rochedale urban community local plan - jamieson … · 1 rochedale urban community local plan 1....

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Rochedale Urban Community Local Plan

1. Introduction

This Local Plan contains specific additional localplanning requirements. Where it conflicts with therequirements of the City Plan, this Local Plan prevails.

In using this Local Plan, reference should also be made toSection 1.1 – Using a Local Plan at the front of thischapter.

2. Development principles

The Rochedale Urban Community (‘Rochedale’) will bedeveloped as an integrated and master planned urbancommunity with a mix of uses. These will include a rangeof residential, commercial, industrial, community andeducational uses.

2.1 Rochedale will be mainly comprised of residentialareas in a series of neighbourhoods, each with aneighbourhood centre that acts as a focal point.There will be a mix of residential types, sizes, tenureand densities providing housing choice for all stagesof the life cycle to meet diverse community needs.Affordable housing will be encouraged throughdevelopment bonuses. The interface between higherdensities and lower densities will be managedthrough building heights decreasing with increasingdistance from centres and major roads.

2.2 The range of commercial areas will maximise theopportunities for local employment, provide superiorbusiness settings and cluster compatible businessand services.

2.3 Sustainable, subtropical design principles will bereflected through the design of neighbourhoodstructure plans, building siting and design,construction and management. Development willresult in landscapes that contribute to subtropicaldesign and lifestyle. Street trees will provide shadeand landscape amenity for the community.

2.4 Development will incorporate innovative integratedwater management strategies which contribute tomaking Rochedale self-sustaining in water use.

2.5 Connectivity to key destinations will be achievedthrough a highly accessible and interconnectedtransport network. Active lifestyles will besupported through creating opportunities for walkingand cycling in preference to motorised transport. Anintegrated public transport system will provideconvenient connections between activity centres andresidential neighbourhoods.

2.6 The natural ecological, waterway and open spacesystems are to be maintained and enhanced. Theprotection of koala habitat and wildlife movementcorridors is also essential.

2.7 Rochedale will be a vibrant, inclusive and accessiblecommunity. A strong sense of community will beprovided through a range of cultural, social service,education, sport and recreational facilities.

2.8 Rochedale will be provided with adequate, highquality urban standard infrastructure in a timely andefficient manner that does not cause environmentalharm.

3. Elements

Refer to Section 4.2 – Elements, at the front of the LocalPlans for Outer Suburbs section of this Chapter, for generalguidance on the intent for the different elements of theLocal Plan as indicated on Map A - Elements and Map B –Movement, Waterway Systems and Koala Habitat. Thefollowing text provides locally specific informationregarding these elements that is to be considered in additionto the general requirements for Local Plans for OuterSuburbs. As discussed in Section 4.2, these elements are tobe read as being part of the Local Plan Code.

3.1 Koala habitat areas

All land within Rochedale is subject to the NatureConservation (Koala) Conservation Plan 2006 andManagement Program 2006 – 2016 (the Koala Plan).Under the Koala Plan, land within Rochedale is mapped asan Urban Koala Area or Koala Conservation Area as shownin Map B – Movement, Waterway Systems and KoalaHabitat. The Koala Plan requires that development mustcomply with the relevant koala conservation criteria, whichare in addition to the requirements of the Local Plan.

Development that reduces koala habitat as identified inMap B – Movement, Waterway Systems and Koala Habitatwill be required to provide supplementary planting withinthe site or elsewhere within Rochedale.

3.2 Environmental and scenic constraints

3.2.1 Habitat areas and ecological corridors

Bulimba Creek is a wildlife corridor of regionalsignificance which adjoins the western boundary ofRochedale. Development within Rochedale will protect thiscorridor through buffering and integrated watermanagement.

The habitat areas and ecological corridors parallel to theGateway Motorway are important north to south ecologicallinks which will buffer Bulimba Creek from futuredevelopment. Development is to protect and enhance theecological values of the corridor. Through the landdevelopment process, most land within this corridor is to berehabilitated and transferred into public ownership. Oncetransferred, this corridor will be included in theConservation Area.

The land identified as ‘Rural with habitat and ecologicalvalues’ or Environmental Protection in the eastern part ofRochedale is part of the Regional Landscape and RuralProduction Area under the South East Queensland RegionalPlan. Subdivision is not appropriate in this area.

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3.2.2 Waterway corridors

The core and fringe waterway corridors are located alongthe existing creek networks of Rochedale and provide formulti-functional uses. Some waterways provide key east-west linkages between Bulimba Creek and the LeslieHarrison Dam catchment.The core waterway corridor provides for waterconveyance, protection of waterway health, wildlifemovement, vegetation protection, urban amenity and lowimpact recreation. This will be achieved throughrehabilitation of these corridors.

The fringe waterway corridor is either side of the corewaterway corridor and provides for protection of the corewaterway corridor from adverse edge impacts,pedestrian/cycle movement, boulevard roads, essentialinfrastructure and, where shown, local parks.

The waterway corridors that will function as key waterconveyance infrastructure are to be transferred to Councilas development occurs. Other waterway corridors are toremain in private ownership and some will be managedthrough easements and covenants. To ensure acceptablestormwater outcomes, these easements and covenants areto accommodate stormwater flows from a fully developedcatchment. Map B indicates the intended ownership ofwaterway corridors.

3.2.3 Environmental protection

This land is to be protected as it supports significantvegetation, provides key fauna habitat or functions as astrategic fauna movement corridor. Land in the easternpart of Rochedale is also within the Leslie Harrison Damcatchment. City Plan provisions for the EnvironmentalProtection Area apply in this element together with thelegislative requirements under the Koala Plan.

3.3 Open space and parks

The two proposed district sports parks with co-locatedcommunity facilities will provide for a range of indoorand outdoor sports, informal recreation and communityactivities. City Plan provisions for the Sport andRecreation Area apply to district sports parks.

The local park network will be located within 400 metresof the majority of dwellings and, where possible, will linkto the waterway corridors. Water quality/quantitytreatment devices within parks will only be supportedwhere provided in accordance with the Local Plan Code.

Existing vegetation in parks is retained to provide amenityas well as retain elements of the Rochedale culturallandscape. Opportunity exists for the re-alignment of thelocal park to the south-east of the Rochedale and FordRoad intersection to include an existing mature orchard.

Enhancement of parks is to accommodate and encouragea broad range of recreation activities required by thediverse Rochedale community.

