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Transcript of  · Web viewThe purpose of these explanatory notes is to provide context to the amendment package,...

Table of Contents

Part A: Explanatory Notes.........................................................................................................2

Glossary.................................................................................................................................3

Purpose.................................................................................................................................4

Introduction..........................................................................................................................4

Background...........................................................................................................................4

Community engagement.....................................................................................................14

Conclusion...........................................................................................................................15

Part B: Major Amendment vx.00/20xx...................................................................................16

Part 1 Amendment of Part 1 (About the planning scheme)................................................17

1.1 Amendment of section 1.2 (Planning scheme components)....................................17

Part 2 Amendment of Part 5 (Tables of assessment)..........................................................18

2.1 Amendment of section 5.9 (Categories of development and assessment—Neighbourhood plans)..............................................................................................18

Part 3 Amendment of Part 7 (Neighbourhood plans).........................................................20

3.1 Amendment of section 7.1 (Preliminary).................................................................20

3.2 Amendment of section 7.2 (Neighbourhood plan codes).........................................21

Part 4 Amendment of Part 8 (Overlays)..............................................................................28

4.1 Amendment to section 8.2.19 (Significant landscape tree overlay code).................28

Part 5 Amendment of Schedule 2 (Mapping)......................................................................29

5.1 Amendment to Schedule 2.2 (Zone maps)...............................................................29

5.2 Amendment to Table SC2.2.1 (Zone maps)..............................................................30

5.3 Amendment to Schedule 2.3 (Neighbourhood plan maps)......................................31

5.4 Amendment to Table SC2.3.1 (Neighbourhood plan maps).....................................32

5.5 Amendment of Schedule 2.4 (Overlay maps)...........................................................33

5.6 Amendment of Table SC2.4.1 (Overlay maps)..........................................................37

Part 6 Amendment of Appendix 2 (Table of amendments)................................................38

6.1 Amendment to Appendix 2 (Table of Amendments)................................................38

Supplement 1—A3 Map Tiles.................................................................................................39

Supplement 2—Listing of Properties Affected by Mapping Changes......................................40

SC2.2 Zone maps.................................................................................................................40

SC2.4 Overlay maps.............................................................................................................43

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Part A: Explanatory Notes

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Glossary

Abbreviation Term

amendment package

The Gap draft neighbourhood plan amendment package

City Plan Brisbane City Plan 2014

CPT Community Planning Team

draft strategy The Gap neighbourhood plan draft strategy

MCU Material change of use as defined in the Act

ROL Reconfiguring a lot as defined in the Act

the Act Planning Act 2016

the neighbourhood plan

The Gap draft neighbourhood plan

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Purpose

The purpose of these explanatory notes is to provide context to the amendment package, including the key outcomes of the neighbourhood plan and the process undertaken to develop the neighbourhood plan. The explanatory notes do not form part of the amendment package.

Introduction

This document has been prepared to provide assistance in interpreting the amendment package, which will become an amendment to City Plan.

The amendment package sets out the statutory amendments required to City Plan to incorporate the neighbourhood plan. It contains two parts – this explanatory statement (for information only), and the proposed amendment that specifies the proposed statutory changes. The proposed amendment consists of a new neighbourhood plan code for The Gap, revised zones and overlay mapping, and consequential amendments to City Plan.

Background

Brisbane City Council (Council) proposes to introduce the neighbourhood plan to guide future development in The Gap. The amendment package forms a major amendment to City Plan and has been prepared in accordance with Queensland Government requirements.

Council commenced the neighbourhood planning process for The Gap in April 2016. The draft strategy was released for community consultation from October to December 2017. Feedback received from the community on the draft strategy, as well as feedback received through the CPT, has been used in the preparation of the amendment package. Internal Council stakeholders and Queensland Government agencies have also been involved in preparing the amendment package. More information about the community engagement undertaken to inform this amendment package is outlined in the Community Engagement section below.

The neighbourhood plan has been prepared to help maintain the suburban lifestyle in The Gap, and seeks to achieve the following outcomes.

Support and promote the Suburban Living Area function as outlined in the Strategic framework of City Plan, including the provision of housing choice for older and younger residents.

Confirm the role of The Gap Village shopping centre and enhance this location as a place for locals to meet, shop, dine and work.

Manage the interface between the regional greenspace system and Suburban Living Area.

Protect the urban character of the area.

Provide an opportunity for the local community to input into the future planning for the area.

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What are neighbourhood plans?

