further the Toowoomba CBD in entirety and as such, the Toowoomba region. measurement; ˶˶ Reporting process and Responsibility recommendations action. Strategic management of the CBD does not currently exist in any formal governance structure, and this is a responsibility that will require leadership, 2 Create activity and engagement in possibly from Council, and commitment from private industry, being local CBD spaces through the delivery businesses. of interventions, such as: The following actions are identified for the implementation of strategic ˶˶ Small and large scale events management of the CBD for strong commercial activation of the CBD. ˶˶ Pop-up cultural installations ˶˶ Business development educational forums
˶˶ Temporary tenancy agents for the activation of vacant CBD spaces
3 Develop a business case to make recommendations for key interventions for commercial activation, to be initiated by Council, such as:
˶˶ Local first campaigns ˶˶ Business improvement district program
˶˶ Centre improvement programming
˶˶ Property assistance programs.
56 Toowoomba Railway Parklands PDA | Development Scheme 4 Develop and reinforce the commercial identity of the CBD and the PDA, as a new extension to the CBD. This should be developed early to ensure that a consistent message is provided to the business community, the region and potential investors. This may be achieved through:
˶˶ Delivery of a coordinated and identifiable place making strategy for the CBD
˶˶ Branding and marketing ˶˶ Coordinated retail/ commercial planning, development and investment strategy
Longer-term Actions 5 Investigate the establishment of a dedicated governance body to champion the CBD as a place manager, in particular to manage any business case recommendations on most viable interventions or CBD place strategies.
57 Toowoomba Railway Parklands PDA | Development Scheme Shorter-term Actions Objective 3 – Support 1 Identify funding opportunities for Toowoomba’s regional economy the development of the Central Parklands. 2 Identification of linkages to Context broader region-wide economic Early recognition of the PDA as a regional asset will enhance Toowoomba’s development strategy. image as a prosperous, exciting regional centre. Along with high quality renewal and development in the PDA, tourism and visitation to Toowoomba 3 Events policy and coordination that can be cultivated. Growth in commercial uses, response to residential promotes the region and cross- needs and sensitive use of community spaces within the PDA that reflect promotes the PDA and CBD at the the regional economies, will reinforce regional values for the benefit of same time. Toowoomba’s economy, population growth, its tourism and investment 4 Provide a new and wider variety of attraction. The development of the Central Parklands will support achieving housing for Toowoomba Residents these objectives by providing a regionally significant recreational resource with accompanying inner city adjacent to the CBD that connects with existing and planned transport amenity to make the Area a networks. desirable residential precinct. Construction, agricultural production, health care and education, are 5 Support enhanced Tourism prominent economic drivers in Toowoomba and should be a preliminary opportunities across the region consideration for efficient and sustainable development uses and activity. In and the PDA. This could be particular the renewal of the PDA and development of the Central Parklands through a program to drive the will be strategic in promoting visitation and migration attraction through development and delivery of exemplary development, regional community assets and accessible heritage tourism related projects and features. In turn, the strengthening of Toowoomba’s regional position will initiatives for the PDA. promote greater investment in the PDA.
Responsibility Support for Toowoomba’s regional economy will be an outcome of Council policy and private industry acumen. A combination of strategic frameworks that promote valuable regional economies, and awareness building of the supply chain opportunities, or other indirect development opportunities will see the objective reached. The following actions are identified for the implementation of support strategies to the regional economy.
58 Toowoomba Railway Parklands PDA | Development Scheme Shorter-term Actions Objective 4 – Maximise integrated 1 Planning for public transport and efficient transport options for networks recognises the PDA transit node and Central Parklands the CBD gateways as key destinations. 2 Develop a business case for the Context continuation of public works from An efficient public transport network will be paramount to achieving integrated the CBD north along Ruthven transport in the PDA and optimising connectivity to and between different Street and west along Russell CBD destinations. A city–wide transport strategy may be invigorated through Street, and further connecting into the development of key destinations, links and population growth within the the central parklands, and promote PDA, as critical catchments or infrastructure are realised. to relevant land owners. For the effective integration of transport options for Toowoomba, and the Longer-term actions PDA, the orderly sequencing of infrastructure nodes, crossings and strategies 3 Investigate opportunities for the must be coordinated with CBD outcomes and commitments. use of the existing rail corridor for passenger services, light rail or Responsibility other transport modes to service City-wide transport network planning is a joint responsibility of Council and inner city Toowoomba should the the State Government, however certain gains will be made in the timely existing use of this land for rail development of private lands that are instrumental in creating particular links, operations no longer be required. connections, or upgrades as they develop. The following actions are identified for the implementation of integrated and efficient transport options for the CBD.