3.4 Potential development areas

3.4.1 Very low density residential

This land comprises predominantly houses situated withinbuilding plans located to protect and strengthen theecological values of the precinct. This land will have ayield of 5 dwellings per hectare and a minimum lot size of2000m2. Reconfiguration to create smaller lots may besupported where it can be demonstrated that a betterecological outcome will be achieved and provided that thesemi-rural, open space character of the area will not becompromised.

3.4.2 Low density residential

This land predominantly comprises a mix of lot sizes fordetached houses but will support multi-unit dwellings,where located adjoining the low-medium density residentialpotential development area, within a 400m walkablecatchment of local neighbourhood centres or facing ontolocal parks. This land will have a yield of 12 - 16 dwellingsper hectare.

3.4.3 Low-medium density residential

This land comprises a mix of houses and multi-unitdwellings at a yield of 16 - 25 dwellings per hectare. Agedcare accommodation will be supported near neighbourhoodcentres and the Town Centre.

3.4.4 Mixed Use

This land comprises predominantly higher density multi-unit dwellings located around the Town Centre Precinct,neighbourhood centres and busway stations. Some smallscale commercial activities will be acceptable, where theyare compatible with the residential nature of the area.

These commercial uses will be on the ground and lowerlevels of a multi-unit dwelling, or may be accommodatedwithin the same site in a separate building. Affordablehousing will be encouraged. The mixed use precinct aroundthe Town Centre will have a yield of 50 dwellings perhectare and the two other mixed use precincts atUnderwood Road and at the intersection of Miles PlattingRoad and Rochedale Road will have a yield of 40 dwellingsper hectare.

3.5 Centres

3.5.1 Town centre

This land is to be the main commercial centre for theRochedale community and is to have the role and functionof a Suburban Centre (MP3). It is the central location forcommunity, business and commercial uses in Rochedale.The Town Centre will contain at least one supermarket andsupporting shops, as well as business or office uses. TheCentre will also provide a bus interchange and will be thefocus for public transport in Rochedale. Some mediumdensity residential development will be supported and lowincome affordable housing will be encouraged.

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The Town Centre itself will have a sense of placefeaturing a town square, flanked by buildings withrestaurants and cafes, with a strong link to communityfacilities, a town park and nearby waterway corridor.

The Town Centre will be a high density and compactcentre with active streetscapes and pedestrianenvironments not dominated by car parking. It willprovide clear access including the provision of a towncentre main street, vistas and focus to the nearby townpark and waterway corridor to the west of the TownCentre. Refer to figures a, b and c which provide furtherdetail.

The Town Square is the pre-eminent civic space withinRochedale and will perform a vital role in facilitatingcommunity interaction. Unrestricted community access isrequired to promote a sense of community ownership. Toachieve this outcome, the dedication of the Town Squareto Council for public ownership is strongly encouraged.

3.5.2 Neighbourhood and business service centres

These centres are located to best service the convenienceneeds of the surrounding community. The neighbourhoodcentres are to have the role and function of a conveniencecentre (MP4). Map A indicates the location for thesecentres and allows flexibility in siting where two cornerlocations are shown. One of the corner sites will bedeveloped as single, consolidated centre. The remainingcorner site will be developed in character with theadjoining land uses. The maximum gross floor area is1,500m2 for each centre. Full line supermarkets are notappropriate in these precincts.

These centres will provide strong links with the pedestriannetworks and parks (where applicable) and surroundingresidential precincts. Parks that adjoin a centre willprovide a focus and orientation for the centre.

Neighbourhood centres are small convenience centres thatprovide local services to the surrounding residentialneighbourhoods. These services include shops,restaurants, medical centres and supporting communityuses and child care facilities.

Business service centres are small convenience centresthat provide local services to the surrounding businesscommunity. These services include small food outlets,support office uses for businesses and limited retail. Childcare facilities are not considered compatible with thesecentres because of their close proximity to the landfillsite.

3.5.3 Business park and gateway civic

These precincts accommodate specialised employmentopportunities within Rochedale. Ancillary uses such assmall cafes and offices will also be supported.

The Business Park forms a buffer area between theRochedale landfill, the brickworks and residential areas. Itis to accommodate the type of development found in theBrisbane Technology Park. Industry is appropriate in thisarea where it is limited to low impact scientific, medical,media, telecommunications and bio-technological researchor similar high–tech industries. Industries relevant toeducation are also appropriate. A convention centre will beencouraged adjoining the Business Service Centre andwaterway. Stand alone child care facilities are notappropriate in this element due to its proximity to thelandfill. However, small scale child care facilities may besupported where they are ancillary to and integrated with anindustry use on the same site.

The Business Park will retain and enhance the ecologicalvalues of the area through the creation of an inter-connectedeast-west fauna movement corridor that links the LeslieHarrison Dam catchment with Bulimba Creek through thePrebble Street underpass. The corridor will comprise corewaterway corridor, fringe waterway corridor, habitat areasand ecological corridors – public and habitat areas andecological corridors – private. Map A – Elements shows thelocation of this corridor. Development within the BusinessPark is to occur in accordance with a structure plan andrevegetation plan that demonstrates the establishment andprotection of this corridor. The structure plan will show thecreation of large lots and a clearly defined developmentfootprint on land that will support this corridor.Revegetation is to use locally endemic species to re-establish habitat commensurate with the pre-clearingregional ecosystem. The retention of significant vegetationis to enhance landscape amenity. Development adjoiningthe District Sports Park will be connected and oriented tothe park.

The Gateway Civic precinct is in a visible location near themotorways that will have signature buildings that act as agateway into Rochedale. It will accommodate offices andrelated educational facilities. This is the only precinctwhere a service station is appropriate.

3.5.4 Proposed busway station

This land is intended to accommodate a future buswaystation. Some commercial development is primarilyserving the convenience needs of busway patrons will besupported as part of the initial development of the land for abusway station. The preferred longer term developmentoption is for an integrated mixed use precinct incorporatinga component of retail, higher density residential, includingelements of affordable housing, and high quality officeuses. This form of development will be supported on thebusway station site, and subject to further investigation,may be supported within a 400m radius of the buswaystation. Any interim land use within this radius must notprejudice the achievement of this preferred future land useoption. Any future development must not challenge theretail primacy of the Town Centre within Rochedale and becompatible with surrounding land uses.

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3.6 Community uses

The existing community uses located on Rochedale Roadcreate the opportunity to provide a strong community andeducational precinct. The additional land adjoiningRedeemer Lutheran College will allow uses such asschools, training, community facilities and child carefacilities.

Community Uses will be integrated with the Town Centreto provide uses such as public meeting places, public hallsand a child care facility.

The retention and use of the existing community facilitiesfor a range of uses will be encouraged.