Neighbourhood plans guide development in local communities, to ensure that each area retains and enhances its own special character and qualities. Currently, there is no neighbourhood plan for The Gap, so development is regulated by the citywide provisions included in City Plan and other Queensland Government legislation.

The neighbourhood plan will refine City Plan to better suit the local area and provide additional planning provisions above those already provided. These additional planning provisions are intended to address important local issues.

The amendment package does not provide additional regulations or variations for elements that are already guided by City Plan, including biodiversity and environmental protection, or minimum lot sizes for land within the Low density residential zone. More information about these elements is provided in the Integration with City Plan section below.

In addition, neighbourhood plans cannot:

reduce the scale of existing development or make it harder for property owners to lawfully develop their existing property

stop already-approved development, even if building has not commenced yet.

Proposed neighbourhood plan boundary

The proposed plan focuses on the suburb of The Gap and also small portions of Keperra, Upper Kedron and Mt Coot-tha. The Gap is a unique area, located only 12 km from the Brisbane Central Business District (CBD) but is also close to large areas of ecological significance such as Mt Coot-tha and D’Aguilar National Park. The neighbourhood plan boundary is outlined in Figure 1.

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Figure 1—The Gap neighbourhood plan boundary

Key planning outcomes

The amendment package will ensure that new development responds to key Statewide, regional and local planning outcomes.

Response to the South East Queensland Regional Plan 2017

The amendment package supports the policies of the South East Queensland Regional Plan 2017 by:

protecting and enhancing the biodiversity network to support the natural environment. Supports Goal 4 Sustain: Biodiversity.

encouraging good quality subtropical design outcomes. Supports Goal 5 Live: Valuing good design and Working with the weather.

locating diverse housing types in proximity to the existing centre. Supports Goal 1 Grow: Efficient land use, Focusing residential density and Housing diversity, and Goal 4 Sustain: Affordable living.

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Response to State Planning Policy July 2017

Together with City Plan, the amendment package supports and integrates the State interests outlined in the State Planning Policy July 2017. The amendment package promotes economic growth and housing diversity by focusing a limited amount of increased density around existing centres, services and facilities (Liveable communities and housing: Housing supply and diversity, State interest policy 1). New development is to be responsive to environmental constraints such as biodiversity features and encouraged in locations that avoid or minimise impacts of the environment (Environment and heritage, State interest policy 3).

Response to City Plan’s Strategic framework

The Gap is identified in City Plan’s Strategic framework as a Suburban Living Area. The proposed changes support this.

Response to local planning outcomes

The Gap is not expected to change significantly over the next 10 years. However, there is a need to provide different sizes and types of homes in The Gap so that younger people, older people and people with different household sizes can all find housing that suits their needs.

The neighbourhood plan will refine City Plan to better suit local conditions and will protect existing character by providing further guidance about the scale, location and type of future development. The amendment package responds to local planning outcomes, as it seeks to protect the suburban character of the area while providing some housing diversity in appropriate locations, protecting the green and leafy values and established vegetation in the area, and encouraging the revitalisation of The Gap Village shopping centre as a place for locals to meet, relax, shop and work.

Further details about how the amendment package achieves these outcomes are provided in the following section, Proposed changes.

Proposed changes

The amendment package consists of the following key components:

The Gap neighbourhood plan code

o The Village precinct

o identification of potential development areas.

tables of assessment

revised zones

supporting changes to overlays.

The following provides an overview of these proposed changes.

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The Gap neighbourhood plan code

The Gap neighbourhood plan code seeks to retain the residential character of The Gap. The key provisions proposed in the code include the following.

Retention of the suburban character and local residential amenity, with no changes proposed to the existing Low density residential zone across the vast majority of the neighbourhood plan area.

Establishment of potential development areas at several sites to provide additional certainty regarding the developable portion of the land; the portion of the site that is not appropriate for development due to ecological values; and density and built form guidance so that development is of an appropriate scale and form. See ‘Potential Development Area’ section below for more information.

Retention of existing large shade trees and provision of deep planting and subtropical landscaping in new developments.

Encouraging diverse types of housing on the northern fringe of The Gap Village shopping centre, in proximity to shops, retail and transport, including adaptable housing.

Providing design and accessibility guidance for The Gap Village shopping centre, encouraging a high-quality pedestrian environment, access and pleasant urban streetscape.

The Village precinct

The Village precinct (see Figure 2) is intended to encourage the revitalisation of The Gap Village shopping centre as a place for the community to shop, recreate and work, and encourage a high-quality pedestrian environment and pleasant urban streetscape. A limited number of townhouses and units are encouraged on the northern side of Waterworks Road, in proximity to shops, retail and transport, to support The Gap Village shopping centre. Adaptable housing is also provided for in this precinct.