59 Toowoomba Railway Parklands PDA | Development Scheme
Schedules 6 Schedules
6.1 Schedule 1 PDA-wide exemptions
General Development prescribed in Schedule 4 of the Sustainable Planning Regulation 2009, other than Table 2, item 2 and Table 5, item 5. Building work Minor building and demolition work, where not involving PDA significant heritage - refer to Schedule 3. Carrying out building work associated with a material change of use that is PDA exempt or self-assessable development. Carrying out building work and demolition work where: ̏̏associated with an approved material change of use; and ̏̏not involving a heritage place PDA significant heritage - refer to Schedule 3. Reconfiguring a lot Subdivision involving road widening and truncations required as a condition of a PDA 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 meters where not involving PDA significant heritage - refer to Schedule 3. Excavating or filling where not on a PDA significant heritage site where: ̏̏any level or part of the site would change by less than 1 metre; and ̏̏not exceeding 50m3 of volume. Where carried out by or on behalf of Toowoomba Regional Council or a public sector entity for: ̏̏clearing vegetation; or ̏̏the decontamination of land; or ̏̏waterway barrier works. Carrying out operational work that is the placing of advertising devices where not involving PDA significant heritage - refer to Schedule 3 if: ̏̏the total area of proposed signage does not exceed 5m²; ̏̏attached, parallel to and not projecting beyond the outer limits of a front fence or the wall of a building; ̏̏not illuminated or only illuminated by baffled lights; and ̏̏comprising no more than two signs. Plumbing or drainage work Carrying out plumbing or drainage work. All aspects of development Development consistent with an approved Plan of Development (excluding operational works not listed in schedule 1). Development consistent with a General Exemption Certificate issued under s75 of the Queensland Heritage Act 1992.
62 Toowoomba Railway Parklands PDA | Development Scheme 6.2 Schedule 2 Definitions & activity groups
For the purposes of this Animal husbandry Caretaker’s accommodation Development scheme, both use Premises used for production of A dwelling provided for a caretaker and administrative definitions are as animals or animal products on either of a non-residential use on the same in the Queensland Government’s native or improved pastures or premises. Queensland Planning Provisions vegetation. version 3.0 (QPP), dated 25 October The use includes ancillary yards, Car wash 2013 (provided below). stables and temporary holding Premises primarily used for facilities and the repair and servicing commercially cleaning motor Use Definitions of machinery. vehicles by an automatic or partly automatic process. Adult store Premises used as a shop where the Animal keeping Cemetery primary purpose is for the display Premises used for boarding, Premises used for interment of or sale of sexually explicit materials, breeding or training of animals. bodies or ashes after death. products and devices associated with The use may include ancillary or used in a sexual practice or activity. temporary or permanent holding Child care centre Premises used for facilities on the same site and minding, education and care, but not Agricultural supplies store ancillary repair and servicing of residence, of children. Premises used for the sale of machinery. agricultural products and supplies Club including agricultural chemicals and Aquaculture Premises used by persons fertilisers, seeds, bulk veterinary Premises used for the cultivation associated for social, literary, supplies, farm clothing, saddlery, of aquatic animals or plants in a political, sporting, athletic or other animal feed and irrigation materials. confined area that may require the similar purposes for social interaction provision of food either mechanically or entertainment. Air services or by hand. The use may include the ancillary Premises used for any of the preparation and service of food and following: Brothel drink. Premises made available for ̏̏the arrival and departure of aircraft; or prostitution by two or more Community care centre prostitutes at the premises. Premises used to provide social ̏̏the housing, servicing, refuelling, Note—definition from the Prostitution Act 1999. support where no accommodation maintenance and repair of aircraft; is provided. Medical care may or Bulk landscape supplies be provided but is ancillary to the ̏̏the assembly and dispersal of Premises used for bulk storage and primary use. passengers or goods on or from sale of landscaping and gardening an aircraft; or supplies, which may include soil, ̏̏any ancillary activities directly gravel, potting mix and mulch, where serving the needs of passengers the majority of materials sold from and visitors to the use; or the premises are not in prepackaged form. ̏̏associated training and education facilities; or