3.7 Movement system

Where safe traffic operation allows, direct lot access willbe encouraged to create active frontages and socialinteraction, streetscape amenity and safety. The existingand proposed road and pedestrian/cycle network isindicated on Map B. The focus of the public transportsystem in Rochedale will be the Town Centre, howeverthe further development of the South East Busway islikely to create a new busway station on UnderwoodRoad. This will provide an opportunity for thesurrounding community to realise a much higher level ofservice.

Council requires the provision of a pedestrian/cycle linkgenerally south of Glenmore Crescent and the waterwayto facilitate pedestrian movement between the futurebusway and district sports park. The linkage can beachieved through local access roads and provideopportunities for additional linkages to St JosephsPrimary School and Redeemer High School.

Where roads intersect habitat areas and ecologicalcorridors and waterway corridors they are designed toincorporate wildlife movement infrastructure to facilitatethe safe movement of fauna. The desired locations ofwildlife movement infrastructure are indicated on Map B.

Land to the east of Rochedale around Ford, Alperton andKloske Roads supports valued wildlife. The road networkmust be designed to direct through traffic away from thisarea.

The enhancement of movement system connectivitybetween Rochedale and communities to the west shouldbe considered in future movement system planning for thearea. In particular, improved public and active transportconnections are strongly encouraged. Enhancements tothe general road system should focus on improvingnetwork efficiency and capacity along existing roadcorridors such as Mt Gravatt-Capalaba and Miles PlattingRoads.

3.8 Infrastructure

Adequate, high standard urban infrastructure is to beprovided to the potential development area. Thisinfrastructure is to be provided in a timely and efficientmanner in accordance with the Rochedale UrbanCommunity Infrastructure Planning Scheme Policy andRochedale Urban Community Infrastructure Charges Plan.The existing Bulimba Creek Trunk Sewer has limitedcapacity to accommodate sewage generated in Rochedalewithout significant increase in risk of environmental harm.The maximum development permitted to discharge into theBulimba Creek Trunk Sewer without further upgrade is750ETs.

3.9 Integrated water management

Rochedale is to incorporate innovative integrated watermanagement strategies to minimise water demand, promotethe efficient use of water assets and enhance waterwayhealth. Dual reticulation, rainwater tanks and watersensitive urban design measures such as swales are criticalcomponents of this strategy.

3.10 Landfill and brickworks

These sites are intended to continue operation. Long termoptions for the Landfill include the continued use as alandfill, an eco-industrial park or a metropolitan park.Development of the brickworks is to involve therehabilitation of waterway corridors.

4. Level of assessment

The following tables contain exceptions to the level ofassessment, overriding the levels of assessment in Chapter 3.

Where development in the potential development areaoccurs in accordance with this Local Plan Code and MapsA and B, development will be regarded as if it wereoccurring in the Emerging Community Area and will beassessed against the Emerging Community provisions ofChapter 3 (subject to the variations included in this LocalPlan's Level of Assessment Table) and the StructurePlanning Code.

The main variation between the level of assessment for theEmerging Community Area and the level of assessment forthe Local Plan is that reconfiguration of a lot is subject toCode (notifiable) assessment where a developmentapplication is accompanied by a Structure Plan anddemonstrates compliance with the Local Plan and otherspecified Codes.

A preliminary approval may change the level of assessmentidentified in these tables.

The trigger for assessment in the level of assessment tablesis material change of use and/or building work (associatedwith a use or structure specified in the level of assessmenttables) unless otherwise specified.

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4.1 All

Code Assessment Applicable Codes

Notifiable

1. Reconfiguration of a lot where:

• for premises located partly in the PotentialDevelopment Area and partly outside thePotential Development Area

• creating a single lot in that part of the premiseslocated outside the Potential Development Areaor opening a public road

• accompanied by a structure plan prepared inaccordance with the Structure Planning Code

• demonstrates compliance with the RochedaleUrban Community Local Plan

Rochedale Local Plan Code, Structure Planning Code andSubdivision Code

4.2 Potential development area


Notifiable

1. Reconfiguration of a lot where:



Rochedale Local Plan Code, Structure Planning Code andSubdivision Code

4.3 Very-low density residential element

Impact Assessment Relevant Codes

Generally Inappropriate

1. Multi-unit Dwelling

4.4 Low density residential element


Notifiable

1. Multi-unit Dwelling where:

• involving no more than 2 dwelling units



Rochedale Local Plan Code, Residential Design - LowDensity, Character and Low-medium Density ResidentialCode and Structure Planning Code


Generally Appropriate


• within 400 metres of a Neighbourhood Centre; or

• facing on to a local park; or

• adjoining land in the Low-medium DensityResidential element; and


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− within 10% of the maximum yield; and

− in accordance with the acceptable solutionsfor gross floor area, building setback andbuilding height of the Residential Design -Low Density, Character and Low-mediumDensity Residential Code; and

− accompanied by a structure plan prepared inaccordance with the Structure PlanningCode; and

− demonstrates compliance with theRochedale Urban Community Local Plan

4.5 Low-medium density residential element


Notifiable


• within 10% of the maximum yield

• in accordance with the acceptable solutions forgross floor area, building setback and buildingheight of the Residential Design - Low Density,Character and Low-medium Density ResidentialCode




4.6 Mixed use element


1. Centre Activities where:

• combined with a Multi-unit dwelling

• the total centre activities (other than a multi-unitdwelling) is not greater than 30% of the grossfloor area of the buildings on site



Rochedale Local Plan Code, Centre Design Code, CentreAmenity and Performance Code, Residential Design -Medium Density Code and Structure Planning Code


• within 10% of the maximum yield

• in accordance with the gross floor area, buildingsetback and height provisions of the RochedaleLocal Plan Code and any applicable residentialdesign codes



Rochedale Local Plan Code, Residential Design -Medium Density Code and Structure Planning Code

4.7 Town centre element

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1. Centre Activities where:

• multi-unit dwellings are not greater than 30% ofthe Gross Floor Area of the buildings on site

• accompanied by a Centre Concept Plan preparedin accordance with the Centre Concept PlansPlanning Scheme Policy

• demonstrates compliance with the RochedaleUrban Community Local Plan.