The precinct includes two sub-precincts: The Village Centre sub-precinct and The Village Residential sub-precinct. The Village Centre sub-precinct provides additional guidance for the redevelopment of The Gap Village shopping centre, including vehicular and pedestrian access, design outcomes and activating frontages.

The Village Residential sub-precinct provides additional guidance for residential land on the northern side of Waterworks Road, including specifying a minimum lot size and maximum heights for land in the Medium density residential zone, providing for adaptable housing and encouraging subtropical design outcomes.

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Figure 2—Proposed The Village precinct

Potential development areas

The amendment package identifies potential development areas on Emerging community zoned land in The Gap. The potential development areas clarify which portion of each site can be used for the development footprint and which part of the site is not intended for development, based on ecological values. The potential development areas also provide density provisions and minimum lot sizes, so that development is of an appropriate scale and form suitable for location of land, services, amenity, environmental values and existing patterns of development. The potential development areas are shown in Figure 3.

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Figure 3—Proposed potential development areas

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Tables of assessment

The following changes to the tables of assessment are proposed in the amendment package:

Where a MCU for a dual occupancy or multiple dwelling in the Emerging community zone, wholly located in a potential development area, complies with specified height requirements, development will be code assessable.

Where a ROL in the Emerging community zone, complies with the specified minimum lot sizes, development will be code assessable.

These types of development are currently impact assessable in the Emerging community zone.

Proposed zone changes

There are several proposed zone changes in the amendment package to ensure that the zoning suitably reflects the desired land use outcomes for the area, outlined below and in Figure 4, including the following.

Rezone 599 Payne Road, 69 Kilbowie Street and 359 Settlement Road to Environmental management. This zone provides for the protection of environmentally-sensitive areas and allows housing up to 1 or 2 storeys.

Rezone 23 Quirk Street to Open space 1 local park, to allow this vacant Council-owned site to be used as a local park.

Rezone 252 Payne Road and 42 Alutha Road to Low density residential, to align with the surrounding suburban development pattern.

Rezone 206 Settlement Road to a mix of Low density residential and Environmental management, to allow traditional suburban development on the parts of the site that are not affected by environmental constraints.

Rezone 78-80 Settlement Road to Emerging community, to provide additional planning requirements for future residential development.

Rezone 2 to 30 Romea Street and 989 to 991 Waterworks Road to Low-medium density residential (3 storeys), allowing a mix of dwellings, townhouses and apartments up to 3 storeys in height, to allow a variety of housing choices that meet the needs of the community and supports The Gap Village shopping centre.

Rezone 965 to 987 Waterworks Road to Medium density residential, allowing a mix of dwellings, townhouses and apartments up to 4 storeys in height where next to Walton Bridge Reserve and up to 5 storeys in height where fronting Waterworks Road, to allow a variety of housing choices that meet the needs of the community and supports The Gap Village shopping centre.

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Figure 4—Proposed zone changes

Proposed overlay changes

The amendment package proposes changes to some of City Plan’s overlays as follows.

Active frontages in residential overlay. It is proposed to include 965 to 971 Waterworks Road in this overlay so that development at this location is designed to appropriately integrate with the Walton Bridge Reserve.

Significant landscape tree overlay. It is proposed to protect an additional 13 established trees by including them within the Significant landscape tree overlay.

Integration with City Plan

Neighbourhood plans address matters at the local level and provide more detailed planning guidance when it is not provided in other parts of City Plan. Items dealt with in other parts of City Plan are not replicated in the neighbourhood plan.

The neighbourhood plan does not propose to amend minimum lot sizes or subdivision within the Low density residential zone, as this is already regulated at a citywide level. City Plan allows for a variety of different property and lot sizes to cater for the needs of our growing city. This includes catering for the increasing number of single and couple households, new affordable housing types and changes in the way people are living. The specific rules and expectations around subdividing a lot depend on several factors such as the size of the lot, the zone, and the location of the land.

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Biodiversity is not specifically managed through the amendment package. Biodiversity and natural values are protected at a citywide level through the Biodiversity areas overlay code, which is used to protect Brisbane’s areas of ecological significance. This allows Council to assess the impact development may have on the ecological values of the site on a case by case basis.

For more information on various parts of City Plan, please see Council’s fact sheets by visiting the Council's website and searching ‘fact sheets’.