̏̏aviation facilities. 63 Toowoomba Railway Parklands PDA | Development Scheme Community residence Dwelling house Food and drink outlet Any dwelling used for accommodation A residential use of premises for one Premises used for preparation and for a maximum of six persons who household that contains a single sale of food and drink to the public for require assistance or support with dwelling. consumption on or off the site. The daily living needs, share communal use may include the ancillary sale of The use includes out-buildings spaces and who may be unrelated. liquor for consumption on site. and works normally associated The use may include a resident with a dwelling and may include a support worker engaged or employed secondary dwelling. Function facility in the management of the residence. Premises used for conducting Dwelling unit receptions or functions that may include the preparation and provision Community use A single dwelling within a premises of food and liquor for consumption Premises used for providing artistic, containing non-residential use(s). on site. social or cultural facilities and Educational establishment Premises community support services to the used for training and instruction public and may include the ancillary Funeral parlour designed to impart knowledge and preparation and provision of food Premises used to arrange and develop skills. and drink. conduct funerals, memorial services The use may include outside hours and the like, but do not include burial Crematorium school care for students or on-site or cremation. student accommodation. Premises used for the cremation or The use includes a mortuary and the aquamation of bodies. storage and preparation of bodies Emergency services for burial or cremation. Cropping Premises used by government bodies or community organisations Premises used for growing plants Garden centre to provide essential emergency or plant material for commercial Premises used primarily for the sale services or disaster management purposes where dependent on the of plants and may include sale of services including management cultivation of soil. gardening and landscape products support facilities for the protection and supplies where these are sold The use includes harvesting and of persons, property and the mainly in prepackaged form. the storage and packing of produce environment. and plants grown on the site and The use may include an ancillary the ancillary repair and servicing of Environment facility food and drink outlet. machinery used on the site. Facilities used for the conservation, interpretation and appreciation of Hardware and trade supplies Detention facility areas of environmental, cultural or Premises used for the sale, display or Premises used for the confinement heritage value. hire of hardware and trade supplies of persons committed by a process including household fixtures, timber, of law. Extractive industry tools, paint, wallpaper, plumbing supplies and the like. Premises used for the extraction and Dual occupancy processing of extractive resources Premises containing two dwellings and associated activities, including on one lot (whether or not attached) their transportation to market. for separate households. Note—definition from State Planning Policy 2/07.
64 Toowoomba Railway Parklands PDA | Development Scheme Health care services Hospital Landing Premises for medical, paramedical, Premises used for medical or A structure for mooring, launching, alternative therapies and general surgical care or treatment of patients storage and retrieval of vessels health care and treatment of whether or not involving overnight where passengers embark and persons that involves no overnight accommodation. disembark. accommodation. The use may include ancillary accommodation for employees and Low impact industry High impact industry ancillary activities directly serving the Premises used for industrial activities Premises used for industrial activities needs of patients and visitors. that include the manufacturing, that include the manufacturing, producing, processing, repairing, producing, processing, repairing, Hotel altering, recycling, storing, altering, recycling, storing, distributing, transferring or treating of Premises used primarily to sell liquor distributing, transferring or treating of products and have one or more of for consumption. products and have one or more of the following attributes: the following attributes: The use may include short-term ̏̏negligible impacts on sensitive accommodation, dining and ̏̏potential for significant impacts on land uses due to offsite emissions entertainment activities and facilities. sensitive land uses due to offsite including aerosol, fume, particle, emissions including aerosol, fume, smoke, odour and noise; or particle, smoke, odour and noise; Indoor sport and recreation ̏̏minimal traffic generation and or Premises used for leisure, sport or recreation conducted wholly or heavy-vehicle usage; or ̏̏potential for significant offsite mainly indoors. ̏̏demands imposed upon the local impacts in the event of fire, infrastructure network consistent explosion or toxic release; or Intensive animal industry with surrounding uses; or ̏̏generates high traffic flows in the Premises used for the intensive ̏̏the use generally operates during context of the locality or the road production of animals or animal the day (e.g. 7am to 6pm); or network; or products in an enclosure that ̏̏offsite impacts from storage of ̏̏generates a significant demand on requires the provision of food and dangerous goods are negligible; or the local infrastructure network; or water either mechanically or by hand. ̏̏the use is primarily undertaken ̏̏the use may involve night time and The use includes the ancillary storage indoors. outdoor activities; or and packing of feed and produce.
