glossary of terms · web viewthe nudgee station precinct plan proposes a new road adjoining the...

This report has been produced by:

Neighbourhood Planning and Urban Renewal | City Planning and Economic Development | Brisbane City CouncilBrisbane Square, 266 George St, Brisbane QLD 4000GPO Box 1434, Brisbane QLD 4001

in March 2018

For inquiries about the contents please contact:

Ruth Cutler Neighbourhood Plan team, Neighbourhood Planning and Urban Renewal, on (07) 3403 8888

Disclaimer: This document is solely for the purpose of facilitating neighbourhood planning by Neighbourhood Planning and Urban Renewal, Brisbane City Council. This document does not represent approved government policy.

Table of Contents

Introduction...............................................................................................................2

1. Background...............................................................................................................2

2. Process.....................................................................................................................3

3. Summary of key issues and responses....................................................................4

4. Feedback and responses.........................................................................................6

Theme 1: Industry and employment.........................................................................8

Theme 2: Centres and community hubs.................................................................15

Theme 3: Character and housing...........................................................................20

Theme 4: Access and travel...................................................................................29

Theme 5: Green spaces.........................................................................................37

Northgate railway station precinct...........................................................................43

Bindha railway station precinct...............................................................................46

Banyo railway station precinct................................................................................49

Nudgee railway station precinct..............................................................................51

General...................................................................................................................54

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DRAFT FOR DISCUSSION

Glossary of terms

Abbreviation Term

amendment package Banyo—Northgate draft neighbourhood plan amendment package

BIS Brisbane Industrial Strategy

City Plan Brisbane City Plan 2014

CPT Community Planning Team

draft strategy Banyo—Northgate draft neighbourhood plan

LGIP Local Government Infrastructure Plan

MCU Material change of use as defined in the Act

PACT Planning Act 2017

ROL Reconfiguring a lot as defined in the Act

SLT Significant Landscape Tree

the Act Planning Act 2016

the neighbourhood plan Banyo—Northgate draft neighbourhood plan

TBC Traditional Building Character

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IntroductionThis report provides a summary of feedback received on the draft Banyo – Northgate neighbourhood plan strategy, and Council’s responses.

Section 1 Background, details the public consultation events and activities, including the number of people who attended or provided feedback.

Section 2 Process, sets out how the feedback was considered in the development of the draft neighbourhood plan.

Section 3 Summarises the key issues raised during the consultation period and responses.

Section 4 details the feedback received during the consultation period and provides a response to the issues. Feedback has been arranged into sections that are consistent with the draft strategy sections. This includes the five themes outlined in the draft strategy and the four railway station precincts outlined in the draft neighbourhood plan. A section for feedback on general issues is also included.

It is suggested that this report is read in conjunction with the draft Banyo – Northgate neighbourhood plan, available for download from Banyo – Northgate neighbourhood plan webpage on Council’s website.

1. Background

Council commenced the draft Banyo – Northgate neighbourhood plan project in November 2016, and released a draft strategy for community comment from 27 October to 8 December 2017.

The community has provided feedback via various events and activities since the commencement of this project, including an online survey and feedback form, in person at information kiosks, and as part of the community planning team, or by phone or email.

Event type Date and location Number of peopleInformation kiosks Monday 13 February 2017 –

Northgate Road and Ridge Street, Northgate

18

Monday 13 February 2017 – Ryans Road and Ridge Street, Northgate

36

Thursday 16 February 2017 – St Vincents Road, Banyo

26

Thursday 09 November 2017 – Ryans Road and Ridge Street, Northgate

32

Saturday 11 November 2017 – St Vincents Road, Banyo

29

Wednesday 22 November 2017 – Railway Street, Nudgee

22

Friday 24 November 2017 – Northgate Road and Ridge Street, Northgate

25

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Event type Date and location Number of peopleOnline issues survey November 2016 to February 2017 1109 responses

Community Planning Team meetings

Thursday 27 April 2017 31

Thursday 08 June 2017 26

Thursday 20 July 2017 16

Thursday 25 October 2017 20

Industry forum Monday 5 June 2017 16

Industry precincts design workshop

Monday 28 August 2017 9

Newsletters Newsletter 1 01 February 2017

Newsletter 2 27 October 2017

11506 to residents

4500 to absentee property owners

200 to local ward office and Banyo and Nundah library

E-bursts (email updates)

E-burst 1 01 February 2017

E-burst 2 20 June 2017

E-burst 3 20 July 2017

E-burst 4 11 September 2017

E-burst 5 27 October 2017

E-burst 6 01 December 2017

Distributed to residents registered at the time of E-burst.

During the community consultation period for the draft strategy, four information kiosks were held at railway stations and centres to give the local community the opportunity to speak with representatives from Council before finalising their comments. Approximately 108 people attended in total across the four events.

Forty-eight (48) written submissions were received via letter, email or in person at information kiosks. In addition, 64 people provided written comments via an online feedback form and these were counted as submissions. A further 16 people partially completed the on-line survey and although these were not counted as submissions, their responses were included in the report where relevant.

2. ProcessAll submissions received during the consultation period were analysed. Council carefully considered all the issues raised and, where necessary, undertook further technical investigations to inform the response. Where multiple people provided comments on a similar issue, these submissions were summarised and responded to collectively.

Feedback received during the consultation period has been used to inform the draft Banyo – Northgate neighbourhood plan (the draft plan). The draft plan has been submitted to the Queensland Government for review. Once approved for release by the Queensland Government, the draft plan will be publicly notified for the community to review and provide their comments.

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The draft plan will regulate development in the area once it has been adopted into Brisbane's planning scheme, Brisbane City Plan 2014.

3. Summary of key issues and responses

The community provided feedback on the draft strategy through written responses and online feedback. 64% of respondents to the online survey indicated their overall support for the Banyo – Northgate neighbourhood plan strategy. Almost 70% of respondents agreed with the overall vision presented in the Banyo – Northgate neighbourhood plan draft strategy.

The following table identifies the main issues raised though the community feedback process on the draft strategy and how this feedback has been used to shape the draft plan.

Key issues raised by community How reflected in the draft plan

Desire to retain industrial land to allow for future employment and business in the Banyo – Northgate area.

Support for development of future industries in new mixed-use precincts at Northgate and Bindha to improve amenity.

Requests for offsite impacts from industrial land to be managed.

Existing odour and noise issues could affect future residents in proposed residential development areas close to railway stations.

Preserves industrial land in the Northern Industrial Area (NIA) - no changes to General industry zoning in the neighbourhood plan area.

Specialised centre (SC5) (Mixed industry and business) precincts are proposed at Northgate, Bindha and Nudgee railway stations to support emerging industries.

Buffers around existing medium impact industrial operations extended to manage any potential amenity impacts via changes to the Industrial amenity overlay.

Local residents love the ‘village feel’ of the centres and hubs in the Banyo – Northgate area.

Support for the expansion of commercial and retail opportunities close to Northgate and Banyo centre.

Character buildings contribute to the charm of centres and hubs. Support for proposed protections.

Support improving pedestrian and cycling to centres, stations and university to complement new housing opportunities and district centre expansion.

Expands District centre zoning in Banyo centre to meet future demand for commercial and retail in the neighbourhood plan area.

Specifies active frontages along Holland and Ridge Streets and provides mixed use area at the end of Holland Street.

Adds nine properties to the Commercial character building overlay.

Designates St Vincents Road and Tufnell Road as sub-tropical boulevards to enhance Banyo centre.

Residents value character housing and agree that character protections should be maintained and enhanced to prevent streetscapes from being eroded.

Requests for enhanced character protections for specific properties.

Support for providing housing choice around railway stations and centres.

Want the density and scale of residential development to be consistent with the suburban character of the area.

Updates the Traditional building character overlay to reflect existing development, resulting in a net increase of 80 properties.

Adds four properties to the Pre-1911 building overlay.

Generally maintains low density or character residential zoning but allows low-medium and medium density development on selected sites around railway stations.

Includes a precinct plan for the former Energex depot site to ensure that any

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Key issues raised by community How reflected in the draft plan

Concerned that infill development will increase on-street parking and traffic in the area.

future development is well integrated including adequate local road access.

Requests for upgrades to active travel and local road networks to improve connections to train stations, centres and the broader region.

Road users find it difficult to get around the area. They report that it is also difficult to park, particularly around stations and centres.

Station precinct plans include new road and pedestrian connections to improve accessibility.

Further improvements to the area’s active travel network are also being considered through a separate project.

Local residents are keen to see open spaces in the area activated and improved and support the proposed upgrades.

Support for proposed upgrade to Nudgee Recreation Reserve, but need to remediate site and improve access, security and activation.

Concerns raised about new units next to parks which are affected by flooding.

Proposes change to land next to Nudgee Recreation Reserve to Mixed use to overlook and activate the reserve.

New open space proposed for the former Energex depot site.

Provides publicly accessible plazas at Northgate and Bindha stations.

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4. Feedback and responses

This section presents community members’ level of agreement with various aspects of the strategy (from the on-line survey), a summary of specific comments and concerns raised during the consultation period through written submissions or via the online survey, and how the draft plan responds to these issues.

Almost all (97.5%) respondents participating in the survey had a connection to the Banyo – Northgate area identifying that they live in, own property in, work in, own/manage a business in or are a member of a community group. Of the respondents that live and own a property in the area, over a third (33.9%) identified that they had a long connection with the area for over 15 years.

Banyo – Northgate neighbourhood plan strategy – level of agreement

4.90% 6.10%

12.20%

7.30%

18.30%

34.10%

17.10%

Level of Support for the Overall Vision

No opinion Strongly disagree Moderately disagree Slightly disagree Slightly agree Moderately agree Strongly agree

Respondents indicated their level of agreement with the vision for the Banyo-Northgate neighbourhood plan area. Approximately 70% of the 82 respondents who answered this question agreed with the overall vision, including 17% who strongly agreed, 34% who moderately agreed and 18% who slightly agreed (see level of support for overall vision figure above). Less than 20% of respondents disagreed with the vision.

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3.60%

10.70% 3.60%

17.90%

50.00%

12.50%

1.80%

Overall Support for the Draft Strategy

Strongly disagree Moderately disagree Slightly disagree Slightly agree Moderately agree Strongly agree No opinion

At the end of the survey, respondents were asked to indicate their overall level of support for the draft strategy. Approximately 80% of the 56 respondents who answered this question agreed with the overall strategy, including 12% who strongly agreed, 50% who moderately agreed and 18% who slightly agreed (see overall support for the draft strategy below). Less than 20% of respondents disagreed with the strategy overall.

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Theme 1: Industry and employment Respondents indicated their level of agreement with the strategies in Theme 1: Industry and employment. A total of 72 participants responded to this question. The response category which gained the most support overall was ‘moderately agree with 36% of the total votes. 68.1% of respondents indicated some level of agreement with the strategies. Only 23.6% of participants disagreed with the strategies.

10%

8%

6%

18%

36%

14%

8%Theme 1: Industry and employment


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Ref. Submission Ref. No.

Community Feedback Response

1.1 Supply and regulation of industrial land

1.1.1 BNNP023, BNNP051, BNNP096

Support for providing land to meet future employment needs in the Banyo – Northgate area.

Thank you for your feedback, it has been noted.