Amendment Summary

Table 1—Amendment Summary

Part City Plan Reference

Proposed amendment Part B Part and Amendment Step

Part 1 (Planning scheme components)

Table 1.2.2—Neighbourhood plans precincts and sub-precincts

Insert The Gap neighbourhood plan precincts:

NPP-001: The Village

NPP-001a: The Village Centre

NPP-001b: The Village Residential

Part 1.1 (1)

Part 5 (Tables of assessment)

Table 5.9.1—Neighbourhood plan categories of development and assessment changes

Insert The Gap neighbourhood plan categories of development and assessment .

Part 2.1 (2)

Table 5.9.xx.A—The Gap neighbourhood plan: material change of use

Table 5.9.xx.B—The Gap neighbourhood plan: reconfigure a lot

Table 5.9.xx.B—The Gap neighbourhood plan: building work

Table 5.9.xx.B—

Insert The Gap neighbourhood plan categories of development and assessment tables.

Part 2.1 (3)

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The Gap neighbourhood plan: operational work

Part 7 (Neighbourhood plans)

Table 7.1.1—Neighbourhood plan codes

Insert a row for The Gap neighbourhood plan and map number.

Part 3.1 (4)

Section 7.2 Neighbourhood plan codes

Insert new The Gap neighbourhood plan code, including supporting figures.

Part 3.1 (5)

Part 8 (Overlays) Section 8.2.19 Significant landscape tree overlay code, Table 8.2.19.3.C—Significant landscape trees in specific locations

Insert news rows for significant landscape trees identified in The Gap.

Part 4.1 (6)

Schedule 2 (Mapping)

SC2.2 Zone maps, ZM-001 (Map tile 19)

Update zone map tile to include changes in zoning in The Gap.

Part 5.1 (7)

SC2.2 Zone maps, Table SC2.2.1—Zone maps

Reference the amended zone map within the relevant table.

Part 5.2 (8)

SC2.3 Neighbourhood plan maps, NPM-020.5 The Gap neighbourhood plan map

Insert new The Gap neighbourhood plan map reflecting neighbourhood plan boundary and precinct.

Part 5.3 (9)

SC2.3 Neighbourhood plan maps, SC2.3.1—Neighbourhood plan maps

Reference the neighbourhood plan map within the relevant table.

Part 5.4 (10)

SC2.4 Overlay maps, OM-001.1 Active frontage in residential zones overlay map (Map tile 19)

Amend the overlay map. Part 5.5 (11)

SC2.4 Overlay maps, OM-004.1

Amend the overlay map. Part 5.5 (12)

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Dwelling house character overlay map (Map tile 19)

SC2.4 Overlay maps, OM-019.1 Significant landscape tree overlay map (Map tile 19 and 27)

Amend the overlay maps. Part 5.5 (13 and 14)

SC2.4 Overlay maps, Table SC2.4.1—Overlay maps

Reference the overlay maps within the relevant table.

Part 5.6 (15 to 17)

Appendix 2 (Table of amendments)

Table AP2.1—Table of amendments

Insert date of adoption and effective date, planning scheme version number, amendment type and summary of amendments as a result of the neighbourhood plan.

Part 6.1 (18)

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Community engagement

Engagement for the neighbourhood plan

The neighbourhood planning process involves a series of community engagement stages. The process commenced in mid-2016 with an online survey, information kiosks and the formation of a CPT. The CPT met five times between September 2016 and October 2017.

The draft strategy was released in October 2017 and was open for public consultation from 27 October to 8 December 2017. The draft strategy proposed key ideas for consideration, based on community feedback, technical studies and planning studies. It was based around four themes:

green and leafy spaces – preserve the suburb’s green leafy character and provide more ways for locals to enjoy and access nature

housing for all – retain the suburban character of The Gap and ensure there is suitable housing for everyone to stay in the area through all stages of life

community connections – make it easier for locals to access existing facilities and services

centres for village life – allow centres to grow into places to live, work and play and give new life to the neighbourhood, bring new business opportunities, and manage growth in a sustainable way.

The key issues raised during the community consultation period included the following.

Traffic volumes on the road network and the adverse impact of additional vehicle trips generated from recent developments both within The Gap and adjoining suburbs.

Form of recent development, particularly townhouses, considered inconsistent with the green and leafy character of The Gap.

The Gap Village shopping centre could be improved to provide more services and facilities to the local community and better connections with adjoining parks and residential areas.

Public consultation will be undertaken on the amendment package following the first State interest review by the Queensland Government, and community members will be able to make a formal submission at that time.