Rochedale Local Plan Code, Centre Amenity andPerformance Code, Centre Design Code, ResidentialDesign - Medium Density Code and Structure PlanningCode

4.8 Neighbourhood and business service centre elements



1. Centre Activities (except Child Care Facility in thebusiness service centres) where:

• the total gross floor area does not exceed1,500m²

• accompanied by a Centre Concept Plan preparedin accordance with the Centre Concept PlansPlanning Scheme Policy


Rochedale Local Plan Code, Centre Amenity andPerformance Code, Centre Design Code and StructurePlanning Code



1. Child Care Facility in the business service centres

4.9 Business Park element


Notifiable

Where accompanied by a structure plan prepared inaccordance with the Structure Planning Code and thatdemonstrates compliance with the Rochedale UrbanCommunity Local Plan:

1. Convention Centre

2. Education Purposes

Rochedale Local Plan Code, Industrial Amenity andPerformance Code, Industrial Design Code and StructurePlanning Code

3. Industry where:

• for scientific or technological research or hightechnology industries

• not identified in Schedule 1 or 2 of IndustrialAreas in Chapter 3

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1. Child Care Facility where:

• integrated with an industry use on the same site

• catering only for workers on the same site



Rochedale Local Plan Code, Child Care Facility Codeand Structure Planning Code

2. Telecommunication Tower where:

• located at least 30 metres from the boundary ofany land currently containing a House

• located at least 30 metres from the boundary ofland included in the Low density residentialelement



Rochedale Local Plan Code, Structure Planning Code andTelecommunication Tower Code



1. Any other material change of use

4.10 Gateway Civic element


Notifiable


1. Education

2. Office

3. Restaurant

Rochedale Local Plan Code, Centre Amenity andPerformance Code, Centre Design Code and StructurePlanning Code




1. Service Station

Rochedale Local Plan Code, Centre Amenity andPerformance Code, Centre Design Code, Service StationCode and Structure Planning Code

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5. Rochedale Local Plan Code

This Code provides additional and/or alternativePerformance Criteria and Acceptable Solutions to thegeneric Codes in Chapter 5. Where directly varying with aCode in Chapter 5, the Performance Criteria andAcceptable Solutions in this Local Plan Code takeprecedence. All remaining Performance Criteria andAcceptable Solutions of the Codes in Chapter 5 willcontinue to apply.

The most common Codes in Chapter 5 that apply todevelopment in this Local Plan area are the StructurePlanning Code and the Subdivision Code (these Codesmay also specify relevant secondary Codes that also needto be referred to).The purpose of this Code is to ensure development in theLocal Plan area is consistent with the DevelopmentPrinciples and the Elements of this Local Plan.

Performance Criteria Acceptable Solutions

General

P1 All proposals must enable ordered andcoordinated development in terms of uses,infrastructure, movement and park networks

A1.1 Development sites have a minimum area of 5ha

A1.2 Development is in accordance with an adoptedStructure Plan and the sequence of developmentidentified within the Rochedale Urban CommunityInfrastructure Planning Scheme Policy andRochedale Urban Community InfrastructureCharges Plan

P2 Development must ensure protection ofsignificant existing vegetation

A2.1 Significant vegetation identified by the NaturalAssets Local Law is retained and incorporated intothe development

Note: where retention of existing significantvegetation is not practicable, supplementaryplanting must occur within the site or elsewherewithin Rochedale to achieve net biodiversity gain

P3 Development must minimise interim conflictsbetween adjoining agricultural uses

A3.1 Development does not occur within 500m ofpoultry sheds until the operation ceases

P4 Development is to:

• protect biodiversity and landscape values

• protect, restore and secure habitat areas andecological corridors

A4.1 Habitat areas and ecological corridors are restored.This includes:

• revegetation commensurate with the pre-clearing regional ecosystem

• the planting of koala food trees appropriateto the area and local regional ecosystem

• fencing that:

− seperates ecological corridors from thebalance of the site by koala proof fencingwhere there is direct threat of injusry ordeath to koala from incompatible land useactivities

− enables the unobstructed movement offauna to outside the corridor in all othercircumstances

− enables the unobstructed movement offauna within the corridor

A4.2 Where a development site includes land within thehabitat areas and ecological corridors – public:

• the habitat area and ecological corridor is

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Performance Criteria Acceptable Solutionsrehabilitated and stabilised in accordancewith an approved Rehabilitation Plan

• at the completion of rehabilitation, the landis transferred to Council for publicownership and included in the ConservationArea

• a road with shared pedestrian and cyclistpath in an adjoining 6m wide verge isconstructed within the potential developmentarea where shown on Map B – Movement,Waterway Systems and Koala Habitat

A4.3 11 Where a development site includes land withinthe habitat areas and ecological corridors – private:

• the habitat area and ecological corridor isrehabilitated and stabilised in accordancewith an approved Rehabilitation Plan

• land is secured with covenants or other longterm management agreements as a conditionof development approval to ensure theprotection of vegetation within the corridor

Note: Council will require the submission of aRehabilitation Plan to demonstrate achievementof this outcome. Rehabilitation is to be:

− completed within one year of theoperational works approval being granted

− maintained for a period of two years,removing rubbish and weeds, replacingdamaged and dead trees and managingerosion

Potential development areas - General

P5 Development must achieve a mix of residentiallot sizes to encourage different forms of housingchoice

A5.1 Where house lots are smaller than 400m² proposalsmust demonstrate that:

• A 9x15 building envelope can be containedwith the lot

• not more than 10 lots smaller than 400m²adjoin each other fronting the same street

• no lot is less than 300m²

P6 Infrastructure is provided to the PotentialDevelopment Area and:

• is of sufficient capacity and standard to caterfor the planned resident and workerpopulation

• is provided in a coordinated, efficient andtimely manner

• incorporates innovative design andconstruction measures

• promotes Rochedale as a sustainable, watersensitive community

• does not cause environmental harm byexceeding the carrying capacity of existing

A6.1 Infrastructure is provided in accordance with theRochedale Urban Community InfrastructurePlanning Scheme Policy and Rochedale UrbanCommunity Infrastructure Charges Plan

A6.2 Sewage discharge into the Bulimba Creek TrunkSewer does not exceed 750ETs

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Performance Criteria Acceptable Solutionsinfrastructure

• is designed to facilitate the safe movementof fauna between habitat areas

P7 Sensitive land uses are protected from noise frommajor roads in a manner that does notcompromise streetscape amenity and vitality

A7.1 Noise attenuation measures that achieve a highlevel of visual amenity are provided adjacent to theGateway and Pacific Motorways as shown on MapA – Elements

Note: noise attenuation measures are to beconsistent with Main Roads Road Traffic Noise:Code of Practice

Note: dense landscaping is to totally screen anynoise attenuation measure when viewed from theGateway Motorway

A7.2 Residential development along suburban routesincorporates suitable façade treatments to mitigateadverse noise impacts