Council recognises Banyo-Northgate’s role as a major employment area by preserving industrial land and helping business and industry thrive. The area contains one of Brisbane’s few remaining inner- urban industrial precincts, the Northern Industrial Area (NIA), stretching from the northern end of Toombul Road at Virginia to the Gateway Motorway at Nudgee. It is located on one of the city’s busiest freight routes connecting directly to the Australia TradeCoast, which is the city’s largest trade and logistics area and the region’s second-largest employment area. Almost half of Brisbane’s new jobs by 2041 outside the inner city will be found in the NIA and the Australia TradeCoast.

The draft neighbourhood plan preserves productive industrial land within the Northern Industrial Area to ensure Brisbane’s economic vitality in accordance with City Plan 2014 and ShapingSEQ South East Queensland Regional Plan.

1.1.2 BNNP057, BNNP102

Some industrial properties, particularly near Northgate railway station, are vacant so we don’t need more industrial land.


Property markets experience fluctuations in supply, demand and levels of vacancy. Planning requires analysis to determine demand for different types of land uses into the future to balance the needs for jobs, housing, community uses, the environment, etc. For the industrial sector, this analysis considers a number of factors including land supply, projected demand for different industries and locational factors such as proximity to airports, ports and major transport infrastructure.

In recent decades, rezoning or developing industrial land for other purposes has occurred in many parts of Brisbane. Research shows that the continued availability of industry land is crucial for jobs in all sectors of the economy. In Banyo-Northgate research indicates that business demand for industry land in the area will exceed supply by 2041. It is important to remember that when local government rezones land from industry to another zone such as residential or commercial, once it is developed it is unlikely to revert to an industry use in the future.

The draft plan proposes change to some General industry land to Specialised centre (SC5) (mixed industry and business) around Northgate and Bindha railway stations encouraging renewal for mixed industry and business precincts with a particular focus on emerging industries and business clusters.

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1.1.3 BNNP040 Brisbane City Council aims to protect heavy industrial uses within its boundary, however industrial land supply in neighbouring local government areas could provide ample land for future heavy industrial activity located along transport corridors.


While there is increasing pressure on industrial land for other uses, background research suggests there are economic benefits both now and, increasingly, in the future in retaining industrial land and intensifying industrial uses.

Industrial land is important for the economy and employment in the Banyo-Northgate area, but also in supporting several other sectors such as hospitality, tourism, retail, etc. For example, some manufacturing and warehousing directly supports supply chains in these other sectors. The nature of industry is also expected to continue to change, with a trend towards an increase in high value and locally made goods production, particularly in well-located and high amenity industry areas that can attract skilled workers. The Banyo-Northgate neighbourhood plan area is well-located in terms of access to nearby labour in surrounding residential areas and transport access (major road, rail, and nearby Brisbane Airport).

The draft plan retains and renews industry and business activities around railway stations and centres to improving connections to Brisbane CBD and South East Queensland region.

1.1.4 BNNP040, BNNP074, BNNP109

Request to change City Plan to remove unnecessary regulations including:

allow code assessment for previously permissible warehouse uses in the General industry C (IN3) zone to allow logistics businesses to develop in well-serviced areas for transport infrastructure (e.g. Port of Brisbane and Pinkenba); and

make Medium impact industry code assessable application in the General industry B (IN2) zone precinct.

Thank you for your feedback, it has been noted and will be considered as part of the ongoing review of industrial planning provisions across the city through the draft Brisbane Industrial Strategy (BIS). To register for updates please Council on 07 3403 8888 or email [email protected].

The draft plan does not propose any changes to levels of assessment for general industry areas.

1.1.5 BNNP100 Concerned allowing some industries to operate 24/7 will affect neighbouring residents.

Thank you for your feedback, it has been noted and will be considered as part of the ongoing review of industrial planning provisions across the city through the draft Brisbane Industrial Strategy (BIS). To register for updates please Council on 07 3403

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mailto:[email protected]



8888 or email [email protected].

The draft plan does not propose any changes to hours of operation for industry.



1.1.6 BNNP074, BNNP109

Council should support economic development by providing industries with greater flexibility, including:

allow for adaptive re-use for low impact industries and other compatible type uses are necessary in the short to medium term;

expand self-assessable provisions to reduce the time and expense of having to seek further planning approvals. Tenants and landowners need certainty and delays add costs in these circumstances; and

review requirements for car parking ratios, building heights and hours of operations in General industry zone to allow for technological and operational development (for example, less employees required for larger floor space due to automation advancement).

Thank you for your feedback, it has been noted and will be considered as part of the ongoing review of industrial planning provisions across the city through the draft Brisbane Industrial Strategy (BIS) including:

Making it easier to establish new industrial uses in preferred locations, for example, by making some development types self-assessable, where appropriate.

Providing greater flexibility for industrial buildings to allow for trends including design and automation to increasingly become embedded within the manufacturing process.

Investigating a flexible approach to hours of operation for industry in appropriate locations.

To register for updates please Council on 07 3403 8888 or email [email protected].

The draft plan does not propose any changes to regulations associated with general industry areas.

1.2 Mixed industry and business precincts

1.2.1 BNNP013, BNNP023, BNNP027, BNNP056, BNNP058, BNNP059, BNNP070, BNNP076, BNNP094, BNNP100

Support for locating future industries in new mixed-use precincts near railway stations, particularly at Northgate and Bindha - the proposed revitalisation of these existing industrial areas will improve their amenity.


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1.2.2 BNNP102 Potential redevelopment of the Golden Circle Cannery on Earnshaw Road could support the proposed mixed use precinct in Bindha railway station.


The Golden Circle Cannery site at 252-260 Earnshaw Road, Northgate is a large site with direct access to the Bindha railway station. The draft neighbourhood plan:

Promotes opportunities and provides flexibility for industry land uses to evolve in the future in line with industry trends, through the creation of logical street network that provides appropriate access and frontages to support a variety of industry uses; and

Promotes improved public accessibility through the precinct, to the Bindha railway station and to the adjoining Banyo station industrial area, noting no public road access currently exists through this large site. This will benefit future but also existing business workers who currently have no access to Bindha railway station from the southern side of the railway line.

The draft plan includes precinct provisions to guide the future development of this site

1.2.3 BNNP106 Mixed industry and business precincts should encourage small business uses through small-scale commercial developments (i.e. serviced office spaces).


The zoning proposed for Northgate and Bindha (the Specialised centre zone - mixed industry and business precinct) supports a range of low impact industry and business uses. For Northgate, the neighbourhood plan also has special provisions to encourage business like cafes, shops and offices to locate along Holland Street include an area of mixed use at the end of Holland Street opposite the Northgate train station. These active frontages will also help to transform Northgate into a high amenity and high activity employment-precinct.

The draft plan proposes two Mixed industry and business precincts at Northgate and Bindha and a Mixed industry and business area within the Nudgee station precinct

1.3 Industrial amenity

1.3.1 BNNP065 Non-residential commercial or open space areas should be located between industrial area and residential areas to help separate these uses.


Brisbane City Plan 2014 addresses amenity issues between sensitive land uses and industrial uses to protect health, safety and well-being of the community and safe business operations.

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1.3.2 BNNP023, BNNP059, BNNP067, BNNP071, BNNP077, BNNP081, BNNP083, BNNP084, BNNP102

Support for continuing to facilitate the relocation of heavy industries to appropriately zoned sites and encouraging light industries to locate next to residential areas.


1.3.3 BNNP057, BNNP058, BNNP081

Industrial buildings are unsightly, particularly those around the Northgate and Bindha railway stations and along Nudgee Road.


Proposed mixed-use precincts at Northgate and Bindha railway station will facilitate the revitalisation of these industrial precincts for emerging industries that will require higher levels of amenity and built form to be attractive for a highly skilled workforce.

The draft Brisbane Industrial Strategy recognises that improving the amenity and appearance of industrial areas will make them more attractive for future industries and their employees. Industrial development will need to be high quality, fine grain, address the street, promote pedestrian activity and access to public transport. To keep to date on the progress of the BIS contact Council on 07 3403 8888 or email [email protected].

The draft plan indicates that future development should create active building frontages and streetscapes around Northgate and Bindha railway stations.

1.3.4 BNNP023, BNNP043, BNNP045, BNNP065, BNNP071, BNNP075, BNNP077, BNNP081 BNNP087, BNNP091, BNNP095,

Too many heavy vehicles are travelling to and from industrial properties in the plan area including:

61 Railway Parade, 40 Railway Street and 70 St Achs Street, Nudgee

207 Elliott Road, Banyo metal recyclers on Crockford Street; and logistics businesses on Toombul Road, Northgate.


Most of the industrial land in Banyo-Northgate is close to arterial roads including Earnshaw, Toombul and Nudgee Roads. This means that heavy vehicles do not have to use smaller neighbourhood roads.

Some industrial properties in the area, including to the north of Bindha and Nudgee railway stations, are not near arterial roads. However, the draft plan rezones many of these to support smaller scale industries with likely fewer heavy commercial vehicle movements.

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BNNP102 The draft plan does not propose any changes to the Road hierarchy overlay.



1.3.5 BNNP043, BNNP074

Odour and noise from industrial activities near Bindha and Northgate stations could impact future residents (eg on Blinzinger Road, Park Street, Chapel Street and Railway Parade). On the other hand, complaints from future residents could affect the viability of existing and future industries.


Council seeks to avoid conflict between industrial and residential uses through zoning eg only locating low impact industry areas next to residential areas. However, in some cases, even if an industrial area has been rezoned, previously approved industrial activities with odour and/or noise impacts may remain near residential areas. Council supports the ongoing viability of legally operating businesses

Potential conflicts between residential and industrial uses are addressed in City Plan 2014 through the Industrial Amenity Overlay. This overlay requires residential applicants to show that development will not be affected by odour, air emissions and/or noise from legally operating industries in the area. In other words, applicants must be able to demonstrate through an air quality assessment that odour, air emissions and/or noise will not be an issue at that site, for example, due to the prevailing wind conditions or specific topography. Blinzinger Road, Park Street, Chapel Street and Railway Parade are all covered by this overlay. Residents who are concerned about particular odour and noise issues can contact Council’s compliance and regulation team on 3403 8888.

Council will propose an overlay around existing legally-operating industrial businesses near Northgate station, and there is already an overlay area near Bindha station.

The draft plan extends the industrial amenity overlay to manage development applications in all potentially affected properties. .

1.3.6 BNNP009, BNNP056

Vehicles travelling to the Nudgee Transfer Station should be covered to reduce odour and prevent rubbish from falling onto the road.


Council’s jurisdiction does not cover vehicle loads (e.g. rubbish falling off an un-covered load. Council does enforce intentional littering and illegal dumping. However, Waste and Resources Recovery Services branch will soon begin a focussed campaign in the Nudgee area to raise community awareness of their responsibilities to cover their loads and avoid littering and illegal dumping.

1.4 Site specific

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1.4.7 BNNP025 A high-voltage electricity transmission substation is planned for 224 Elliott Road so the draft plan should:

retain existing Low-impact industry (LII) zoning on the southern side of the Elliott Road

rezone 224 Elliott Road to Special purposes (SP4) (utility services) to allow development as high voltage transmission substation site; and

include provisions to manage reverse amenity impacts and protect the transmission substation.


The subject site is currently a mix of Emerging community (QPP-EC) and Environmental management (QPP-EM) zoned land.

The draft plan indicates change to the subject site to Special purpose (utility services) (QPP-SP4) and Environmental management (QPP-EM) to protect this major electricity infrastructure location, and retaining industrial land uses on the southern side of Elliott Road through Specialised centre (mixed industry and business) (SC5) zoning.