̏̏onsite controls are required for Major electricity Infrastructure emissions and dangerous goods Intensive horticulture Premises used for the intensive All aspects of development for either risks. production of plants or plant material the transmission grid or electricity on imported media and located supply networks as defined under Home based business within a building or structure or the Electricity Act 1994. A dwelling used for a business where outdoors, artificial lights or The use may include ancillary activity where subordinate to the containers are used. telecommunication facilities. residential use. The use includes the storage and packing of produce and plants grown on the subject site.
65 Toowoomba Railway Parklands PDA | Development Scheme Major sport, recreation and ̏̏potential for noticeable offsite Nature-based tourism activities entertainment facility impacts in the event of fire, typically: Premises with large scale built explosion or toxic release; or ̏̏maintain a nature based focus or facilities designed to cater for ̏̏generates high traffic flows in the product; or large scale events including major context of the locality or the road ̏̏promote environmental awareness, sporting, recreation, conference and network; or entertainment events. education and conservation; or ̏̏generates an elevated demand on ̏̏carry out sustainable practices. the local infrastructure network; or Marine industry Premises used for waterfront based ̏̏onsite controls are required for marine industries involved in any emissions and dangerous goods Nightclub entertainment activity relating to the manufacturing, risks; or facility storage, repair or servicing of Premises used to provide ̏̏the use is primarily undertaken vessels and maritime infrastructure. entertainment, which may include indoors; or cabaret, dancing and music. The use may include the provision of ̏̏evening or night activities are fuel and disposal of waste. The use generally includes the sale undertaken indoors and not of liquor and food for consumption outdoors. on site. Market Premises used for the sale of goods Motor sport facility Non-resident workforce to the public on a regular basis, Premises used for organised or where goods are primarily sold from accommodation recreational motor sports whether Premises used to provide temporary structures such as stalls, on or off-road, which may include booths or trestle tables. accommodation for non-resident permanent, temporary or informal workers. The use may include entertainment provision for spectators and other provided for the enjoyment of supporting uses. The use may include provision customers. of recreational and entertainment facilities for the exclusive use of Multiple dwelling residents and their visitors. Medium impact industry Premises containing three or more Premises used for industrial activities dwellings for separate households. that include the manufacturing, Office Premises used for an administrative, producing, processing, repairing, Nature-based tourism secretarial or management service or altering, recycling, storing, The use of land or premises for a the practice of a profession, where distributing, transferring or treating of tourism activity, including tourist and no goods or materials are made, products and have one or more of visitor short-term accommodation, sold or hired and where the principal the following attributes: that is intended for the conservation, activity provides for the following: ̏̏potential for noticeable impacts on interpretation and appreciation of sensitive land uses due to offsite areas of environmental, cultural or ̏̏business or professional advice; or emissions including aerosol, fume, heritage value, local ecosystem and ̏̏service of goods that are not particle, smoke, odour and noise; attributes of the natural environment. physically on the premises; or or ̏̏office based administrative functions of an organisation.
66 Toowoomba Railway Parklands PDA | Development Scheme Outdoor sales Permanent plantation Research and technology Premises used for the display, sale, Premises used for growing plants industry hire or lease of products where not intended to be harvested. Premises used for innovative the use is conducted wholly or and emerging technological predominantly outdoors and may Place of worship industries involved in research include construction, industrial or Premises used by an organised design, manufacture, assembly, farm plant and equipment, vehicles, group for worship and religious testing, maintenance and storage boats and caravans. The use may activities. of machinery, equipment and include ancillary repair or servicing components. activities and sale or fitting of The use may include ancillary The use may include emerging accessories. facilities for social, educational and associated charitable activities. industries such as energy, aerospace, and biotechnology. Outdoor sport and recreation Port services Premises used for a recreation Residential care facility or sport activity that is carried on Premises used for the following: A residential use of premises for outside a building and requires areas ̏̏the arrival and departure of supervised