Note: Council will not support acoustic fencingalong suburban routes

P8 Public parkland:

• is of a sufficient cumulative area toadequately cater for the recreation needs ofthe Rochedale community

• is of sufficient area and dimensions to caterfor broad range of passive and activerecreation activities

• is distributed to be within a comfortablewalking distance of the majority ofdwellings

• is located to protect and optimise valuablelandscape features, including the featuresidentified in Schedule 2 – Local parkland –valuable features, and view corridors

• is located to protect and optimise valuablepedestrian and wildlife movement corridors

• is located to provide a focus for commercialand medium-high density residential uses

A8.1 District sports parks:

• are located generally in accordance withMap A – Elements

• are located within 2km of 90% of alldwellings; and

• incorporate formal sporting facilities such asplaying fields as well as ancillary buildingsincluding club houses, changing facilitiesand meeting rooms

A8.2 District informal use parks having a minimum areaof 1.7ha:

• are located generally in accordance withMap A – Elements; and

• are located within 800 metres of 90% of alldwellings in the Low-medium densityresidential element; and

• provide opportunities for formal andinformal active recreation opportunities; and

• protect the valuable features identified inSchedule 2 – Local parkland – valuablefeatures

A8.3 Local informal use parks having a minimum areaof 0.5ha:

• are located generally in accordance withMap A – Elements; and

• are located within 400m of 90% of alldwellings; and

• provide opportunities for informal recreationactivities; and

• protect the valuable features identified inSchedule 2 – Local parkland – valuablefeatures

P9 Stormwater management infrastructure is: A9.1 Stormwater management infrastructure is:

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• preferably integrated with other urbaninfrastructure and/or located on privatelyowned open space; or

• is located in suitable park and does notreduce the utility, amenity or function ofpublic parkland

• Provided in privately owned land; or

• Located in public parkland only where:

− the park comprises an area of at least 1ha;and

− it does not result in the removal orinterference with the valuable featuresidentified in Schedule 2 – Local parkland –valuable features; and

− it does not occupy more than 5% of the totalland surface; and

− it does not reduce the range of quality ofrecreational opportunities available in thepark; and

− it incorporates landscaping consistent withthe character of the public park

P10 The public road network:

• is of sufficient capacity to cater for anticipatedtravel demand

• is highly interconnected

• maintains the integrity of the traditional mainroad grid formed by Rochedale, Gardner, MilesPlatting, Underwood and Priestdale Roads

• respects local landscape features such astopography and waterways

• is of sufficient width to incorporate watersensitive urban design, pedestrian and cyclistpaths, on-road carparking and street tree planting

• caters for and integrates pedestrian and cyclistfacilities

• promotes the efficient provision of bus and otherpublic transport infrastructure

• directs through traffic away from ecologicallysensitive areas to the east of Rochedale

• facilitates active streetscapes and casualsurveillance of public parks

A10.1 The main road network is in accordance with MapB – Movement, Waterway Systems and KoalaHabitat

A10.2 The road network includes Desired WildlifeMovement Solutions where shown on Map B –Movement, Waterway Systems and Koala Habitat

A10.3 The design and construction of public roads is inaccordance with the Rochedale Urban CommunityInfrastructure Planning Scheme Policy andRochedale Urban Community InfrastructureCharges Plan

A10.4 On-road pedestrian and cyclist facilities areprovided in accordance with Map B – Movement,Waterway Systems and Koala Habitat

A10.5 Roads are designed and constructed to enable theprovision of a bus system that places at least onestop within 400m walking distance of 90% ofdwellings

A10.6 Roads border at least 75% of the perimeter of localinformal use parks

A10.7 For suburban routes:

• direct lot access is not provided; and

• rear access lanes are provided behindallotments

A10.8 Boulevard roads are only constructed within fringewaterway corridor that adjoins the PotentialDevelopment Area

A10.9 Where provided, boulevard roads do not occupymore than 80% the fringe waterway corridor

P11 Consistent, formalised street planting alongroads:

• defines and encloses public space

• enhances landscape amenity

• promotes a sense of place for Rochedale

• provides shade for pedestrians and parked

A11.1 Development incorporates consistent, regularlyspaced street tree plantings of species selected fromthe Rochedale Planting Species List along all roads

Note: for an application for Reconfiguring a Lot,Council will require the submission of a streettree planting plan and schedule that demonstratescompliance with this element

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Performance Criteria Acceptable Solutionsvehicles

P12 The siting and design of buildings and openspaces:

• is responsive to the local sub-tropical climate

• reflects and incorporates traditional Queenslandbuilding elements

• creates strong relationships between indoor andoutdoor spaces and the private and public realm

• creates strong visual interest

A12.1 West and north facing building facades incorporatedeep recesses such as balconies and terraces andsun shading devices such as awnings, pergolas andeaves having a minimum depth of 600mm

A12.2 Building design facilitates cross ventilation by:

• enabling multiple internal flow paths

• locating and designing windows and otheropenings to respond to the dominant patternof cooling coastal breezes and the localmicro-climate

A12.3 Building facades incorporate timber, colorbond andother lightweight building materials

A12.4 Buildings incorporate expansive decks, balconiesand verandas oriented to directly overlook streets,parks and squares

A12.5 Building facades are articulated through frequentrecesses and projects and elements of a finer scalethan the main structural framing of the building

A12.6 Buildings incorporate expressive roof forms

P13 The functions of the waterway corridors areprotected and enhanced including:

• water conveyance

• water quality

• ecological health and habitat value

• recreation and amenity

A13.1 The core waterway corridors are a minimum of60m wide and remain clear of development

A13.2 The core waterway corridor is rehabilitated inaccordance with an approved rehabilitation plan

A13.3 The fringe corridors are 20m either side of the corewaterway corridor and is to include publicrecreational uses where indicated on Map A and B

Note: refer to figure i

P14 Development must integrate water supply,waterway corridor, wastewater and stormwatermanagement to ensure protection of the watercycle by:

• minimising water demand

• minimising wastewater production

• minimising impacts on the water cycle

• protecting waterway health by improvingstormwater quality and reducing site run-off

• incorporating water reuse infrastructure tomaximise recycling opportunities

• use of alternative water sources

Note: Council will require the submission of anIntegrated Water Management Plan (IWMP)(refer Glossary) to demonstrate achievement ofthis outcome

The Stormwater Management Code andCouncil’s Subdivision and DevelopmentGuidelines provide further detailed guidance onthe implementation of water sensitive urbandesign.