1.1.3 BNNP044 The land at 733 Nudgee Road should not be rezoned from large format retail to industry and business.


The site at 733 Nudgee Road, Nudgee is currently used for industrial activities. The site’s current zoning (Specialised Centre SC4 (Large format retail), is not consistent with the existing or proposed use of the land. This site is also well-located for industrial uses, with excellent access to the Southern Cross Way motorway.

The draft plan indicates this property is suitable for low impact industry.

1.1.4 BNNP017 Support for proposal to retain existing industry at 526 - 538 Nudgee Road, Hendra but part of this site needs to be rezoned from open space to industrial.

Thank you for your feedback, it has been noted. The site at 526 - 538 Nudgee Road, Nundah has been used for industry purposes since its development by the Queensland Government associated with the Airport Link project.

Council will continue to review whether any consequential zoning of this land is appropriate through the neighbourhood plan or through another amendment process to Brisbane City Plan 2014.

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Theme 2: Centres and community hubsA total of 68 participants indicated their level of agreement with the strategies in Theme 2: Centres and community hubs. 78% of respondents agreed with the draft strategy and 32% of strongly agreed. In addition, respondents were asked to indicate which uses should be located at each community hub, with results providing support for cafés, restaurants, bars and shops at Northgate; offices and residential at Bindha; and bars, shops and community facilities at Banyo and Nudgee.

7%3%

3%

15%

31%

32%

9%

Theme 2: Centres and community hubs

Strongly disagree Moderately disagree Slightly disagree Slightly agree

Moderately agree Strongly agree No opinion

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2.1 Expansion of Banyo Centre

2.1.1 BNNP037, BNNP073, BNNP082, BNNP101, BNNP105

Support for the expansion of the District centre whilst maintain the village feel.


The draft plan proposes an increase in the area of District centre zoned land at Banyo.

2.1.2 BNNP100 Limited demand for additional district centre land in Banyo centre.


Background research indicates that the current demand for retail floor space in the plan area outstrips supply. This means that many residents have to travel outside the plan area to centres at Nundah, Toombul or Chermside, to do their shopping, which extra stress on the local road network.

As the population grows there will be additional demand for local shopping services. The draft plan seeks to address this shortfall by expanding the district centre at Banyo to potentially provide for:

an additional full-line supermarket, which could locate next to the Woolworths supermarket over a large area of existing Queensland Rail land and other privately owned land

local shops, services and accommodation opportunities on smaller properties along Tuffnell Road and St Vincents Road.

The draft plan proposes an increase in the area of District centre zoned land at Banyo.

2.1.3 BNNP065 Encourage individual identity for community hubs and centres.


The plan includes a number of provisions which will contribute to the on-going development of distinctive identities for each precinct. Key points of difference include an active pedestrian plaza at Northgate railway station, a master planned employment precinct at Bindha, a shopping precinct with commercial character buildings at Banyo and local convenience shops at Nudgee station.

The draft plan proposes inclusion of properties in the Commercial character buildings overlay, expansion of District centre zoning in Banyo centre, Specialised centre (mixed industry and business) (SC5) zoning on Holland and Ridge streets, and mix of low medium density residential, small scale retail and

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food and drink outlets allowed at Railway Street, Nudgee.

2.1.4 BNNP102 The expansion of the Banyo centre should be restricted to the area around railway station on Tufnell and St Vincent’s Roads, not within residential areas.


The proposed expansion of the Banyo Centre largely occurs in the future industry area on the western side of Tuffnel Road. The draft plan does propose a change to some residential land to District centre (on the eastern side of Tuffnel Road and on the southern side of St Vincent’s Road) to further define the centre’s main streets and to provide for small scale mixed use development.

The draft plan proposes an expansion of the Banyo centre.

2.1.5 BNNP102 Support for protecting additional older buildings in the Banyo centre from being demolished or substantially altered.


2.1.6 BNNP102 Housing above retail and should be limited to a maximum building height of 2 storeys.


A key objective in both the Banyo-Northgate area and across Brisbane is ensuring that residents have sufficient housing options at different stages of life. The Banyo centre is classified as a “District centre”. In Brisbane City Plan 2014, a “District centre” supports a wide range of uses, including residential above retail, up to four storeys. Smaller dwellings like units, are supported in centres because they are close to local shops and services. In Banyo, the centre is also within easy walking distance of the railway station. Buildings up to four storeys in a centre or shopping areas are also generally more supported by the community than three or four storey buildings in mostly detached residential areas.

The draft plan does not propose any changes to standard (City plan 2014) building heights in the District Centre zone

2.1.7 BNNP001, BNNP078 BNNP079

Support for active frontages to facilitate a people-friendly centre in Banyo, with a request to extend along the whole of St Vincents Road.


‘Active’ frontages are typically only specified in centre or employment areas to support pedestrian friendly ‘centre’ environments. In residential areas, such as outside the District centre along St Vincents Road, buildings are generally set back to allow for landscaping and front gardens.

The draft plan proposes active frontages in District centre zoned land along Tufnell and St Vincent’s Roads.

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2.2 New community hubs around railway stations

2.2.1 BNNP073, BNNP079, BNNP096, BNNP100

There was overall support for locating commercial and retail development close to railway stations to encourage activation and improve safety and security.


2.2.2 BNNP100 Concerns about the integration of new typologies (i.e. SOHO) into existing residential areas, particularly character areas.


A Small Office / Home Office (SOHO) designed to provide appropriate premises for small businesses and can be located in centre or mixed use zoned areas or Low medium density residential areas which have active frontages. This type of development is proposed immediately opposite the Nudge Railway station in the draft plan. SOHO developments are not included in other residential areas including character residential.

The draft plan proposes the integration of new residential typologies within the Nudge Railway Station precinct only.

2.3 Connections to centres, stations and university


Support for ‘green street/shadeways’ to improve the pedestrian experience in the Banyo centre.

Green streets should be extended along the whole of St Vincents Road and sub-tropical trees should be planted within the next ten years.


Sub-tropical boulevards (or green streets) are generally provided in district centres like Banyo on sites zoned for centre activities. They are provided through development conditions and where Council delivers a suburban centre enhancement project.

The draft plan proposes updates to the streetscape hierarchy overlay to support delivery of a sub-tropical boulevard streetscape.

2.4.1 BNNP047 Strategies to improve access for students, staff and the public to the ACU could include:

traffic calming devices and pedestrian crossings on Earnshaw and Approach Roads

investigating potential for a formalised pedestrian crossing points on Nudgee Road

improvements to pedestrian and cycle connections to the Moreton Bay Cycleway, and

engaging Translink to improve connection of bus


Council plans to continue to work with the Australian Catholic University and the community to manage access to the university and safety in the surrounding local road network.

In preparing the draft Local Government Infrastructure Plan (LGIP) the Banyo Northgate Neighbourhood Plan was not advanced sufficiently to enable planning assumptions or infrastructure planning to be included in the draft LGIP.

Council intends to review and update the draft LGIP and planning assumptions on a periodic basis. This will principally be to take account of planning changes such as zone

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services to the McAuley Campus with railway stations.

The Local Government Infrastructure Plan (LGIP) should include:

upgrade to the Nudgee Road, Ashton Place and ACU vehicle access

pedestrian connections between the McAuley Campus and Nudgee railway station and

bicycle connection between the McAuley Campus and the Northgate railway station.

changes, new neighbourhood plans and other amendments; other inputs would also be to include current approvals and actual development growth. Additionally, infrastructure planning will be undertaken to identify infrastructure necessary to support the planned growth.

Road projects identified for LGIP inclusion are selected and prioritised based on a number of criteria. These criteria include: completing missing links in the network, to support future growth, where land is required, within the LGIP planning horizon of 2016–2026, to address capacity constraints along key road corridors and to support Council's Long Term Infrastructure Plan. Delivery of future road infrastructure is considered as part of Council’s ongoing road investigations and is subject to funding availability.

The pathways network in the draft LGIP is not an exhaustive list of pathway projects that Council is seeking to deliver in the future. Pathway projects identified in the draft LGIP were selected and prioritised based on a number of criteria. These criteria include, completing missing links in the network where there is known demand, to support future growth where land is required, within the draft LGIP planning horizon and to support Council's Brisbane Long Term Infrastructure Plan 2012–2031 and the Brisbane Active Transport Strategy 2012-2026.

The draft LGIP will not be Council’s only infrastructure plan for the city. Council’s infrastructure plans for the future are outlined in several other plans and strategies including:

Transport Plan for Brisbane 2008-2026 local stormwater management plans park master plans Brisbane Long Term Infrastructure Plan 2012-2031 Long Term Asset Management Plan 2012-2022 and asset management plans Council’s Long Term Financial Forecast and annual budget.

More information is available on Council’s website (brisbane.qld.gov.au and search for ‘draft Local Government Infrastructure Plan’) or by phoning Council’s Contact Centre on (07) 3403 8888.

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Theme 3: Character and housingFifty-three (53) respondents indicated their level of agreement with the strategies of Theme 3: Character and Housing. 74% of respondents agreed with the strategies, comprising 19% who strongly agreed, 42% who moderately agreed and 13% who slightly agreed. Although only 27% of respondents disagreed, 11% of strongly disagreed.

11.3%

5.7%

7.5%

13.2%

41.5%

18.9%

1.9%

Level of Support for Theme 3: Character and Housing


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3.1 Protecting heritage and character


General support for strengthening character protections in Northgate, Banyo and Nudgee.


The draft plan proposes additions to traditional building character, heritage, pre-1911 and commercial character building protections.


Ensure tin and timber houses are protected to prevent the demolition and subdivision of homes, new housing design to reflect traditional building, and prevent high-density development eroding intact character residential streetscapes.


See response 3.1.4 and 3.1.5 below.

3.1.3 BNNP080 Restrict development to 9.5 m high on low-medium density sites that are next to character housing.

Thank you for your feedback it has been noted.

Provisions in Brisbane City Plan 2014 ensure that any development in the Low-medium density residential (2 or 3 storey mix) (LMR2) that is within 10m of the common boundary does not exceed 9.5 m or 2 storeys.

The draft plan does not propose any changes to building heights in Low medium density residential areas.

3.1.4 BNNP065 Extend character protections to houses constructed after 1946 to prevent the demolition and loss of residential character in the area.


Character protections apply to areas of character housing where the majority of dwellings in an identifiable group of or block were built before 1946. This includes post war houses located in the middle of intact streetscape areas. Although post war houses may be demolished, they must be replaced with building that reflect the form, scale, materials and detailing of tin and timber buildings.

The draft plan proposes extending character protections including post war buildings located in character streetscapes.

3.1.5 BNNP080 A cluster of more than four character buildings, either adjacent to each other or opposite each other, should be


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included in the Traditional building character overlay. The Traditional building character (TBC) overlay applies to streets, precincts and groups of houses individually or collectively contribute to the character of the area. If the TBC applies to a particular street it is zoned Character residential (Character or Infill housing) even if a few houses on the street were not built before 1946. The criteria used to review LMR2 Low-medium density residential (2 or 3 storey mix) areas with a TBC overlay for the draft Banyo Northgate Neighbourhood Plan included:

existing development on site i.e. pre-1946 (character) house, post-1946 house or multiple dwelling.

whether development contributes to traditional character of the area. location of existing development (e.g. multiple dwellings in the middle of a

character area were rezoned to CR2). proximity to centres or public transport.

The draft plan proposes extending the traditional building character overlay where buildings contribute to the traditional character of the area

3.1.6 BNNP080 Secondary dwellings (also known as ‘granny flats’) and rear lot developments are not sympathetic to the traditional building character style.