Summary of Minister communication activities

The Minister confirmed State interests to be considered when preparing a major amendment, in accordance with the Statutory Guideline 01/16, Making and amending local

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planning instruments, in July 2016. Once approved by Council, the amendment package can be sent to the Minister for the first State interest review.

Summary of community engagement activities

Following is a summary of the key community engagement activities that have informed the development of the neighbourhood plan.

Event type Date and location Topic

Information kiosks

Tuesday 20 September 2016

The Gap Village shopping centre

Consultation as part of the project background research stage

Wednesday 21 September 2016

The Gap Village shopping centre

CPT Thursday 15 September 2016 The CPT meet with Council to provide local knowledge and input into the neighbourhood plan

Thursday 13 October 2016

Thursday 10 November 2016

Thursday 8 December 2016

Thursday 26 October 2017

Information kiosks

Wednesday 1 November 2017

The Gap Village shopping centre

Consultation to obtain feedback on the draft strategy

Thursday 2 November 2017

The Gap Village shopping centre

Information kiosks

Friday 24 November 2017

The Gap Village shopping centre

Consultation on citywide planning, including the draft strategy

Saturday 2 December 2017

Walton Bridge Reserve

Conclusion

The purpose of these explanatory notes is to provide context to the amendment package including the key outcomes of the neighbourhood plan. Additional detail about the proposed changes are provided in Part B. Following Queensland Government review, the amendment package will be placed on public consultation in accordance with Queensland Government guidelines.

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Part B: Major Amendment vx.00/20xx

It is hereby certified that this is a true and correct copy of Brisbane City Plan 2014 Major Amendment vx.xx/20xx made, in accordance with the Planning Act 2016, by the Council of the Brisbane City.

Dy Currie

Chief Planner, City Planning and Economic Development

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City Planning and Sustainability

Brisbane City Council

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Part 1 Amendment of Part 1 (About the planning scheme)

1.1 Amendment of section 1.2 (Planning scheme components)

(1) Section 1.2 Planning scheme components, Table 1.2.2—Neighbourhood plans precincts and sub-precincts–

insert before Toombul—Nundah neighbourhood plan:

The Gap neighbourhood plan NPP-001: The Village

NPP-001a: The Village Centre

NPP-001b: The Village Residential

’.

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Part 2 Amendment of Part 5 (Tables of assessment)

2.1 Amendment of section 5.9 (Categories of development and assessment—Neighbourhood plans)

(2) Section 5.9 Categories of development and assessment—Neighbourhood plans, Table 5.9.1—Neighbourhood plan categories of development and assessment changes–

insert before Toombul—Nundah neighbourhood plan:

The Gap neighbourhood plan

Change Change No change No change

’.

(3) Section 5.9 Categories of development and assessment—Neighbourhood plans–

insert before Table 5.9.64.A Toombul—Nundah neighbourhood plan:

Table 5.9.xx.A—The Gap neighbourhood plan: material change of use

Use Categories of development and assessment

Assessment benchmarks

If in the neighbourhood plan area

MCU, if assessable development where not listed in this table

No change The Gap neighbourhood plan code

If in the Emerging community zone

Dual occupancy Assessable development – Code assessment

If on a site identified as a Low density residential – dwelling houses and multiple dwellings potential development area on Figure a, where complying with Table 7.2.20.5.3.B

The Gap neighbourhood plan code

Dual occupancy code

Prescribed secondary code

Multiple dwelling Assessable development – Code assessment

If on a site identified as a Low density residential – dwelling houses and multiple dwellings potential development area on

The Gap neighbourhood plan code

Multiple dwelling code

Prescribed secondary code

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Figure a, where complying with Table 7.2.20.5.3.B

Table 5.9.xx.B—The Gap neighbourhood plan: reconfiguring a lot

Development Categories of development and assessment

Assessment benchmarks

If in the neighbourhood plan area

ROL, if assessable development where not listed in this table

No change The Gap neighbourhood plan code

If in the Emerging community zone

ROL, if assessable development Assessable development – Code assessment

If on a site identified as a potential development area on Figure a, where a reconfigured lot is equal to or greater than:

(a) 1,000m2 in the Very low density residential potential development area;

(b) 400m2 in the low density residential – dwelling houses potential development area or the Low density residential – dwelling houses and multiple dwellings potential development area;

(c) 600m2 for a rear lot in the Low density residential – dwelling houses potential development area or the low density residential – dwelling houses and multiple dwellings potential development area.