accommodation where of open space and may include vessels; or the use includes medical and other ancillary works necessary for safety ̏the movement of passengers or support facilities for residents who and sustainability. ̏ goods on or off vessels; or cannot live independently and require The use may include ancillary food regular nursing or personal care. ̏any ancillary activities directly and drink outlet(s) and the provision ̏ serving the needs of passengers of ancillary facilities or amenities and visitors or the housing, Resort complex conducted indoors such as changing servicing, maintenance and repair Premises used for tourist and visitor rooms and storage facilities. of vessels. short-term accommodation that include integrated leisure facilities Park including: Premises accessible to the public Relocatable home park Premises used for relocatable ̏̏restaurants and bars; or generally for free sport, recreation dwellings (whether they are and leisure, and may be used ̏̏meeting and function facilities; or permanently located or not) that for community events or other provides long-term residential ̏̏sporting and fitness facilities; or community activities. accommodation. ̏̏staff accommodation; or Facilities may include children’s The use may include a manager’s playground equipment, informal sports ̏̏transport facilities directly residence and office, ancillary food fields and ancillary vehicle parking and associated with the tourist facility and drink outlet, kiosk, amenity other public conveniences. such as a ferry terminal and air buildings and the provision of services. recreation facilities for the exclusive Parking station use of residents. Premises used for parking vehicles Retirement facility where the parking is not ancillary to Renewable energy facility A residential use of premises for an another use. integrated community and specifically Premises used for the generation of built and designed for older people. electricity or energy from renewable (naturally reoccurring) sources. The use includes independent living
67 Toowoomba Railway Parklands PDA | Development Scheme units and may include serviced The use includes processing, Shop units where residents require some packaging and sale of products Premises used for the display, sale support with health care and daily produced as a result of a rural use or hire of goods or the provision of living needs. where these activities are ancillary to personal services or betting to the a rural use on or adjacent to the site. The use may also include a public. manager’s residence and office, food and drink outlet, amenity Rural workers’ Shopping centre buildings, communal facilities and accommodation Premises comprising two or more accommodation for staff. Any premises used as quarters for individual tenancies that is comprised staff employed in the use of land for primarily of shops, and that function Roadside stall rural purposes, such as agriculture, as an integrated complex. intensive animal husbandry and Premises used for the roadside display forestry, conducted on a lot in the and sale of goods in rural areas. Short-term accommodation same ownership whether or not Premises used to provide short- Rooming accommodation Premises such quarters are self-contained. term accommodation for tourists or used for the accommodation of travellers for a temporary period of more than one household where Sales office time (typically not exceeding three each resident: The temporary use of premises for consecutive months) and may be ̏̏has a right to occupy one or more displaying a land parcel or buildings self-contained. rooms; that can be built for sale or can be The use may include a manager’s won as a prize. ̏̏does not have a right to occupy residence and office and the the whole of the premises in which The use may include a caravan or provision of recreation facilities for the rooms are situated; relocatable dwelling or structure. the exclusive use of visitors. ̏̏does not occupy a self-contained unit; and Service industry Showroom Premises used for industrial activities Premises used primarily for the sale ̏̏shares communal rooms, or that have no external air, noise or of goods of a related product line communal facilities outside of the odour emissions from the site and that are of a size, shape or weight resident’s room, with one or more can be suitably located with other that requires: of the other residents. non-industrial uses. ̏̏a large area for handling, display or It may include: storage; and ̏̏rooms not in the same building on Service station ̏̏direct vehicle access to the building site; or Premises used for the sale of fuel including petrol, liquid petroleum by members of the public for loading ̏̏provision of a food or other service; or gas, automotive distillate and and unloading items purchased or hired. ̏̏on site management or staff and alternative fuels. associated accommodation. The use may include, where ancillary, a shop, food and drink outlet, Rural industry maintenance, repair servicing and Premises used for storage, washing of vehicles, the hire of processing and packaging of trailers, and supply of compressed air. products from a rural use.