Regulations for secondary dwellings are managed at a citywide scale and out of the scope of the draft plan. City Plan 2014 already allows for two separate buildings on one title to be occupied by separate families. In most circumstances, a development application to change the use from a dwelling house (one household) to a dual occupancy (two households) will be required to be assessed by Council. This ensures the additional demand for infrastructure and utilities are suitably provided to meet the needs of residents.

The draft plan does not propose any changes to regulations associated with secondary dwellings.

3.1.6 BNNP031 Conduct audit of character and heritage properties in the area to update protections in the draft neighbourhood plan.


Please see 3.1.5 above

3.1.7 BNNP094 Character protections close to Northgate railway station reduce development potential and need to be resolved.


Community feedback indicates that residents value the areas character housing and want it to remain for future generations with requests to protect well-preserved streets of timber and tin, particularly in the suburb of Northgate.

Council undertook a detailed review of appropriate character protections and zoning

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based on the outcomes of a survey of character and heritage buildings particularly in areas around Northgate railway station zoned for Low-medium density residential development (for more information see 3.1.5 above).

The draft plan identifies some selected sites as medium density zoning close to Northgate railway station.

3.2 Housing choice close to railway stations


Support for aged care and assisted living facilities in Banyo because of the flat topography and services in the area.


Council recognises that many older residents want to stay in their community and age, close to family friends and familiar surroundings.

Brisbane City Council is now considering a number of initiatives to encourage new retirement living and residential care accommodation, especially areas of demand, to provide choice for residents to remain within their local neighbourhood throughout their lifecycle.

The draft plan allows townhouses, duplexes, terraces and units close to services and railway stations to provide affordable housing opportunities to allow community members to age in place with access to services, amenity and public transport.

The draft plan also indicates an area in Nudgee North as suitable for a retirement facility and complementary facilities.


Broad community support for encouraging better housing choice and affordability close to railway stations, but only within the 500m walking distance of railway stations, centres and major road corridors.


The Banyo – Northgate area enjoys some of the city’s best rail services with five train stations and trains arriving every eight minutes in peak hour at some of these stations. The draft plan aims to provide better housing choice close to railway stations on selected sites which do not contribute to the traditional character of the area. This helps retain the low-rise nature of the rest of the Banyo – Northgate area overall.

The draft plan proposes change to selected sites within 400m of Northgate, Banyo, Bindha and Nudgee railway stations to low-medium or medium density residential.

3.2.3 BNNP100 Concern proposed development not in keeping with the suburban nature and character housing in the Nudgee, Banyo and Northgate.


See response 3.2.2 above.

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3.2.4 BNNP110 Needs of the community are not being met by unit development. Greater housing diversity is required including small lot housing, townhouses with yards, terrace housing with front and back yards, housing for larger families, singles and older people, and affordable housing.


A range of residential housing choices are represented in Brisbane City Plan 2014 which aims to meet the needs a growing population and cater for people at all stages of their lives. Brisbane City Plan 2014 provides a wide range of residential zones that support development of a variety of residential types in response to market supply and consumption demands.

The draft neighbourhood plan proposes a variety of different zonings across the neighbourhood plan area. Each zone allows for different types of development and include different requirements for approval. By providing a range of different zoning types across the plan area, the draft neighbourhood plan intends to increase the diversity of housing choices.

Planning legislation does not, however, allow Council to mandate the provision of affordable housing as it is an issue involving the Queensland Government and Commonwealth housing and financial policies.

The draft plan proposes a range of residential densities which cater for a variety of dwelling types.

3.2.5 BNNP082, BNNP103, BNNP106

Development must adhere to the maximum building heights in the neighbourhood plan to achieve the vision and implement the strategies.


The neighbourhood plan is an amendment to City Plan, a performance-based scheme as required by Planning Act (PACT) 2017. Consistent with this legislation, there are no prohibitions on development, including applications proposing outcomes that differ from City Plan (including neighbourhood plans).

Council cannot refuse to assess a development application. Each development application is assessed on its merits and Council’s decisions are based on an assessment of the requirements of planning legislation and against the performance measures of the planning scheme.

The draft plan proposes variations to building heights in nominated precincts only.


Brisbane’s population is growing. More dwellings are needed to meet this demand. The strategy does not allow for enough growth in the local area.


As part of the preparation for the neighbourhood plan, population forecasts were prepared. They showed that the Banyo – Northgate area is expected to experience moderate population growth in the next 20 years, consistent with its predominantly low-density residential nature.

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The draft plan identifies a suitable number of changes to accommodate projected population growth in the area.


The proposed development around Northgate railway station will be similar to development around other locations such as Nundah and Toombul.


Toombul-Nundah is a major centre and the Toombul-Nundah neighbourhood plan allows building heights of up to 12 storeys on some sites in Nundah Village.

The draft plan does not indicate any high density residential development in the area, but does indicate areas for medium density residential and MIBA with maximum building heights of 6 storeys

3.2.8 BNNP102, BNNP106

Maximum building heights should be limited to:

3 storeys across the Banyo – Northgate area. 3, 4 or 5 storeys around Northgate railway station. 1 storey at Nudgee, Banyo and Bindha.


The draft plan generally reflects these building heights across the plan area.

3.2.9 BNNP012 Low-medium density development should not be located opposite Nudgee railway station because it will increase traffic and car parking in surrounding streets.


Council is continually assessing and managing on-street parking and kerbside allocations across the entire transport network (e.g. clearways and no standing zones), in light of the recommendations made by the Brisbane Parking Taskforce.

There are no changes proposed to on-street car parking as a result of the draft neighbourhood plan.

Council manages requirements for on-site car parking on a citywide basis through the development assessment process.

The draft plan proposes a small area of low-medium density zoning opposite the Nudgee railway station.

3.2.10 BNNP030 Concerned that the low-medium density development proposed for Banyo centre will be similar to townhouse developments in Fitzgibbon Chase.


Fitzgibbon Chase is located within a Priority Development Area (PDA) with any development assessed against provisions in the Fitzgibbon PDA Development Scheme under the jurisdiction of the Queensland Government.

Brisbane City Plan 2014 that ensures minimum setback and lot sizes for low-medium

29



density residential development proposed in Banyo centre.

The draft plan does not propose any changes to minimum setback and lot sizes in Low medium density residential areas

3.2.11 BNNP103 The scale and height of proposed residential development is appropriate for the strategic context and suburban nature of the Banyo – Northgate area.


3.3 Integration of new development

3.3.1 BNNP093 Support for city plan provisions which allow large sites (3,000 m2) in the Low-density residential zone to be used for multiple dwellings because this helps provide housing variety and assists with ageing in place.



End of block density and infill development in quiet streets which are outside the 400m walking catchments of railway stations will affect the suburban character by increasing traffic and on-street parking.

Council manages requirements for on-site car parking on a citywide basis through the development assessment process via Brisbane City Plan 2014. Development of commercial, retail or residential uses must provide a certain level of car parking within new buildings. Council will continue to ensure new development provides acceptable levels of car parking.

Council is continually assessing and managing the entire transport network in regard to on-street parking and kerbside allocations (e.g. clearways and no standing zones). Council will continue to ensure that new development provides acceptable levels of car parking to reduce demand for on-street parking.

The draft plan proposes increased housing choice in areas that are well serviced by high frequency public transport.

3.4 Site specific

3.4.1 BNNP094 Character protections should no longer apply to properties on Ridge and Hall streets, Northgate.

Thank you for your feedback, it is noted.

The buildings on Ridge and Hall Street are a mix pre-1946 and post-1946 dwellings. However, as result of the character and heritage review (see 3.14 and 3.15 for more

30



information) the TBC has extended to cover a small number of additional sites.

The draft plan proposes some additional character protections for Ridge and Hall Streets, Northgate.

3.4.2 BNNP008, BNNP014, BNNP016, BNNP023, BNNP034, BNNP075, BNNP103

Retain and enhance protections for character housing at:

64 Hall Street, Northgate 62 Blinzinger Road, Virginia 14 – 22 Kennaway Street, Banyo 10, 12, 14, 20 and 22 Somers Street, Nudgee 7, 8, 10, 12, 15 and 18 Hayden Street, Nudgee and block bounded by Red Hill Road, St Vincents, Langton

Street, and Paradise Street


As a result of the character and heritage survey and review described above (see 3.1.5), the traditional building character overlay has been extended to cover:

10, 12, 14, 20 and 22 Somers Street, Nudgee 64 Hall Street, Northgate 14 – 22 Kennaway Street.

The Traditional building character overlay has not been extended to cover:

7, 8, 12, and 18 Hayden Street, Nudgee the block bounded by Red Hill Road, St Vincents, Langton Street, and Paradise

Street is already partly covered) 10 and 15 Hayden Street, and 62 Blinzinger Road (already protected by the

Heritage overlay)

3.4.3 BNNP097 Why is 49 Ryans Road, which was built in 1948, included in traditional character area, when (some) other pre-46 houses are not?


Please see 3.1.3 above.

3.4.4 BNNP007 Properties on York Street should be rezoned to Low-medium density residential (3 storeys) because they don’t have character housing, are within walking distance (800m radius) of Nundah and Northgate railway stations, and could provide a transition from higher density development areas in Toombul and Nundah centre.


These properties are currently zoned Low-medium density residential (2 or 3 storey mix) (LMR2).

The draft plan does not indicate a change in the current zoning in the area.

3.4.5 BNNP023 The former Energex depot in Banyo is outside the 400m walking catchment of the railway station so why has it been proposed for development?


The existing Banyo-Nudgee neighbourhood plan allows this site to redevelop for residential if not longer required by Energex. The Energex depot has recently been decommissioned and remediation works have commenced to ready the site for redevelopment. The draft Banyo-Northgate neighbourhood plan provides further

31



guidance for the redevelopment on the site in order to maximise community benefits and integrate with nearby residences.

The draft plan includes desired outcomes for this site and includes a precinct plan which provides new roads and a new park.

3.4.6 BNNP042 The former Energex depot should be rezoned or otherwise indicated (using a precinct) for Low-medium density residential development.


The draft plan retains the Emerging community zone for the Former Energex depot site but clarifies the development intent by including a Low medium density residential precinct.

3.4.7 BNNP039 A maximum building height of 5 storeys should be allowed on the Mercy Centre site (131 Queens Road) to meet the demand for future aged and community care facilities within the area.

Development of this scale is appropriate because this bulk and scale already established by a building on site of adequate separation with existing residents and no loss of visual amenity. Increased residential density could create demand for convenience shopping and medical facility incorporated in the potential precinct planning.


The draft plan retains the maximum building heights for this site proposed in the current Banyo-Nudgee neighbourhood plan.

The draft plan allows for the development of a retirement facility and complementary facilities on this site with maximum building height of 2 storeys.

3.4.9 BNNP004, BNNP056

The subdivision of 99 Forrest Street, Nudgee, will have a detrimental effect on the character of the suburb, and will increase traffic and on-street parking.


Brisbane City Plan 2014 allows for well-located blocks of Low-density residential zoned land of over 3,000 m2 in area to be subdivided into dual occupancy or multiple dwellings (e.g. townhouses) in the suburban context.

For more information about any current development applications and opportunities for community members to provide feedback please visit Council’s planning and development portal ‘PD online or phone 3403 8888.

The draft plan does not propose any changes for 99 Forrest Street, Nudgee.

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Theme 4: Access and travelThe strategies proposed in Theme 4 were strongly supported with almost 80% of the 48 respondents noting their agreement. This was made up of 31% who strongly agreed, 40% who moderately agreed and 8% who slightly agreed.