Refer to figures g, h and i which are examples ofincorporation of water sensitive design principles

A14.1 Development manages the water cycle by includingor implementing the following water sensitiveurban design measures:

• swale systems

• swale/bioretention systems

• on-site infiltration/porous pavements

• conveyance and non-conveyancebioretention systems

• filter/buffer strips

• Nusewer welded PE sewers and lowpressure sewer systems

• reticulated non-drinking water system

Note: compliance with Acceptable Solution 14.1is demonstrated by the submission for approvalof a site based Integrated Water ManagementPlan (IWMP) at the development applicationstage. The IWMP is to include details ofproposed measures, when they are to be in place,how they are to be implemented (e.g. conditionson development, covenants) and who willimplement and maintain them

A14.2 Where in the Potential Development Area,development provides and connects to a reticulated

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Performance Criteria Acceptable Solutionsin road reserves, commercial and residentialdevelopments and waterways

The designated rainwater tank area is the areashown within the Local Plan boundary on Map A- Elements

non-drinking water network supplied by reclaimedwater and groundwater. This is then connected to:

• fire hydrants and fire service

• outdoor hose connections via below groundquick coupling valves for use on:

• landscaped areas

• public and private parks, gardens,landscaped areas and recreation areas

• wash down areas

• other uses where appropriate in preference topotable water

Note: in the interests of public safety, belowground quick coupling valves are to be used inplace of conventional taps where makingreticulated non-drinking water available for useoutdoors

A14.3 For development other than a Class 1 dwelling towhich Part 25 – Water Savings Targets of theQueensland Development Code applies,development includes a rainwater harvestingsystem such as a rainwater tank:

• with a rainwater detention capacity to reducedemand on the minor drainage system

• with at least 50% of the roof area connectedto the rainwater storage system

• that is used for water supply to toilet cisternsand laundry cold water taps; and

• with a backup reticulated water supply; and

• with a suitable backflow prevention deviceto protect the reticulated water supply fromcontamination, in accordance with AS/NZS3500:2003

Note: class 1 dwellings must comply with Part25 – Water Savings Targets of the QueenslandDevelopment Code

Where for reconfiguring a lot in the Very-low Density Residential element

P15 Density and lot size maintains the establishedsemi-rural, open space character of the area

A15.1 Minimum lot size is 2000m2

Note: smaller lot sizes may be supported forecologically sensitive cluster development thatmaintains the character of the area

A15.2 Density does not exceed 5 dwellings per hectare(total site area)

Where for Multi-unit dwellings

P16 Landscaping must facilitate sustainablesubtropical design by:

• sufficient space for the retention and/orestablishment of significant substantialvegetation

• locally appropriate plant species

• hardscape / paving design and materials that

A16.1 A minimum 40% of the site area is provided asopen space with a minimum dimension of 3m, withhalf of the open space dedicated deep planting witha minimum dimension of 6m

A16.2 Species are selected in accordance with RochedaleLocal Plan Preferred Plant Species List within thePlanting Species Planning Scheme Policy

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Performance Criteria Acceptable Solutionsminimise heat reflection and site run-off

• appropriate seasonal shade and passivecooling/heating of outdoor spaces throughout theyear

• private open space located to maximise indoor /outdoor connections

• design and plant selection to minimise water useand contribute to stormwater management

Where for Dual Occupancies in the Low-density residential element

P17 Dual Occupancies have the visual appearance ofa single detached House

A17.1 Minimum site area is 800m2

A17.2 Minimum average lot width is 20.0m

A17.3 Maximum site cover is:

• 60% for sites having an area of less than1000m2

• 50% for site having an area of 1000m2 orgreater

A17.4 Where provided side by side, dwellings share awall for at least 50% of the total building length

P18 Dual occupancies are distributed to besubordinate to single, detached Houses withinthe landscape

A18.1 The maximum percentage of sites that are occupiedby Dual Occupancies is 10%

A18.2 Dual Occupancies do not border another siteoccupied or subject to a current approval for a DualOccupancy except where 2 corner sites share aboundary, provided that the number of DualOccupancies fronting a single intersection does notexceed 2

Where for a Multi-unit dwelling in the Low-density Residential element

P19 Multi-unit dwelling area:

• co-located with land designated for increasedresidential densities; or

• located within a comfortable walking distance ofa centre; or

• integrated with a local park

A19.1 Multi-unit dwellings are located:

• adjoining land in the Low-medium densityresidential element

• within 400.0m of a Neighbourhood Centre;or

• directly overlooking a district informal useor local informal use park

Where for development within the Mixed Use element

P20 Residential uses are the primary form ofdevelopment

A20.1 Residential uses comprise a minimum of 70% ofthe gross floor area of all buildings

P21 Mixed use buildings must only be developed onlarge sites where the design limits conflictsbetween residential and commercial activity

A21.1 Mixed use buildings are located on sites of aminimum of 1,600m2

A21.2 Mixed use buildings are located on corner sites orsites with rear access

A21.3 Separate addresses are created at each frontage ofmixed use buildings for commercial and residentialcomponents

A21.4 Separate pedestrian entries are provided for theresidential and non-residential components of thedevelopment

P22 Mixed use buildings contain commercial usesorientated to the street to encourage active street

A22.1 Commercial uses are located on the ground floorand lower floors and are located on or near the

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Performance Criteria Acceptable Solutionsfrontages. Buildings must be designed with anadaptable ground floor to allow maximumflexibility in accommodating different (includingnon-residential) uses in the future

street

A22.2 A floor to ceiling height of 4.8m is provided forground floor uses

Where for development within the Mixed Use element around the Town Centre and near the intersection ofGardner Road and Miles Platting Road

P23 Development is in keeping with the high densitycharacter of the Mixed Use Precinct. Buildingsemphasise corners, vistas and create interest inthe streetscape

Low income affordable housing is alsoencouraged through development bonuses

Note: refer to figures a, b and c

A23.1 Development is a minimum height of 2 storeys and8.5m

A23.2 Gross floor area and building height is no morethan:

• 1.5 times the site area and 4 storeys and 15m

OR

• 1.8 times the site area and 6 storeys and 20mwhere:

− on corner sites, or

− it terminates a view corridor obtainedfrom a street, square or parks, or

− it incorporates Community Facilities; or

− at least 10% of the total number ofproposed dwelling units are low incomeaffordable housing

Note: Council will request the submission of avisual analysis for any application that proposesan increased gross floor area or height based onthe termination of a view corridor criterion

P24 Building height steps down to adjoiningPrecincts where lower density development isanticipated.