68 Toowoomba Railway Parklands PDA | Development Scheme Special industry ̏̏switching electrical current Tourist park Premises used for industrial activities between circuits; or Premises used to provide for that include the manufacturing, accommodation in caravans, self- ̏̏a switchyard; or producing, processing, repairing, contained cabins, tents and similar altering, recycling, storing, ̏̏communication facilities for structures for the public for short distributing, transferring or treating of “operating works” as defined under term holiday purposes. products and have one or more of the Electricity Act 1994 or for The use may include, where the following attributes: workforce operational and safety communications. ancillary, a manager’s residence and ̏̏potential for extreme impacts on office, kiosk, amenity buildings, food sensitive land uses due to offsite and drink outlet, or the provision of emissions including aerosol, fume, Telecommunications facility recreation facilities for the use of particle, smoke, odour and noise; Premises used for systems that occupants of the tourist park and or carry communications and signals their visitors, and accommodation by means of radio, including guided for staff. ̏̏potential for extreme offsite or unguided electromagnetic energy, impacts in the event of fire, whether such facility is manned or explosion or toxic release; or remotely controlled. Transport depot Premises used for the storage, for ̏̏onsite controls are required for commercial or public purposes, emissions and dangerous goods Theatre of more than one motor vehicle. risks; or Premises used for providing film, live The use includes premises for the entertainment or music to the public ̏̏the use generally involves night storage of taxis, buses, trucks, heavy time and outdoor activities; or and may include provision of food and machinery and uses of a like nature. liquor for consumption on the site. The term may include the ancillary ̏̏the use may involve the storage servicing, repair and cleaning of and handling of large volumes of The use may include the production vehicles stored on the premises. dangerous goods; or of film or music, including associated ancillary facilities, which are ̏̏requires significant separation from completely complimentary to the Utility installation non-industrial uses. production, such as sound stages, Premises used to provide the public wardrobe and laundry facilities, with the following services: Substation makeup facilities, set construction ̏̏supply or treatment of water, Premises forming part of a workshops, editing and post- hydraulic power or gas; or transmission grid or supply network production facilities. under the Electricity Act 1994, and ̏̏sewerage, drainage or stormwater used for: Tourist attraction services; or ̏̏converting or transforming electrical Premises used for providing on- site ̏̏transport services including road, energy from one voltage to another; entertainment, recreation or similar rail or water; or or facilities for the general public. ̏̏waste management facilities; or ̏̏regulating voltage in an electrical The use may include provision of food ̏̏network infrastructure. circuit; or and drink for consumption on site. The use includes maintenance and ̏̏controlling electrical circuits; or storage depots and other facilities for the operation of the use.
69 Toowoomba Railway Parklands PDA | Development Scheme Veterinary services Defined activity groups Premises used for veterinary care, surgery and treatment of animals that Accommodation activities may include provision for the short- ˶˶ Caretaker’s accommodation term accommodation of the animals ˶˶ Community residence on the premises. ˶˶ Dual occupancy Warehouse ˶˶ Dwelling house Premises used for the storage and ˶˶ Dwelling unit distribution of goods, whether or not in a building, including self-storage ˶˶ Home based business facilities or storage yards. ˶˶ Multiple dwelling The use may include sale of goods by ˶˶ Nature-based tourism wholesale where ancillary to storage. ˶˶ Non-resident workforce The use does not include retail sales accommodation from the premises or industrial uses. ˶˶ Relocatable home park Wholesale nursery ˶˶ Residential care facility Premises used for the sale of plants, ˶˶ Resort complex but not to the general public, where ˶ Retirement facility the plants are grown on or adjacent ˶ to the site. ˶˶ Rooming accommodation The use may include sale of ˶˶ Rural workers’ accommodation gardening materials where these are ˶˶ Short term accommodation ancillary to the primary use. ˶˶ Tourist park Winery Premises used for manufacturing of wine, which may include the sale of wine manufactured on site.
70 Toowoomba Railway Parklands PDA | Development Scheme Business activities Entertainment activities Rural activities ˶˶ Adult store ˶˶ Bar ˶˶ Agricultural supplies store ˶˶ Brothel ˶˶ Club ˶˶ Animal husbandry ˶˶ Bulk landscape supplies ˶˶ Function facility ˶˶ Animal keeping ˶˶ Car wash ˶˶ Hotel ˶˶ Aquaculture ˶˶ Food and drink outlet ˶˶ Nightclub entertainment facility ˶˶ Cropping ˶˶ Garden centre ˶˶ Theatre ˶˶ Intensive animal industry ˶˶ Hardware trade supplies ˶˶ Tourist attraction ˶˶ Intensive horticulture ˶˶ Market ˶˶ Permanent plantation Industry activities ˶˶ Office ˶˶ Roadside stall ˶˶ Extractive industries ˶˶ Outdoor sales ˶˶ Rural industry ˶˶ High impact industry ˶˶ Sales office ˶˶ Wholesale nursery ˶˶ Low impact industry ˶˶ Service station ˶˶ Winery ˶˶ Marine industry ˶˶ Shop ˶˶ Medium impact industry Other activities ˶˶ Shopping centre ˶˶ Research and technology ˶˶ Air services ˶˶ Showroom industry ˶˶ Detention facility ˶˶ Veterinary services ˶˶ Service industry ˶˶ Landing ˶˶ Special industry Community activities ˶˶ Major electrical infrastructure ˶˶ Warehouse ˶˶ Cemetery ˶˶ Parking station