The Gap neighbourhood plan code

Subdivision code

Emerging community zone code

Prescribed secondary code

Table 5.9.xx.C—The Gap neighbourhood plan: building work

Development Categories of development and assessment

Assessment benchmarks

Building work, if assessable development

No change The Gap neighbourhood plan code

Table 5.9.xx.D—The Gap neighbourhood plan: operational workDevelopment Categories of development and

assessment Assessment benchmarks

Operational work, if assessable No change The Gap neighbourhood plan

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development code

’.

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Part 3 Amendment of Part 7 (Neighbourhood plans)

3.1 Amendment of section 7.1 (Preliminary)

(4) Section 7.1 Preliminary, Table 7.1.1—Neighbourhood plan codes–

insert before 7.2.21 Intentionally blank - as no neighbourhood plan beginning with ‘U’:

7.2.20.5 The Gap neighbourhood plan NPM-020.5

’.

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3.2 Amendment of section 7.2 (Neighbourhood plan codes)

(5) Section 7.2 Neighbourhood plan codes–

insert before Wakerley neighbourhood plan code:

7.2.20.5 The Gap neighbourhood plan code

7.2.20.5.1 Application

(1) This code applies to assessing a material change of use, reconfiguring a lot, operational work or building work in The Gap neighbourhood plan area if:

(a) assessable development where this code is an applicable code identified in the assessment benchmarks column of a table of assessment for a neighbourhood plan (section 5.9); or

(b) impact assessable development.

(2) Land in The Gap neighbourhood plan is identified on NPM-020.5 The Gap neighbourhood plan map and includes the following precincts:

(a) The Village precinct (The Gap neighbourhood plan/NPP-001):

(i) The Village Centre sub-precinct (The Gap neighbourhood plan/NPP-001a);

(ii) The Village Residential sub-precinct (The Gap neighbourhood plan/NPP-001b).

(3) When using this code, reference should be made to section 1.5, section 5.3.2 and section 5.3.3.

Note—The following purpose, overall outcomes, performance outcomes and acceptable outcomes comprise the assessment benchmarks of this code.

Note—This neighbourhood plan includes a table of assessment with variations to categories of development and assessment. Refer to Table 5.9.64.A, Table 5.9.64.B, Table 5.9.64.C and Table 5.9.64.D.

7.2.20.5.2 Purpose

(1) The purpose of The Gap neighbourhood plan code is to provide finer-grained planning at a local level for The Gap neighbourhood plan area.

(2) The purpose of The Gap neighbourhood plan code will be achieved through overall outcomes, including overall outcomes for the precinct of the neighbourhood plan area.

(3) The overall outcomes for the neighbourhood plan area are:

(a) The Gap is characterised by low-density housing on suburban lots, complemented by established vegetation.

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(b) Limited low-medium density and medium density housing, including adaptable housing, is located within The Village Residential sub-precinct.

(c) Centres meet the retail, commercial, community and service needs of the local community and centre activities are located in the existing centre zone category and the identified precinct.

(d) Existing vegetation and land with ecological values is protected.

(e) Development is of a high quality design incorporating subtropical design principles.

(f) Housing on small lots, townhouses and multiple dwellings, and retirement and aged care living uses protect the amenity of established surrounding low density housing.

(g) Development adjacent to public open spaces increases casual surveillance and activation of the public open space.

(h) Development is of a height, scale and form which is consistent with the amenity, character, community expectations and infrastructure assumptions intended for the relevant precinct, sub-precinct or site.

(4) Overall outcomes for development within the emerging community zone:

(a) The development footprint for development is located in a potential development area identified in Figure a.

(b) Development in a potential development area is of a scale and form that is suitable for the location of the land, availability of services, ecological values, amenity and existing patterns of development to ensure an integrated development outcome.

(c) Residential development in a potential development area identified in Figure a is in accordance with the following:

(i) very low density residential: comprises of dwelling houses on large lots at a maximum of 7 dwellings per hectare;

(ii) low density residential (dwelling houses): comprises of predominantly dwelling houses at a maximum of 18 dwellings per hectare on a range of lot sizes consistent with the existing pattern of development;

(iii) low density residential (dwelling houses and multiple dwellings): comprises of a mix of dwellings houses and multiple dwellings at a maximum of 24 dwellings per hectare.

Note—Densities are to be calculated excluding parts of the site that are not within a potential development area. Areas excluded from the potential development area may still form part of the development provided they do not contribute to the calculation of residential yield and the building envelope plan or a development footprint plan is wholly contained within the potential development area (Figure a).