A24.1 Building height steps down to 3 storeys and 12metres, where within 10 metres of a boundary of a3 storey area

Where for development within the Mixed Use element at Underwood Road and the intersection of Miles PlattingRoad and Rochedale Road

P25 Development is in keeping with the mediumdensity character of the Mixed Use Precinct.Buildings emphasise corners, vistas and createinterest in the street scape

Low income affordable housing is alsoencouraged through development bonuses


• 0.8 times the site area and 3 storeys and 12metres

OR

• 0.9 times the site area and 3 storeys and 12metres where at least 10% of the totalnumber of proposed dwelling units areprovided as low income affordable housing

Where for development within the Town Centre

P26 Building siting, road network, access, carparking, servicing, public spaces and mix of usescreate a sense of place, identity and vibrancy forthe Rochedale Town Centre

A26.1 The Town Centre Precinct develops generally inaccordance with figures a, b and c

P27 Town Centre developments incorporate adequateland to ensure the structure and design outcomesof the Town Centre Precinct are secured

A27.1 The development site is a minimum area of 5ha

P28 The role and function of the Town Centre:

• Reflects its role in the Rochedale area as aSuburban Centre

A28.1 The total amount of retail gross floor area withinthe Town Centre does not exceed 10,000m²

Note: Council will request the submission of

17


• Is consistent with the City Plan hierarchy ofcentres

• Does not challenge the primacy of Upper MtGravatt as the Major Centre for the southernpart of Brisbane City

economic analysis for any application thatproposes a retail gross floor area in excess of thisamount

P29 Non-residential uses are the primary form ofdevelopment

A29.1 Non-residential uses comprise a minimum of 70%of the gross floor area for all buildings

P30 Building siting and design:

• Is consistent with the high density, urbancharacter of the Town Centre

• Promotes a vibrant, active streetscape andpublic realm

• Emphasises corners, vistas and creates visualinterest in the streetscape

A30.1 Where for a use other than a supermarket or asupermarket that does not comply with A30.2below, buildings are a minimum height of 2 storeysand 8.5m

A30.2 Where for a supermarket, no minimum buildingheight applies where:

• buildings are sited in accordance withfigures a, b and c; and

• any part of a building having a height of lessthan 2 storeys and 8.5m is wholly locatedbehind other buildings so that no part otherthan a pedestrian entry is visible from astreet, square or park


• 1.5 times the site area and 4 storeys and15.0m

OR

• 1.8 times the site area and 6 storeys and20.0m where:

− on corner sites; or

− it terminates a view corridor obtained froma street, square or park; or

− it incorporates Community Facilities; or

− at least 10% of the total number of proposeddwelling units are low income affordablehousing


P31 The Town Centre contains clear and direct viewlines and pedestrian connections to adjoiningbuildings, square and neighbourhoods

A31.1 Pedestrian links are provided in accordance withfigure a

A31.2 Direct line of sight is created between the TownSquare, Main Street and surrounding residentialneighbourhoods

P32 Buildings must be designed with an adaptableground floor to allow maximum flexibility inaccommodating different (including non-residential) uses in the future

A32.1 A floor to ceiling height of 4.8m is provided forground floors

P33 The Town Square and Main Street provide anurban environment that supports active uses onits fringes, meeting places, places of interest andcomfortable pedestrian movement and activity

A33.1 Design of buildings, pathways, landscaping, publicspaces and car parking integrates the centre andpark and facilitates casual surveillance of the TownSquare by:

• Maximising pedestrian entrances of

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Performance Criteria Acceptable Solutionsbuildings and windows towards the TownSquare and Main Street

• Ensuring pedestrian walkways are shelteredwith awnings that protrude from buildingsinto these public open spaces

• Ensuring at least 80% of ground floorfrontage is occupied by ‘active’ uses (retailsales, restaurants) and that outdoor diningfacilities are located immediately adjacent tothe Town Square

P34 Vehicle access, parking, manoeuvring andservicing:

• reinforces the pedestrian focus and the highvisual amenity of the Town Centre

• does not dominate the streetscape

• does not interrupt or compromise the sitingof buildings in accordance with figures a, band c

A34.1 Vehicle access, parking, manoeuvring andservicing is located and designed:

• so as not to interrupt or compromise themassing of buildings in accordance withfigures a and b

• to be visible and accessible to the streetsystem, without dominating the streetscape

A34.2 Vehicle parking is located underground or on thecentre of blocks behind buildings

Where for development within Neighbourhood Centres and Business Service Centres

P35 Building design reflects the scale of developmentintended for the precinct

A35.1 The total amount of non-residential gross floor areawithin a Neighbourhood Centre or BusinessService Centre does not exceed 1500m2

Note: for a Neighbourhood Centre, the totalamount of non-residential gross floor areaexcludes community facilities and child carefacilities

Note: Council will request the submission ofeconomic analysis for any application thatproposes a retail gross floor area in excess of thisamount

A35.2 Gross floor area and building height is no morethan 0.8 times the site area and 3 storeys and 12m

Note: refer to figure d

P36 Centres have amenity for the pedestrians andusers of the centre

A36.1 Opportunities for outdoor dining areas are createdwith balcony areas, landscaped courtyards orforecourts

Where for development within the Town Centre, Gateway Civic and Business Park

P37 Pedestrian movement and entry areas are clearlylegible and differentiated from vehicle andservice areas

A37.1 Landscaping and planting are used to shape viewsfrom the street frontage away from hard-standareas and towards building features / entries

A37.2 Change of surface treatments (such as unit pavers)and colours are used to differentiate between areasused for vehicles and areas for pedestrians

P38 Buildings within the Gateway Civic, TownCentre and Business Park (North) areas achievedesign excellence and innovation consistent withsub-tropical design principles

A38.1 No solution provided

Where for development within Gateway Civic

P39 Building siting, road network, access, carparking, servicing, public spaces and mix of usescreate a sense of place, identity and vibrancy for

A39.1 The Gateway Civic element develops inaccordance with figure a

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Performance Criteria Acceptable Solutionsthe Gateway Civic Element

P40 Building size and scale reflect the role of theGateway Civic as an entry precinct to Rochedale

A40.1 Gross floor area and height is no more than:

• 1.2 times the site area and 4 storeys and 15m

OR

• 1.5 times the site area and 6 storeys and20m where:

− on corner sites

− it terminates a view corridor obtained froman area within the public realm such as astreet, square or park


Note: refer to figure a

P41 Development must be designed to mitigateimpacts on the values of adjoining Habitat areasand ecological corridors

A41.1 Development incorporates sensitive designmeasures to mitigate adverse impacts on Habitatareas and ecological corridors such as: bufferplanting, appropriate setbacks and fencing

Where for development within the Business Park

P42 Building orientation integrates with the DistrictPark

A42.1 Windows, outlook, location of staff amenities (e.g.decks or balconies) are located to directly overlookthe district park

P43 Building design:

• reflects the scale of development intendedfor the precinct

• reduces the appearance of scale and bulk ofthe development through massing andarticulation

A43.1 Building height is no more than 4 storeys and 15m

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Schedule 1: Glossary

This Glossary defines terms used in this Local Plan. Where a definition conflicts with a definition in the City Plan, thisdefinition prevails.