8.3%

6.3%

6.3%

8.3%

39.6%

31.3%

Level of Support for Theme Four: Access and Travel

Strongly disagree Moderately disagree Slightly disagree Slightly agree Moderately agree Strongly agree

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4.1 Future connections to train stations

4.1.1 BNNP023 Support making it easier, safer and more enjoyable to walk, cycle or take the bus to stations.

Thank you for feedback, it has been noted.

4.1.2 BNNP006, BNNP023, BNNP043

Community support for better access to Bindha railway station, but with some concerns about safety and security.


These potential new connections have been identified to improve access to Bindha railway station and general connectivity in the area, which will be provided through the redevelopment of privately owned land.

The draft plan includes provisions that ensure legible pedestrian access and local road network are provided between St Vincents Road and Bindha railway station through the development of privately owned land.

4.1.3 BNNP023, BNNP031, BNNP070

Increase the number of railway crossing points to improve the cycling and pedestrian connectivity, particularly at Northgate railway station.


While the provision of railway and associated infrastructure such as pedestrian and cycle crossings is the responsibility of the Queensland Rail, and is therefore outside the neighbourhood plan process, your feedback has been forwarded to the Queensland Government for consideration.

The draft plan does not propose any changes to railway or associated infrastructure.

4.1.4 BNNP044, BNNP048, BNNP070

Need to improve the local footpath and street network especially along key road corridors (i.e. Nudgee and Toombul roads) to encourage employees to walk to Northgate railway station.


Council’s 2017 – 18 budget includes a number of improvements to local footpaths.

In addition the Council Annual Plan and Budget 2017-18 allocates funds to each ward councillor to construct new footpaths where required in their ward.

Please refer to 4.1.5 below,

The draft plan proposes improvements to pedestrian connectivity, streetscapes, active frontages and local road connections through redevelopment, particularly in the Northgate, Bindha, Banyo and Bindha railway station precincts.

4.1.5 BNNP043 Some of the actions in the ‘access and travel’ theme of the draft strategy should be clarified including adding


34



existing cycle ways and pedestrian connections to maps. Council is currently reviewing the Bicycle network overlay in the City Plan 2014. Your feedback has been forwarded to Council’s Transport Planning and Strategy branch for consideration. In addition, the Queensland Government (Transport and Main Roads) is providing a new share cycle and pedestrian footpath from Nudgee to Boondall and improved connections to the existing Jim Soorley Bikeway as part of the Gateway Upgrade North project.

The draft plan does not propose any changes to the Bicycle network overlay.

4.2 Public transport

4.2.1 BNNP006, BNNP063, BNNP065

Public transport access and services could be improved through better local connections, more car parking, after hours services, and changing bus routes to reduce travel times.


Planning for public transport infrastructure and services, including park'n'rides and bus routes, is conducted by TransLink, part of the Queensland Government.

The draft plan does not propose any changes to public transport services or infrastructure.

4.2.2 BNNP031 The importance of Northgate railway station as a high frequency public transport node which connects residents, employees and students to the Brisbane CBD and SEQ region, should be recognised in the draft neighbourhood plan.


Brisbane City Plan 2014 recognises the strategic importance of Northgate railway station recognises as a transport node on the north-east rail corridor.

Council has considered the integration of the surrounding land uses to contribute to a high amenity precinct around the Northgate railway station, with a mixed-industry and business precinct to provide commercial and residential purposes.

The draft plan proposes a mixed industry and business precinct at Northgate railway station to provide a high amenity precinct.

4.2.3 BNNP014, BNNP075, BNNP085, BNNP086, BNNP087, BNNP090, BNNP091, BNNP095, BNNP099,

Noise from the Northgate railway station disturbs local residents and acoustic fencing constructed around the railway station could reduce the issue.


Properties located close to railway lines can experience varying levels of noise. Under the Queensland Environment Protection Act 1994, noise from the operation of a railway is exempt from environmental nuisance provisions.

While Council has no authority to conduct noise attenuation works along railway corridors (as this land is owned by the Queensland Government), Council helps to manage noise associated with rail operations through the development assessment

35



BNNP104, process.

Where a development application is submitted for a property along a railway line, the proposed development must comply with Brisbane City Plan 2014’s Noise Impact Assessment Planning Scheme Policy, which also outlines noise impact control.

The draft plan does not include changes to railway corridor noise controls at Northgate railway station.

4.3 Local walking and cycling connections

4.3.1 BNNP010, BNNP023

Support for a 'comprehensive walking and cycling networks.

Thank for your feedback, it has been noted.


Providing “comprehensive walking and cycling networks” is a great aspiration, but difficult to achieve. Investment in active travel is beneficial as it reduces congestion and on street parking issues with suggestions for end-of-trip facilities (i.e. bike lockers), widening footpaths, and improving pedestrian crossing points of major roads.


Council understands the value of walking and cycling in terms of providing alternative transport options to the community and helping to reduce traffic demand and congestion on local roads.

Council is currently reviewing the Bicycle network overlay in the City Plan 2014.

Your feedback has been forwarded to Council’s Transport Planning and Strategy branch for consideration. In addition, the Queensland Government (Transport and Main Roads) is providing a new share cycle and pedestrian footpath from Nudgee to Boondall and improved connections to the existing Jim Soorley Bikeway as part of the Gateway Upgrade North project.


4.3.3 BNNP002, BNNP005, BNNP023 BNNP029, BNNP092

Pedestrian and cycling connections should be improved on:

Tufnell Road, Banyo or Elliott Road, Nudgee to access southern Boondall across to Downfall Creek Bikeway

Kelly, Blinzinger and Elliott Roads to Downfall Creek Bikeway

Local road connections to Kedron Brook / Jim Soorley bikeways

Belmore Street


Council notes these identified missing links for pedestrian and cycle connections and will forward this feedback to the active transport team within the Transport Planning and Strategy branch as part of the review of the Bicycle network overlay in the City Plan 2014 (see 4.3.2 above).


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Nudgee Road Amelia Avenue Earnshaw Road Ridge and Elwyn streets Melton Road; and Along the railway corridor

4.4 Traffic management and road safety


Improvements to road and transport infrastructure are needed to support proposed development including upgrades to better manage existing congestion in the Banyo – Northgate area.


Upgrades to several roads in the Banyo-Northgate area have been included in Council’s Local Government Infrastructure Plan including:

• Nudgee Road (from Raubers Road to Tufnell Road)

• Childs Road (from the Gateway Motorway to St Vincents Road)

• Nudgee Road/Tufnell Road intersection; and

• St Vincents Road/Childs Road intersection.

Several improvements to Toombul Road are also included in Council’s budget for 2017-2018 including:

• Toombul Road at Melton Road

• Toombul Road at Northlink Place

• Toombul Road at Nudgee Road

• Toombul Road at St Vincents Road and

• Toombul Road/Wellington Street intersection.

Finally, transport models have been prepared to inform the draft plan. Future upgrades to key intersections may be considered as a result.

The draft plan does not propose changes to transport infrastructure (refer to 2.4.1).

4.4.2 BNNP106 The Nudgee Road corridor should be upgraded as planned to support business investment and opportunities.


An upgrade of Nudgee Road is included in the Local Government Infrastructure Plan

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scheduled for delivery between 2016 and 2021.


4.4.3 BNNP044 More information is needed about the timing of the proposed upgrade of Nudgee Road as there are road resumption notices on properties in the corridor.


Council is committed to building and improved road and transport network across Brisbane through a range of key projects including major road construction and intersection upgrades.

Council identifies requirements for future road upgrades and widening through land dedications and road resumption notices. Delivery of future road infrastructure is considered as part of Council’s ongoing road investigations and is subject to funding availability.


4.4.4 BNNP023, BNNP062, BNNP064, BNNP071, BNNP083,

Local residents are concerned about ‘rat running’ between the main arterial roads and Banyo centre, particularly where involving heavy vehicles and would like appropriate signage, traffic calming and restrictions at entry points to the suburb.


Council’s Transport Planning and Strategy section manage traffic calming and changes to roads and intersections. While these matters are outside the scope of the neighbourhood plan process, this feedback has been forwarded to the Transport Planning and Strategy for further consideration.

The draft plan does not propose changes to the road network.

4.4.5 BNNP023 Support for proposed traffic calming measures on major roads, particularly in the suburb of Northgate, Virginia, Banyo and Nudgee area, to reduce heavy vehicle movements on suburban roads.


4.4.6 BNNP006 High levels of dust are generated by heavy vehicles along Earnshaw Road.


Council is committed to providing a clean and safe environment for its residents receiving complaints about environmental nuisance that cause an unreasonable

38



interference or likely interference, including dust.

Please contact Council on (07) 4303 8888 to lodge any complaints about nuisance.

The draft plan does not propose changes to existing environmental standards.


Several residents are concerned about safety at the open level railway crossing at the intersection of Tufnell and St Vincent’s Roads. Some residents have requested either an upgrade to the crossing or better traffic management in the surrounding streets, particularly as the centre grows.


Council is considering how we can better manage traffic at the open level crossing in Banyo centre. There is no plan for an overpass or additional crossing points of the railway line.



Additional railway crossing points would improve connectivity including points at Redhill Road and Ivedon Street and extending Elliott Road to southern parts of Boondall.


While the provision of railway and associated infrastructure such as pedestrian and cycle crossings are the responsibility of the Queensland Rail, and are outside of the neighbourhood plan process, this feedback has been forwarded to the Queensland Government for consideration.


4.4.9 BNNP009 A local resident is concerned about traffic and noise impacts along Nudgee Road, between Toombul Road and Crockford Street, particularly from heavy vehicle traffic operating in the evening (6pm-10pm) and night (10pm-7am) every day of the week.


Council is committed to building and improved road and transport network across Brisbane through a range of key projects including major road construction and intersection upgrades.

Council is committed to providing a clean and safe environment for its residents receiving complaints about environmental nuisance that cause an unreasonable interference or likely interference, including noise.

Please contact Council on (07) 4303 8888 to lodge any complaints about nuisance.

The draft plan does not propose any changes to the local road network.

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4.4.10 BNNP014, BNNP030, BNNP043, BNNP049, BNNP051, BNNP052, BNNP062, BNNP071, BNNP076, BNNP089, BNNP097, BNNP098, BNNP099, BNNP106

Overall concern about on street parking and associated road safety issues around railway stations, centres and industrial areas with requests for additional car parking facilities, traffic management and parking measures to be provided around Northgate, Bindha and Nudgee railway stations.


Planning for public transport infrastructure and services, including park'n'rides and railway stations, is conducted by TransLink, part of the Queensland Government. However, Council’s Transport Network Operations team can field enquiries regarding on-street parking near stations and centres.

For more information about on-street parking see response 4.4.11 to 4.4.13 below.

The draft plan does not propose any new park’n’ride locations in the plan area.


Local residents were concerned about the potential loss of car parking facilities around Northgate railway station because of new units proposed on Ridge and Gympie streets.


Please see 4.4.11 above.

The draft plan does not propose any changes to public transport services or infrastructure.


Railway car parking facilities at Northgate railway station are unsightly. The proposed redevelopment of these sites will improve the amenity of the area.


4.2.13 BNNP060, BNNP106, BNNP108

Increase car parking requirements for new units to reduce on-street car parking issues in the draft neighbourhood plan.


Council is continually assessing and managing on-street parking and kerbside allocations across the entire transport network (e.g. clearways and no standing zones), in light of the recommendations made by the Brisbane Parking Taskforce.