(5) The Village precinct (The Gap neighbourhood plan/NPP-001) overall outcomes are:

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(a) The precinct provides for the commercial, retail and entertainment needs of residents and visitors.

(b) Development in The Village Centre sub-precinct (The Gap neighbourhood plan/NPP-001a):

(i) supports a high level of accessibility within the precinct and facilitates connections between Walton Bridge Reserve, surrounding residential, public transport and The Gap Village shopping centre;

(ii) is of high quality urban design catering to residents’ needs.

(c) Development in The Village Residential sub-precinct (The Gap neighbourhood plan/NPP-001b):

(i) is predominantly multiple dwellings where any non-residential uses are compatible with the residential character of the area;

(ii) provides adaptable housing to meet the needs of existing and future residents, support ageing in place and provide housing suited to elderly, single and young adult occupants.

7.2.20.5.3 Performance outcomes and acceptable outcomes

Table 7.2.20.5.3.A—Performance outcomes and acceptable outcomes

Performance outcomes Acceptable outcomes

General

PO1Development is of a height, scale and form that achieves the intended outcome for the precinct, improves the amenity of the neighbourhood plan area, contributes to a cohesive streetscape and built form character and:

(a) is consistent with the anticipated density and assumed infrastructure demand;

(b) is aligned to community expectations about the number of storeys to be built;

(c) is proportionate to and commensurate with the utility of the site area and frontage width;

(d) is designed to avoid a significant and undue adverse amenity impact to adjoining development;

(e) minimises impacts including overlooking and visual dominance through building articulation, stepping down in height and scale and providing heavily landscaped

AO1Development complies with the building height (number of storeys) and minimum lot size in Table 7.2.20.6.3.B.

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interface areas;

(f) is sited to enable existing and future buildings to be well separated from each other and to avoid affecting the development potential of an adjoining site;

(g) provides roads, lots and buildings that are sited and designed to minimise impacts from potential hazards.

PO2Development retains large trees and provides substantial areas for landscaping and shade tree planting consistent with the character of the neighbourhood plan area and subtropical climate of the area.

AO2.1Development retains large trees within the property boundaries.

Note—Guidance about retention of existing trees is provided by the Vegetation planning scheme policy.

AO2.2Development is designed and located so that a new building, car parking, driveway or a crossover will not adversely impact the long-term viability of existing large trees.

AO2.3Development provides deep-planting areas that:

(a) are a minimum of 15% of the site area;

(b) are exclusively for landscaping;

(c) are able to accommodate trees planted in natural ground;

(d) are 100% open to the sky;

(e) can be accessed for maintenance purposes.

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

PO3Development incorporates subtropical design principles to support healthy, energy efficient living in a local subtropical climate and reflects the suburban character of the area.

AO3Development incorporates the following subtropical design principles:

(a) cross-ventilation in and around buildings by use of building forms, breezeways, open courtyards and landscaped areas;

(b) sun shading of openings;

(c) suitable building orientations;

(d) limited building size to allow sunlight to penetrate into open space and living areas;

(e) private open space of a suitable size and

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proportion, landscaped to provide shade from the northern sun and promote Brisbane’s climate and atmosphere;

(f) building form that maximises amenity, street activity and pedestrian connectivity;

(g) deep planting within setbacks along common boundaries and frontages.

PO4Development mitigates adverse impacts to ecological values and visual amenity through:

(a) site design that is responsive to topography and land constraints;

(b) retention of existing vegetation;

(c) siting larger lots on steeper land;

(d) minimising impacts from site earthworks including cutting, filling and retaining walls.

AO4No acceptable outcome is proposed.

If in The Village Centre sub-precinct (The Gap neighbourhood plan/NPP-001a)

PO5Development facilitates the integrated development of the centre which includes:

(a) publicly accessible plazas and active frontages;

(b) space to locate a mobile library;

(c) an internal road layout that provides minimal impact to connecting roads and ensures safe pedestrian movements, vehicular and service vehicle access;

(d) improved pedestrian connections to Walton Bridge Reserve, specifically the amphitheatre, skate bowl and playing fields on the eastern side and public transport;

(e) improved pedestrian connections and active frontages to Enoggera Creek bikeway for casual surveillance, with signage for key entry points;

(f) an arcade with a design, layout and ground-storey treatment that promotes activation and surveillance.

AO5Development is in accordance with Figure b.