˶˶ Child care centre Recreation activities ˶˶ Port services ˶˶ Community care centre ˶˶ Environment facility ˶˶ Renewable energy facility ˶˶ Community use ˶˶ Indoor sport and recreation ˶˶ Substation ˶˶ Crematorium ˶˶ Major sport, recreation and ˶˶ Telecommunications facility entertainment facility ˶˶ Educational; establishment ˶˶ Transport depot ˶˶ Outdoor sport and recreation ˶˶ Emergency services ˶˶ Utility installation ˶˶ Park ˶˶ Funeral parlour ˶˶ Health care services ˶˶ Hospital ˶˶ Outstation ˶˶ Place of worship
71 Toowoomba Railway Parklands PDA | Development Scheme Administration definitions Dwelling Ground Level A building or part of a building used The level of the natural ground, or, Adjoining Premises or capable of being used as a where the level of the natural ground Premises that share all or part of self-contained residence that must has been changed, the level as a common boundary. A common include the following: lawfully changed. boundary may be a single point such (a) food preparation facilities Lawfully changed means where a as a corner. change to the natural Ground Level (b) a bath or shower has been undertaken through filling Advertising Device (c) a toilet and wash basin or excavation, and at the time the Any permanent structure, device, (d) clothes washing facilities. change was undertaken the change: sign or the like intended for advertising purposes. It includes This term includes outbuildings, (a) Was lawfully effected through a any framework, supporting structure structures and works normally Development Permit for Operational or building feature that is provided associated with a Dwelling. Works for filling and/or excavation; or exclusively or mainly as part of the (b) Did not require a Development advertisement. Gross Floor Area or GFA Permit for Operational Works for The total floor area of all storeys of a filling and/or excavation. Affordable Housing building (measured from the outside Housing that is appropriate to the of the external walls or the centre of Household needs of households with low to a common wall), other than areas An individual or a group of two or moderate incomes. used for the following: more related or unrelated people (a) building services, plant and who reside in the Dwelling, with the Basement equipment common intention to live together A space that is situated between on a long-term basis and who make (b) access between levels one floor level and the floor level next common provision for food or other below where no part of the space (c) ground floor public lobby essentials for living. projects more than one metre above (d) a mall Ground Level. Iconic building (e) the parking, loading and Iconic buildings, proposed on Building Height manoeuvring of motor vehicles key sites, may be considered for If specified: (f) unenclosed private balconies approval where they demonstrate whether roofed or not. exceptional and superior design (a) in metres, the vertical distance outcomes for the city. Superior between the Ground Level and the design outcomes include design highest point of the building roof innovation in architecture, integration (apex) or parapet at any point but with surrounds, sustainability and not including load-bearing antenna, where appropriate, affordability. aerial, chimney, flagpole or the like (b) in storeys, the number of storeys above Ground Level or (c) in both metres and storeys, both (a) and (b) apply.
72 Toowoomba Railway Parklands PDA | Development Scheme Minor Building and Site Urban links demolition Work Any land on which development Urban links provide public and An alteration, addition or extension is carried out or is proposed to semi-public pedestrian links through to an existing building where the be carried out whether such land private land linking public streets and floor area including balconies is less comprises the whole or part of one spaces and the Central Parkland. than five per cent of the building or lot or more than one lot if each of Urban links may be in the form 50 square metres, whichever is the such lots is contiguous. of linear plazas, or activity streets lesser. with wide verges, and may be a Storey combination of public and semi- Non-resident Workers A space that is situated between public spaces, fronted onto and Workers who reside in areas for one floor level and the floor level next activated by engaging land uses and extended periods when employed above, or if there is no floor above, quality built form interfaces. on projects directly associated with the ceiling or roof above, but not a resource extraction, major industry, space that contains only: major infrastructure or rural uses, (a) a lift shaft, stairway or meter room but have a permanent place of residence in another area. (b) a bathroom, shower room, laundry, water closet, or other This includes workers engaged in sanitary compartment fly-in/fly-out or drive-in/drive-out arrangements. (c) a combination of the above. A mezzanine is a Storey. Secondary Dwelling A roofed structure on or part of A Dwelling used in conjunction with, a rooftop that does not solely and subordinate to, a dwelling house accommodate building plant and on the same lot. equipment is a Storey. A Secondary Dwelling may be A Basement is not a Storey. constructed under a house, be attached to a house or be free standing. Temporary Use A use that is impermanent and may be irregular or infrequent that does Setback not require the construction of a For a building or structure, the permanent building or the installation shortest distance measured of permanent infrastructure or horizontally from the outer most services. projection of a building or structure to the vertical projection of the boundary of the lot.