Council manages requirements for on-site car parking on a citywide basis through the development assessment process.

The draft plan proposes no changes to on-street car parking requirements as part of any future development.

4.2.14 BNNP047 Request for further clarification on the intent of on-street car parking management within the vicinity of the


40



McAuley Campus of Australian Catholic University (ACU) with insufficient detail provided about the link between on-street car parking demand and road safety.

Council will continue to work with ACU regarding parking and local road connections, including the development of a master plan for the site.

The draft plan proposes no changes to on-street parking and local road connections.

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Theme 5: Green spacesForty-one (41) survey participants completed this question, demonstrating a high level of agreement (83%) with the strategies in Theme 5. 32% of respondents strongly agreed while only 16% disagreed.

2.40%

7.30%

7.30%

7.30%

43.90%

31.70%

Theme 5: Green Spaces

Strongly disagree Moderately disagree Slightly disagree Slightly agree Moderately agree Strongly agree

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5.1 Activate and improving open spaces

5.1.1 BNNP074 Developing new housing units next to parks is a good idea. Thank you for your feedback, it has been noted.

5.1.2 BNNP046, BNNP106

Concerns that development of units near parks could be affected by flooding including properties at:

Walkers Way, Nundah which is affected by flooding from Kedron Brook and

sites overlooking park reserve at Northgate affected by flooding from Pound Drain and Cannery Creek.


Known local flooding issues have been considered in preparing the draft neighbourhood plan. New development will be required to ensure that it does not concentrate, intensify or divert floodwater onto upstream, downstream or adjacent properties or does not result in a material increase in flood levels or flood hazard on upstream, downstream or adjacent properties.

Brisbane City Plan 2014 development codes address local flooding issues.

5.1.3 BNNP023, BNNP064, BNNP094

Local residents support activating and improving open space and sporting facilities.


5.1.4 BNNP068 Open space facilities should be designed to meet community members’ needs, particularly families (e.g. play equipment) and adults (e.g. dog-off-leash areas and gym equipment).


Park upgrades are usually delivered in response to community requests (often via the Ward Councillor), and to address safety concerns. Park upgrades being delivered in the current financial year within the Banyo-Northgate area include:

upgrade to the dog off-leash area in Nudgee Waterhole Reserve; installation of pathway lighting and carpark upgrade in Showground Park, Nudgee; installation of lighting in Patrea Street Park, Banyo; and installation of new toilets and fitness equipment in St Vincents Road Park,

Nudgee.

This follows construction of a new learn-to-ride facility and picnic facility upgrades including a new BBQ in St Vincents Road Park late last year.

5.1.5 BNNP080 Provide more greenspace around Northgate railway station. Brisbane’s park network is focussed on servicing Brisbane’s residents based on

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where they live, including:

residents to the West of Northgate station and the train line have walkable access to one or more of the following parks: Nicholson Park, Sapsford Street Park, Upton Street Park, Plaisted Park and Orchard Park

residents to the South of Northgate station (South east of the train line) have walkable access to Northgate Reserve and

residents to the North east of Northgate station (North east of Toombul Road) have walkable access to one or more of the following parks: Carter Street Park, Progress Park, Stanley Richardson Place Park

Given the existing parks within residential areas surrounding the station, there is insufficient residential growth anticipated in this area to justify acquisition of land for additional parks in this area.

The draft neighbourhood plan does not propose changes to open space near Northgate railway station.

5.1.6 BNNP076, BNNP089

Disagree with the proposed improvement of existing open space areas. We have enough parks and they are underutilised by time-poor community members.


See response 5.1.4 for further information.

5.2 Additional open space and sporting facilities

5.2.1 BNNP067 The Banyo Memorial Park is very good. Thank you for your feedback, it has been noted.


Request for additional facilities in parks close to residential areas to encourage access and activation, including:

vacant land behind Fairview Place

parks on Sapsford and Flower streets in Northgate

remediation of Kedron Brook and other creeks

signage or other features for Northgate reserve installed on Melton and Nudgee roads and

conservation of German Station Park.


Tufnell Road Park, at the Northern end of Tufnell Road behind Fairway Place classified as a Natural Area Park, Natural area parks are generally managed primarily for their habitat and biodiversity values. This park is also subject to high frequency flood inundation from the adjoining Downfall Creek, and is quite isolated with no casual surveillance that would usually be provided by passing traffic given it has no frontage to a formed road. For these reasons Council has no plans to invest in upgrades to this space.

Sapsford Street Park is a small local informal recreation park, which includes a small playground and a picnic shelter. As a very small park, which is less than 500m walk

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from Plaisted Place Park. Council has no plans for further upgrades in the short term.

Plaisted Place Park on Flower Street in Nundah is a popular local informal recreation park, which already includes a playground, skate facility, toilets, barbeque and picnic facilities upgraded in recent years, and open grassed areas suitable for ball games. Adding further park facilities or equipment into this park would be at the loss of open grassed areas, which are already constrained. Council is considering a future refurbishment of the skate facility to improve safety and useability, subject to future funding availability in the Lord Mayors annual budget.

German Station Park (also known as Nundah Cemetery) is considered a local heritage place and is covered by the Heritage building overlay.

See response to 5.1.4 and 5.1.5 for further information.

The draft plan does not propose and changes to these open space areas.

5.2.3 BNNP096 Request for a large aquatic centre in Northgate ward. Thank you for your feedback, it has been noted.

The community within the Banyo Northgate Neighbourhood Plan area are located within the service catchment of the Chermside Aquatic Centre. The Chermside Aquatic Centre is situated within 3km of the plan boundary and offers a variety of recreational aquatic activities, including a heated 25m outdoor pool, a heated 16m indoor pool and a water park. This facility is open throughout the year.

There are also three Council aquatic centre’s located between 4-6km from the neighbourhood plan boundary. The Emily Seebohm Aquatic Centre in Fitzgibbon opened in 2016 which has two 25m heated pools; the recently upgraded Newmarket Olympic Swimming Pool which has a heated 50m, 25m and programs pool; and the Sandgate Aquatic Centre which has a 50m pool and large leisure wading pool. The facility at Sandgate is scheduled to be upgraded next year.

The draft plan does not propose any changes to community facilities.

5.2.4 BNNP100 Infrastructure charges from residential development should contribute to upgrades of facilities (i.e. toilets and shade sails) in open space areas.


Council’s Local Government Infrastructure Plan is intended to service Brisbane’s growing population and support healthy, well-functioning neighbourhoods from 2016

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to 2026. While it is desirable to have infrastructure in place to service new development, it is not always cost effective to provide infrastructure in advance of development or sufficient demand warrants it. For example, the provision of embellishments in parks is staged to provide increasing recreational opportunity and amenity as the development proceeds. This serves better allocation of available funds on a citywide basis. For more information, visit brisbane.qld.gov.au and search 'Local Government Infrastructure Plan’.

The draft plan proposes no changes open space and sporting facilities.

5.2.5 BNNP106 Higher density development increases the need for access to and facilities in open space areas.


Council identifies potential improvements to Brisbane’s park network by identifying Council’s ‘ultimate’ level of service, including quantity of parkland provision, accessibility of the park network for all residents, size of individual parks, and the quality, diversity and appropriateness of park embellishments.

Where a new neighbourhood plan significantly changes the numbers of residents and/or employees expected to locate in a given area, opportunities to enhance the park network towards achieving the DSS are investigated.

The draft plan proposes no changes open space and sporting facilities.

5.2.6 BNNP098 Large open space areas which don’t have facilities should be retained to allow for informal sporting and recreation activities.


The neighbourhood plan area is well serviced by existing parks providing informal recreation spaces, for example, Carter Street, Northgate.

The draft plan proposes no changes to open space and sporting facilities.

5.3 Site specific

5.3.1 BNNP031, BNNP043

Support for the proposed upgrade to the Nudgee Recreation Reserve to a district level sports facility but need to remediate land and make access, security and activation improvements.


Council’s Land Remediation Team is conducting investigations and analysis to guide the preparation of a conceptual remediation design for the site, and to refine the concept plan for re-establishing sporting facilities in the Reserve. This work is

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proceeding carefully and diligently to ensure that any potential risks to the public or the environment are identified and effectively managed. It is envisaged that the future use of the site following the remediation will involve diverse sporting clubs/ groups using different areas of the reserve at a range of times, to improve security and activation. Other Council initiatives such as the Gourmet Food Trucks may also be considered to further activate the reserve.

The draft neighbourhood plan supports recreation activities at Nudgee Recreation Reserve.

5.3.2 BNNP056 Disagree with the proposed upgrade to the Nudgee Recreation Reserve. Demand is already being met by existing open space and sporting facilities and they require further investment instead.


Currently, the Nudgee Recreation Reserve is not able to be used by the public for its intended purpose, which is to provide a large sports and recreation space for the district. Remediating the former landfill will enable it to be once again used by the community for this purpose. The upgrade of the Reserve is identified in Council’s Local Government Infrastructure Plan, which means the works will be funded from infrastructure charges revenue collected from development. As such Council has made an explicit commitment to delivering this upgrade for the community, and the funds are unable to be diverted to other park projects.

The draft neighbourhood plan supports recreation activities at Nudgee Recreation Reserve.

5.3.3 BNNP005, BNNP092

Local residents are concerned about damage to indigenous and environmental values the Nudgee Waterhole from works associated with the Gateway Upgrade North.


Gateway Upgrade North project is being delivered by the Department of Transport and Main Road (DTMR), part of the Queensland Government. More information about upgrades to state controlled roads can be found on the State Government website.

Council provide information on their website about current and future road upgrades. Any directly affected residents will be notified by letter

The draft plan proposes no changes to state and locally controlled road.

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Northgate railway station precinct Online survey participants were asked to identify which aspects of the Northgate Railway Station precinct plan they supported. There was strong support (71%) for the community hub near Holland Street and Melton Road and for improving access to the station (65%). The was moderate support for creative arts and low impact industries (just over fifty per cent of the votes). Support for additional development around the station was mixed: 55% in favour of 3 to 5 storey units but only 43% were in favour or 6 to 8 storey mixed use development.

0.0%

20.0%

40.0%

60.0%

80.0% 65.3% 71.4%

42.9%55.1% 51.0% 55.1%

Level of Support for Proposed Aspects of the Northgate Station Precinct Plan

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6.1 BNNP022 Rezone industrial buildings on the corner of Ryans Road and Flower Street, Northgate to Medium density residential to ensure that their redevelopment, including the relocation of industrial premises, is economically viable.


Council seeks to encourage better housing choice close to railway stations in the Banyo – Northgate area, particularly around the Northgate railway station serviced by the most regular rail services.

The draft plan proposes a change to industrial land on the corner of Ryans Road and Flower Street to Medium density residential.

6.2 BNNP048 Any residential development in Ryans Street should be limited to three storeys and provide appropriate noise abatement designs for the future residents given the proximity to the train station line.

Please see 4.2.3 and 6.1 above

6.3 BNNP013, BNNP038, BNNP048, BNNP074, BNNP112

The proposed mixed industry and business precinct near the Northgate railway station does not reflect the strategic context of this area or maximise its development potential, particularly on larger sites on the northern side of Holland Street. The plan should allow greater flexibility to facilitate development, including:

allowing a maximum building height of 10 storeys on larger sites adjacent to Northgate railway station

rezoning for mixed use to including residential, retail and commercial to improve the competitiveness, productivity and amenity of the area.