Boulevard road: A road that separates a public waterway corridor from land suitable for urban development. Boulevardroads ate intended to provide a high level of visual and physical access to public waterway corridors.

Deep planting: An area where trees with the capacity to grow to more than 10m are planted to ensure the most favourableconditions for their development and ongoing viability. An area required for deep planting must:

• not incorporate any above ground structures (e.g. patios, pergolas) or below ground structures (e.g. basement carparking, ventilation exhausts)

• be a minimum dimension of 6m

• have cultivated site soil to a depth of 600mm

• contains a minimum of 1 tree per 20m2 with tree stock to be a minimum of 100 litre, 3-4m in height and 80-100mmtrunk diameter measured 300mm above ground

• include appropriate ground cover and understorey planting

• have a maximum of 20% turfed area

• be provided with no less than 50% of available sunlight between 10am and 2pm; (Note: shadow diagrams must besubmitted for mid-winter at 10am, 12 noon and 2pm).

Dual reticulation area: An area within which lots are serviced by reticulated potable and non-drinking water networks.

Dual occupancy: A use of premises as the principal place of longer term residence by 2 discrete households, domesticgroups or individuals where the building form consists of 2 dwellings attached side by side and for over 50% of their length.

Education purposes: Where in the Business Park element, means the use of premises for training and instruction designedto impart knowledge and develop skill in scientific, medical, media, telecommunications, bio-technology or similar high-techindustries. The term does not include a preschool, primary school or secondary school.

Integrated Water Management Plan: An Integrated Water Management Plan (IWMP) identifies the range of strategies andactions proposed to integrate water supply, wastewater and stormwater and thus ensure protection of affected waterways andcatchment areas. An IWMP also identifies those water sensitive urban design measures proposed to be incorporated in adevelopment to ensure protection of the water cycle. An IWMP must provide sufficient information on how these matters areto be dealt with for the particular site. Detailed design of the drainage network and water sensitive urban design measures willusually be required as a subsequent application for operational works or as a condition of approval. The IWMP includesdetails of when the proposed measures are to be adopted and how implementation is to be ensured such as covenants on eachlot conditioned through development

Low income affordable housing: is accommodation:

• that is specifically designed to cater to the needs of low income households (which may include special needs andaged care households)

• which is accessible to households in the lowest 40% of income units whereby rent does not exceed 30% of grosshousehold income after any applicable Commonwealth Rent Assistance is deducted

• where site management is provided by a registered housing provider that includes the monitoring of tenant's eligibilityto qualify for low income affordable housing

• that consists of a variety of building types such as single and multi-unit dwellings, boarding houses and caravan parks.

Applicants providing low income affordable housing will be required to enter into an agreement with Council to maintain thelow income affordable housing for 10 years by signing a covenant or similar binding agreement outlining the terms of the on-going operation of the low income affordable housing.

Site cover: the proportion of the site (expressed as a percentage) covered by buildings or structures measured to theoutermost projections and car and service vehicle parking loading and servicing areas.

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Schedule 2: Local parkland – valuable features

Purpose of schedule

This schedule identifies valuable local features that positively contribute to the character of Rochedale. These features are tobe protected and optimised through incorporation within the Rochedale public park system.

Schedule

Location Valuable Feature

South-west of Gardner Road and Ford Road extensionintersection (rear portion of 297 and 301 Gardner Road)

Native vegetation providing a physical and ecological connection to thewaterway corridor.

North-east of Gardner Road and new mid-block roadintersection (front portion of 310 and 340 GardnerRoad)

Scattered mature vegetation and open space.

South-west of Prebble Street and Gardner Roadintersection (common boundary of 231 and 237Gardner Road, and 26 Prebble Street)

Ridge top location with expansive local views. Key component of east-westfauna corridor from Leslie Harrison Dam catchment and Bulimba Creek.

South-East of Gardner Road and Ford Road extensionintersection (corner of 284, 286 and 290, GardnerRoad)

Mature vegetation adjacent to flat expansive open space.

North/North-east of Rochedale Road and Ford Roadintersection (middle portion of 300 and 326 RochedaleRoad)

Scattered mature vegetation with views to the Leslie Harrison dam catchment tothe east.

North-east of Rochedale Road and Ford Roadintersection (common boundary of 380 and 434Rochedale Rd, and 20 Ford Road).

Scattered mature vegetation, double row of orchard trees and flat open space

South-east of Rochedale Road and Ford Roadintersection (520 Rochedale Road)

Mature row of Cadagi (Eucalyptus torelliana) windbreak and adjacent flat openspace

South-west of the Gardner Road and Miles PlattingRoad intersection (447 Miles Platting Road)

Significant collection of cultivated rare and endangered plants

North-east of the Miles Platting Road and GardnerRoad intersection (480 and 490 Miles Platting Road)

Two outstanding examples of Weeping Figs (Ficus benjamina) and scatteredestablished vegetation.

South-east of the Miles Platting Road and GardnerRoad intersection (central portion of 519 Miles PlattingRoad).

Productive mango orchard adjacent to mature figs suitable for integration in acommunity garden

585 Miles Platting Road (front portion) Two outstanding examples of Hill’s Figs (Ficus hillii)

North-west of the Rochedale Road and Miles PlattingRoad intersection (602 and 604 Miles Platting Road,and 645 Rochedale Road)

Cluster of native vegetation with central clearing and open space to the east.

Immediately west of Redeemer Lutheran College (617Miles Platting Road and 416 Priestdale Road)

Key pedestrian link between the waterway corridor and Redeemer LutheranCollege. Also functions as a wildlife corridor between the waterway corridorand Leslie Harrison Dam catchment

North of Rochedale State High School (244 PriestdaleRoad and 34 School Road)

Scattered mature vegetation contributing to a north-south ecological link.

South of Glenmore Crescent extension (South-easterncorner of 309 Priestdale Road)

Native vegetation providing a physical and ecological connection to thewaterway corridor.

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