73 Toowoomba Railway Parklands PDA | Development Scheme 6.3 Schedule 3 Significant heritage sites
PDA Significant Heritage Sites are those sites identified in the following table to the extent identified on Map 7. Map PDA Significant Heritage Site State heritage citation or Toowoomba Regional Reference Council Planning Scheme Policy# 1 Toowoomba Railway Station, Russell Street State heritage – 600872 Part of Local Heritage - 2/TOO/0145 2 Toowoomba Goods Shed, Russell Street State heritage – 600872 Part of Local Heritage - 2/TOO/0145 3 Toowoomba Foundry, 251–267 Ruthven Street State heritage – 601300 4 Defiance Flour Mill, 269-291 Ruthven Street State heritage – 601306 Part of Local Heritage - 1/TOO/0181 5 The Spotted Cow, 140 Campbell Street Local heritage - 1/TOO/0033 6 Knights Laundry, 6 Ann Street Local heritage - 1/TOO/0001 7 Cathro Park/ East Creek One, 5 Neil Street Local heritage - 1/TOO/0118 8 8 Hodgson Street Local heritage - 1/TOO/0056 9 21 Bowen Street Local heritage - 1/TOO/0014 10 10.1 2 Bowen Street Local heritage - 1/TOO/0013 10.2 7 Neil Street Local heritage - 1/TOO/0119 11 11.1 Toowoomba Trade Hall, 19A Russell Street State heritage- 602768 11.2 Olcott Hall, 19 Russell Street Local heritage - 1/TOO/0150 11.3 Caledonian Society and Burns Club, 13-17 Russell Street Local heritage - 1/TOO/149 Local heritage - 1/TOO/0147 12 12.1 348-350 Ruthven Street Local heritage - 1/TOO/0186 12.2 352-360 Ruthven Street Local heritage - 1/TOO/0187 13 13.1 325 Ruthven Street Local heritage - 1/TOO/0183 13.2 339 Ruthven Street Local heritage - 1/TOO/0184 14 343-347 Ruthven Street & 1A Scholefield Street Local heritage - 1/TOO/0185 15 15.1 37-39 Russell Street Local heritage - 1/TOO/0153 15.2 41 Russell Street Local heritage - 1/TOO/0154 15.3 41A Russell Street Local heritage - 1/TOO/0155 15.4 43A Russell Street Local heritage - 1/TOO/0156 15.5 51 Russell Street Local heritage - 1/TOO/0157 15.6 53 Russell Street Local heritage - 1/TOO/0158 15.7 55-63 Russell Street Local heritage - 1/TOO/0159 15.8 65 Russell Street Local heritage - 1/TOO/0160 15.9 67-71 Russell Street Local heritage - 1/TOO/0161 16 103-107 Russell Street Local heritage - 1/TOO/0167 17 Carlton House, 3 Mill Street State heritage - 601308 Local heritage - 1/TOO/0110
#For guidance on adaptive reuse of heritage places refer to the Guideline: Developing heritage places – using the development. criteria available at http://www.qld.gov.au/environment/land/heritage/publications/ The Department of Environment and Heritage Protection as well as the Queensland Heritage Council will be consulted for development on State Heritage sites. 74 Toowoomba Railway Parklands PDA | Development Scheme Map 7: PDA Significant Heritage
3
3
5 17 4 2
6 1 7
8
16 13 9 14 15 12 10 11
Legend PDA boundary PDA Signi cant Heritage Gowrie Creek East Creek Railway line and safety edges
75 Toowoomba Railway Parklands PDA | Development Scheme 6.4 Schedule 4 PDA self-assessable provisions
Caretaker’s accommodation PDA self-assessable provisions Where identified in Column 2 of any levels of assessment table in this Development scheme, caretaker’s accommodation will be self- assessable where it complies with the following provisions: a. separated from significant levels of emissions generated by the primary use of the site by at least 6m; b. not located at ground floor level; c. provided with a private landscape and recreation area which:
˶˶ is directly accessible from a habitable room; and
˶˶ if provided as a balcony, a veranda or a deck, has a maximum area of 8m² with minimum dimensions of 2.4m; and d. where no more than one (1) caretaker’s accommodation is established per non-residential use.
76 Toowoomba Railway Parklands PDA | Development Scheme January 2016
Contact Us Visit our website at: www.tr.qld.gov.au Write to us at: Toowoomba Regional Council PO Box 3021 Toowoomba QLD 4350 Telephone us: 131 872 Email us: [email protected]