The Strategic framework of Brisbane City Plan 2014 identifies Northgate as a growth node that will develop increasing the density of residential and employment uses, . The proposed plan supports the broad aims of the strategic framework to provide housing opportunities to meet moderate population growth and respond to a forecast shortfall for industry land identified in the draft Brisbane Industrial Strategy. The draft plan had to consider existing and adjacent land uses north and east of the precinct when developing the plan

The draft plan proposes a change to industrial areas near Northgate station to Specialised centre (mixed industry and business precinct), and a change to some residential and industrial land on either side of the station to Medium density residential or Mixed use (Corridor) areas.

6.4 BNNP013, BNNP038

There are too many new roads in the draft Northgate station precinct plan. The proposed connection from Toombul Road to the train station should be removed.


The proposed neighbourhood plan has reviewed the number of new road connections and reduced the number and location to two key connections. The proposed road connections provide an opportunity to improve the local street network, which will benefit precinct connectivity, walkability and redevelopment flexibility into the future. The two proposed connections are from Hamilton Road to Holland Street and from

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Landy Street to Allworth Street.

The draft plan identifies these proposed road connections in the Northgate station precinct figure.

6.5 BNNP112 Request to extend the proposed mixed industry and business precinct to properties on Landy Street to facilitate the redevelopment of older industrial buildings.


The draft plan indicates Specialised centre (mixed industry and business) (SC5) zoning for industrial sites on Landy Street.

6.6 BNNP013, BNNP027, BNNP048, BNNP070, BNNP075, BNNP098

There was overall support for providing a small retail precinct on the corner of Holland and Ridge Streets opposite Northgate Railway Station.


6.7 BNNP038 Request to remove the precinct heart on the corner of Ridge and Holland Streets because it is likely to reduce the viability of ground floor retail and commercial on the rest of Holland Street

The proposed plan supports the provision of ground floor retail on Ridge Street and Holland Street. The size and scale of the ground level retail will need to be determined on a site by site basis. The purpose of activating the pedestrian access ways along Ridge Street and Holland Street is to maximise safe accessible ways to Northgate Station and the likelihood of retail tenancies prospering in this precinct at this location.

The draft neighbourhood plan provides details on activating retail at Ridge and Holland Streets.

6.8 BNNP013, BNNP074

The proposed ‘pocket park’ adjacent to the Northgate railway station should be removed because ii reduces the development potential of this site

The Northgate station precinct is located on a high frequency public transport route. This is one of the factors that makes it attractive for a range of industry and business activities including advanced industry. The ‘pocket park’ (station forecourt) has been proposed in the draft plan to improve access and help achieve a high standard of legibility and amenity for workers.

The draft plan proposes a publicly accessible plaza next to Northgate Station.

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Bindha railway station precinctOnline survey participants were also asked to identify the aspects of the Bindha Railway Station precinct plan that they supported. Popular aspects included new local road access to the station (82.5% agree), better walking and cycling paths and access to the station (77.5% agree), and potential new townhouses, duplexes, terraces and low-rise units (67.5% agree).

0.00%20.00%40.00%60.00%80.00%

Support for Proposed Aspects of the Bindha Railway Station Precinct



7.1 BNNP036 The precinct plan and code provisions for the consolidated site north of the Bindha railway station should:

designate the precinct as a landmark, catalyst or key development site to reflect its scale and strategic context


The existing low impact industry area to the north of Bindha railway station is a key development site which has the capacity to make a significant contribution to the local economy. As part of Brisbane’s Northern Industrial Area, this precinct will help meet the strong demand for industrial land across the city (see response 1.1.1 and 1.1.2 for

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include performance outcomes which reflect the site designation

rezone the precinct to Mixed use to allow for a range of uses.

specify a maximum building height of 8 storeys; use low impact industry along railway corridor to

provide transition to residential in middle of precinct locate public realm improvements in the centre to

provide greater separation from the railway corridor.

more information). Given the size of the holding and its proximity to public transport, the Bindha station precinct is well suited to providing for high value industrial and commercial uses like advanced manufacturing.

Achieving this will goal will require a number of improvements to be made to the site including providing an internal road network, improving access to the station, creating a high quality pedestrian environment and managing air quality impacts from existing industrial operations and will therefore involve detailed master planning. It is also important to note that this precinct is surrounded by a low density residential area and therefore the scale of development must be compatible with this context.

The plan proposes to a change to selected sites close to Bindha railway station to Specialised centre (mixed industry and business precinct) (SC5) and includes precinct provisions to inform master planning including a maximum building height of 6 storeys.

7.2 BNNP030 Properties at the southern end of Blinzinger Road (near Bindha station) should not be zoned Medium density residential.


The draft strategy did not propose Medium density residential zoning for properties near the southern end of Blinzinger Road, these properties were proposed to become Low medium density residential areas. This part of Blinzinger Road is within walking distance to the Bindha railway station and the draft plan seeks to improve pedestrian access from Blinzinger Road to the station.

The draft plan identifies sites on Blinzinger Road, Park Street, Chapel Street and Royal Parade for Low-medium density residential (LMR2) zone.

7.3 BNNP030 Support for better access to Bindha railway station from Blinzinger Road.


7.4 BNNP030 Increased number of residents living in a narrow street as Blinzinger Road will increase on-street parking.

Requests to improve include:

local resident parking permits well-lit pedestrian pathways to and from Bindha railway

station appropriate Ambulance and Fire vehicle access and two-hour parking areas.


The issue of car parking is of citywide importance. Accordingly, Council manages requirements for on-site car parking on a citywide basis through the development assessment process via Brisbane City Plan 2014. New development must provide a defined level of car parking within new buildings as stated in development codes. Council will continue to monitor and manage on-street parking where demand is high and the community supports parking management plans to maintain access.

Brisbane City Plan 2014 ensures that any future development:

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maximises casual surveillance of public places and streets provides adequate lighting and designs buildings to remove opportunities for

crime does not impede the safe evacuation and access for emergency vehicles ensures that people or property were not put at an unacceptable or intolerable

risk.

The draft plan proposes changes to the local road network.

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Banyo railway station precinctResults from the online survey indicate that most respondents agree with specific proposals to improve the Banyo centre. In order of preference, these were: better walking and cycling paths (83% agree); subtropical boulevards along Tufnell and St Vincents roads (75% agree); new or improved urban plazas and public spaces (75% agree); more shops, local business and top-shop housing (69.4% agree); and new opportunities for townhouses, duplexes, terraces and low-rise units (69.4% agree).

0.00%20.00%40.00%60.00%80.00%

Support for Proposed Aspects of the Banyo Railway Station Precinct



8.1BNNP001, BNNP026, BNNP037

Extend Low-medium density residential (LMR2) (2 or 3 storey mix) zoning around Banyo centre to include 312 St Vincents Road.


Background research indicates that Banyo – Northgate area is likely to experience moderate residential population growth over the next 20 years. These projections have been used to determine how much low medium and medium density residential

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Rezone 302 – 308 St Vincents Road to Medium density residential (MDR) or Mixed use (MU) zoning.

land is needed to accommodate growth across the plan area. This analysis shows that the zoning changes proposed in the draft plan are sufficient to meet demand.

Local residents have indicated support for the ‘village feel’ and low-rise nature of the Banyo centre. In response, Low-medium density residential development will be concentrated on streets close to the railway station to support the activation of the centre and enhance existing commercial activities.

The draft plan retains Low-density residential zoning on the northern side of St Vincents Road

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Nudgee railway station precinctAs for the Northgate, Bindha and Banyo Railway Station precinct plans, survey participants were asked to identify which aspects of the Nudgee Railway Station precinct plan they supported. There was community support for new housing immediately opposite the railway station (68% agreement) and Nudgee Recreation Reserve (60% agreement). There was less support for a mixed business and industrial hub on Elliott Road with only 45% of agreeing with this proposal.

0.0%

20.0%

40.0%

60.0%

80.0%60.0%

45.0%

67.5%

35.0%

Support for Proposed Aspects of the Nudgee Railway Station Precinct

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9.1 BNNP012 Support for proposed mixed-use development on Elliott Road limiting the impact on adjacent landholders to the north of the railway line, but limited guidance is provided on type and scale of development proposed in this location, particularly around the definition of mixed-use development.

Maximum building heights of five storeys for this site should be the same as two sites on Railway Street and Railway Parade zoned Medium density residential.


The draft plan includes overall outcomes and other provisions for the Nudgee station precinct to respond to existing land uses and potential development opportunities identified during the development of the draft strategy. These include guidance on land use, building heights, and connectivity improvements.

Existing development outcomes for medium density residential uses are supported. However, a mix of employment and residential outcomes are now proposed where medium density residential areas adjoin established low impact industry sites.

9.2 BNNP012, BNNP015, BNNP032, BNNP076

The current Medium density residential (MDR) zoning for 61 Railway Parade, 40 Railway Street and 70 St Achs Street is inappropriate because of the potential impact on adjoining residences and on-street car parking.

Suggestions from submitters include:

requiring a minimum of 2 car parks per unit limiting the building height to 2 storeys at boundaries of

the site and moving the new road (proposed extension of Railway

Parade) to the boundary of this site to provide a buffer to adjoining residents.


Brisbane City Plan 2014, and the development assessment process, will guide the design of future medium density residential on this site including building height transitions to the neighbouring low density residential sites. The community will have further opportunity to provide input via the public notification of the proposed Banyo Northgate neighbourhood plan and in future development applications.

The draft plan does not amend the car parking rates stated in the Brisbane City Plan 2014.

The Nudgee station precinct plan proposes a new road adjoining the railway corridor to create a direct connection to the Nudgee railway station and to limit through traffic in local streets.

The draft plan does not propose any changes to car parking rates for multiple dwellings.

9.4 BNNP106 Why doesn’t the proposed Low-medium density residential area fronting Railway Street include the three low density residential blocks next to the park on Oakmere Street?


Retaining the Low-density residential zoning of the properties at 68 to 72 Oakmere Street, Nudgee provides a transition between the proposed Low-medium density residential area to the north and the existing open space area to the south.

The draft plan does not propose any changes to these properties.

9.5 BNNP012, BNNP043, BNNP049, BNNP076, BNNP089,

Neighbourhood-scale shops around Nudgee Railway Station are not appropriate because there is not enough parking, demand for retail is limited, and residential properties would be lost.


As noted by the local community, there are very few convenience shopping opportunities in Nudgee. Small commercial uses such as take-away outlets, cafes or local convenience stores, would provide more options for residents who now rely on

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BNNP100. the Banyo centre. The proposed Low medium density residential area opposite the Nudgee railway station could include these active uses on the ground floor, which would have the added benefit of increasing street activity and the sense of activation around the station.

The draft plan proposes an appropriate small scale retail activity fronting the railway station.

9.6 BNNP102 The neighbourhood-scale shops around Nudgee Railway Station will activate and meet the demand for local convenience shops.


9.7 BNNP024 Industrial land on the southern side of Elliott Road in the Nudgee station precinct should not be retained. The current Neighbourhood plan (the Banyo- Nudgee neighbourhood plan) allows industrial land to transition to residential and redevelopment has already started to occur. Industrial uses could conflict with residential uses.


During the development of the neighbourhood plan the Brisbane Industrial strategy identified a likely shortfall in the supply of industrial land in Brisbane. The draft Banyo – Northgate neighbourhood plan seeks to support the creation of future businesses and jobs in the area by preserving industrial land. The Nudgee Station precinct proposes that Elliot Road provide a mix of small scale, low impact industry and business that are compatible with residential development on adjoining sites.

The draft plan proposes that Nudgee Station precinct on Elliott Road and Ivedon Street provides a mix of industry, business and residential uses.

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GeneralRef. Submission

Ref. No.Community Feedback Response

10.1 BNNP013, BNNP019, BNNP023, BNNP031, BNNP059, BNNP074, BNNP077, BNNP082, BNNP088, BNNP096, BNNP100, BNNP101, BNNP105

Support for the draft strategy, vision and themes. Thank you for your feedback, it has been noted.

10.2 BNNP049, BNNP051, BNNP057, BNNP086, BNNP089, BNNP090, BNNP100

Concern that the ‘vision statement’ does not suitably reflect the views and needs of residents in the local area.

The draft strategy vision was formed based on input from the Community Planning Team (CPT). who were asked to imagine how they would like to see the Banyo-Northgate plan area in the future. The community planning team was comprised of a wide range of community members from the Banyo-Northgate plan area including local residents and property owners, business owners, workers and other community representative. The vision aims to accommodate and reflect the diverse interests and desires for the future of this community.

10.3 BNNP013, BNNP019, BNNP027

Support for the opportunities provided to participate in the public consultation processes for Banyo-Northgate.


10.4 BNNP020 Seeking clarification how the Community Planning Team was formed.

Council sought nominations for memberships to the Community Planning Team (CPT) in 2017. Council established a CPT of 30 people as part of the Banyo-Northgate neighbourhood planning project to include a number of local residents, businesses owners, property owners, students of local educational establishments, workers and community representatives. Council looks for people who are passionate and enthusiastic about the plan area and have strong ongoing connections to the community. The criteria for nominations also considers diversity and aims to include a broad range of members who bring different perspectives and experiences to the team.

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10.5 BNNP031 How can the community continue to be engaged in the neighbourhood planning and development assessment process?

Council will provide numerous opportunities in the future to continue to provide input into this project, the best way to remain involved is to register for project updates.

All development applications lodged for assessment, both impact and code assessable, can be seen on Council’s Planning and Development Online webpage.

To register your interest in receiving notification of the development of the Banyo Northgate neighbourhood plan register link , in addition contact Plan Your Brisbane


Some community members are concerned that local and state government infrastructure provision won’t keep pace with demand and that the draft strategy and the draft Local Government Infrastructure Plan (LGIP) are not integrated.

Brisbane City Plan 2014 (City Plan) is being amended to ensure development continues to be well-supported by new infrastructure into the future. Council is developing a draft Local Government Infrastructure Plan (LGIP) together with a City Plan major amendment for long term infrastructure. These plans represent more than 20 years of infrastructure delivery and include around 1000 projects worth $2 billion for stormwater, transport, parks and land for community facilities in the next 10 years alone.

In preparing the draft Local Government Infrastructure Plan (LGIP) the Banyo – Northgate Neighbourhood Plan was not advanced sufficiently to enable planning assumptions or infrastructure planning to be included in the draft LGIP.

Council intends to review and update the draft LGIP and planning assumptions on a periodic basis. This will principally take account of planning changes such as zone changes, new neighbourhood plans and other amendments. Other inputs would also include current approvals and actual development growth. Additionally, infrastructure planning will be undertaken to identify infrastructure necessary to support the planned growth.

While desirable to have infrastructure in place to service new development, it is not always cost effective to provide infrastructure in advance of development. For example, the provision of embellishments in parks is staged to provide increasing recreational opportunity and amenity as the development proceeds. This serves better allocation of available funds on a city wide basis.

The draft LGIP will not be Council’s only infrastructure plan for the city. Council’s infrastructure plans for the future are outlined in several other plans and strategies including:

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https://www.brisbane.qld.gov.au/planning-building/planning-guidelines-tools/plan-your-brisbane

https://www.surveygizmo.com/s3/3187620/Banyo-Northgate-NP-register-for-updates

https://pdonline.brisbane.qld.gov.au/masterplan/



Transport Plan for Brisbane 2008-2026 local stormwater management plans park master plans Brisbane Long Term Infrastructure Plan 2012-2031 Long Term Asset Management Plan 2012-2022 and asset management plans Council’s Long Term Financial Forecast and annual budget.


10.7 BNNP005 How can residents obtain more information about future road upgrades in the Banyo - Northgate area?


10.8 BNNP064 Improvements in telecommunications infrastructure are required to support new businesses in the area.


Council informs utilities providers of updates to the City Plan and newly developing housing areas. The utility providers, including telecommunications, are responsible for the level of services provided to customers within Brisbane.


The boundary of the Banyo – Northgate does not make sense – some areas should be excluded (eg parts of Nundah east of Melton Road) and some should be included (Nudgee Beach as it relies on same services and transport infrastructure).


The boundary of the Banyo-Northgate plan area was determined during the background research phase, based on the planning needs of the study area.

10.10 BNNP011, BNNP043, BNNP064

The historical significance of the following areas should be recognised:

Guardhouse Road area – previous street name better reflecting past

open space areas providing them with historical descriptions

US Army depot on Earnshaw Road (now Golden Circle Cannery) in the draft strategy and

any redevelopment of industrial buildings.


Council welcomes feedback on how best to celebrate the city’s heritage, and this recommendation has been passed on to Council’s Character Architecture and Heritage Team.

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10.11 BNNP020, BNNP065, BNNP106, BNNP108, BNNP112

Submitters raised concerns about flooding, overland flow and stormwater drainage issues in the suburb of Nundah and around Northgate railway station with requests for flood impacts considered in proposed development in the area.

See response 5.1.2 above.

10.12 BNNP041 The importance of the Brisbane airport should be better recognised including acknowledging the existing and future impacts of airport operations, and protecting and enhancing environmental buffer areas.


The importance of the Brisbane Airport to the area is suitably acknowledged in the draft Strategy. Council continues to liaise directly with Brisbane Airport Corporation on their operations and activities, however, Council does not have jurisdiction of these matters as the airport operates under the Federal Airports Act.

10.13 BNNP096 There are not enough early-childhood facilities, primary school or secondary school facilities in the area.

The provision of these types of education facilities is generally the responsibility of the Queensland government and private sector. Council does not have jurisdiction over the decisions to increase education facilities, where informed by state interest responses Council ensures that suitable land is zoned for these uses and that surrounding uses and activities are managed to not impact on their functionality.

10.14 BNNP067 Request to remove public artworks and monuments from the Banyo centre including the granite sculpture on the footpath corner of Tufnell and St Vincents roads, and Banyo war memorial on St Vincents Road.

The public artworks in Banyo centre were provided as part of a Suburban Centres Improvement Project (SCIP) in June 2010. These artworks were developed through a collaborative process involving Council, the artist and the community and are highly valued by the local community. SCIPs enhance the attractiveness, amenity, safety, accessibility and identity of suburban areas by providing additional services and infrastructure.

10.15 BNNP056, BNNP102

Some submitters are concerned about unsightly signs and telecommunications towers in Banyo Centre.

Much of the Banyo Village Centre is zoned as District centre (DC1). Signs and telecommunication towers are allowed in centres as long as they meet Council requirements.

Council provides information on what type of signage is permitted, considered inappropriate or prohibited in centres at on this website .

Telecommunications towers play an important role in maintaining and improving telecommunications and keep us connected across the city. Telecommunications facilities are classified as ‘centre activities’ but can only be installed through a code assessable development application to Council.

10.16 BNNP067, Improved vegetation outcomes for residential development Under Council’s Brisbane City Plan 2014 the Significant landscape tree overlay is used

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https://www.brisbane.qld.gov.au/laws-permits/laws-permits-businesses/advertising-signs



BNNP102 through requirements for mature trees to be replaces, and monitoring and sign off on deep planting on site.

to identify areas with trees that make a significant contribution to landscape character value. Any development applications for properties affected by this overlay will undergo assessment of the suitability of the development to ensure the protection of the vegetation covered by the overlay. Members of the public can nominate significant trees for protection through the Natural Assets Local Law process (see http://www.brisbane.qld.gov.au/laws-permits/laws-permits-residents/protected-vegetation/nominating-vegetation-protection for details).

10.17 BNNP074 Replace the existing Paperbark trees on Holland Street for a more attractive species.


Paperbark trees are an acceptable tree species for Council’s suburban street tree planting program as they promote a diversity of tree types and support the movement of native fauna in suburban areas Tree species are selected from Council’s approved street tree species list, and information about Council’s suburban street tree planting program can be found at street trees on Council’s website or contact Council’s Natural Environment and Sustainability branch on 3403 8888.

10.18 BNNP102 Trees on private properties should not be designated significant landscape trees.

Significant landscape trees (SLTs) are protected on private properties primarily because of the contribution they make to the landscape character of an area. Identifying and protecting SLTs ensures that the tree owner and affected neighbours are aware of the significance of the subject tree. It also ensures that the tree can be considered during any development activity that may take place on an affected or adjoining site. SLTs have multiple values such as the provision of shade, cooling, visual amenity, shelter and food for native fauna, stormwater management and contribution to a sense of place. They may also be of cultural or historic value or identified as significant through Commonwealth, State or local legislation. SLTs are protected to help retain these values.

10.19 BNNP106 Improve vegetation cover on residential developments by requiring mature trees to be replaced and by ensuing that ‘deep planting’ is delivered.


The Streetscape hierarchy overlay supports tree planting in areas adjacent to development sites through active ground floor frontages, sub-tropical boulevards and corner land dedications. Brisbane City Plan 2014 includes design codes for ‘deep planting’ in new medium density residential development and residential development in centres.

The draft plan amends the Streetscape hierarchy overlay to improve streetscapes through redevelopment, particularly around railway stations and centres.

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https://www.brisbane.qld.gov.au/environment-waste/natural-environment/plants-trees-gardens/brisbanes-trees/street-trees



10.20 BNNP061 Community facilities and programs requested to encourage recycling and waste minimisation include:

repair cafes

tool libraries and sharing shed

community gardens and composting hubs and

landcare, litter clean up and community tree planting events.

Noted. Council has a network of facilities, including parks, local libraries and other community facilities in the area. Additional facility requirements are determined through the infrastructure planning process and if identified, will be included in the Local Government Infrastructure Plan.

Council believes that community gardens are important for the lifestyle of Brisbane residents and provide opportunities for community members to enjoy public open spaces with other members of the community. Council have developed a Brisbane Community Garden Guide that contains additional information Brisbane Community Garden Guide that contains additional information. There are currently 3 community gardens in or near the neighbourhood plan area located in Banyo, Northgate and Nundah.

Council recognises the invaluable role of local bush care and environmental volunteer groups. Council’s Habitat Brisbane program supports these groups and encourages people to join their local group. More information is available on Council’s website (brisbane.qld.gov.au and search for ‘Habitat Brisbane’) or by phoning Council’s Contact Centre on (07) 3403 8888.

Currently, there is only one tool library found in Brisbane, being the South Brisbane tool library. This tool library has is supported by Council’s Social Enterprise Program for its role in providing community benefit and building a local share economy. Council does not provide this service; it is a community led social enterprise.

Each year, Council provide a Men’s Shed Grant for the purpose of supporting establishment and coordination expenses, facility improvements and equipment and material purchases. Applications for the 2017-18 grant have now closed. However, applications will reopen at a later date for the 2018-19 grants.

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https://www.brisbane.qld.gov.au/sites/default/files/community_garden_guide_aug_2013.pdf

https://www.brisbane.qld.gov.au/sites/default/files/community_garden_guide_aug_2013.pdf

glossary of terms · web viewthe nudgee station precinct plan proposes a new road adjoining the...

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