If in The Village Residential sub-precinct (The Gap neighbourhood plan/NPP-001b)

PO6 AO630 | P a g e

Development of a non-residential use is:

(a) of small scale;

(b) located only on the ground storey of buildings and forms a component of the predominant residential use;

(c) compatible with the overall residential character intended for the precinct and does not reduce residential amenity;

(d) contributes to an attractive streetscape through the incorporation of active frontages.

No acceptable outcome is proposed.

PO7Development meets a diverse range of community needs by providing adaptable housing that is responsive to changing lifecycles.

AO7Development provides housing and associated outdoor living areas, which is adaptable to different persons and households with differing mobility needs and constructed in accordance with Table 9.3.14.3.D of the Multiple dwelling code.

If in the very low density residential potential development area

PO8Development is designed to retain and enhance ecological values, including existing vegetation, wildlife habitat and movement functions, and landscape character.

AO8.1Development has a minimum lot size of 1,000m².

AO8.2Development has a development footprint of a size and location that:

(a) retains the majority of existing vegetation;

(b) minimises loss or fragmentation of existing vegetation;

(c) is close to the lot boundary that has street access.

If in the low density residential (dwelling house) or low density residential (dwelling house and multiple dwellings) potential development areas

PO9Development is designed to accommodate predominantly dwelling houses on a range of lot sizes consistent with existing development pattern and size.

AO9Development for a dwelling house has a minimum lot size of 400m² if not a rear lot or 600m² if a rear lot.

Table 7.2.20.5.3.B—Maximum building height

Development Number of storeys

If in The Village precinct (The Gap neighbourhood plan/NPP-001), where in The Village Residential sub-precinct (The Gap neighbourhood plan/NPP-001b) and the Medium density

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residential zone

Development of a site area less than 1,200m2

2

Development of a site area 1,200m² or greater and not within 10m of Walton Bridge Reserve

5

Development of a site area 1,200m² or greater and within 10m of Walton Bridge Reserve

4

If in the Emerging community zone, where identified as a potential development area on Figure a

Any development 2

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’.

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Part 4 Amendment of Part 8 (Overlays)

4.1 Amendment to section 8.2.19 (Significant landscape tree overlay code)

(6) Section 8.2.19 Significant landscape tree overlay code, Table 8.2.19.3.C—Significant landscape trees in specific locations–

insert before Upper Kedron:

The GapEucalyptus tereticornis forest red gum

24 Bogunda Street (front garden)

L77 RP221604

Ficus macrophylla Moreton bay fig

2 Bottletree Place (Kaloma Road frontage)

L4 RP184855

Eucalyptus grandis flooded gum

14 Desbet Street (front garden) L7 RP152933

Eucalyptus tereticornis forest red gum

54 Glenbrae Street (Bombala Street frontage)

L87 RP100453

Eucalyptus microcorys tallowwood

49 Kandina Street (rear garden) L15 RP108452

Ficus benjamina weeping fig

106 Payne Road (front garden) L3 RP103106

Araucaria cunninghamii hoop pine

201 Payne Road (front garden) L5 RP78738

Eucalyptus tereticornis forest red gum

208 Payne Road (front of lot) L20 RP95610

Delonix regia poinciana 20 Sassafras Street (front garden)

L41 RP110812

Eucalyptus tereticornis forest red gum

65 School Road (northern corner)

L20 RP95610

Ficus obliqua small-leaved fig

81 School Road (front of lot) L12 RP95610

Eucalyptus tereticornis forest red gum

6 Tullira Street (front corner) L115 RP139939

Eucalyptus tereticornis forest red gum

1073 Waterworks Road (rear north corner of lot)

L1 RP153630

’.

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Part 5 Amendment of Schedule 2 (Mapping)

5.1 Amendment to Schedule 2.2 (Zone maps)

(7) Schedule 2 Mapping, SC2.2 Zone maps, ZM-001 (Tile 19)

’–

omit, insert: SC2.2 Zone maps, ZM-001 (Tile 19)–refer to Supplement 1a.

See Supplement 2 for Listing of Properties Affected by Mapping Changes.

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5.2 Amendment to Table SC2.2.1 (Zone maps)

(8) Schedule 2 Mapping, SC2.2 Zone maps, Table SC2.2.1—Zone maps–

insert after Gazettal date, <<date>>:

Not applicable ZM-001 Zoning map

Map tile 19

<<date>>

’.

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5.3 Amendment to Schedule 2.3 (Neighbourhood plan maps)

(9) Schedule 2 Mapping, SC2.3 Neighbourhood plan maps, NPM-020.5 The Gap neighbourhood plan map–

’–

omit, insert: NPM-020.5 The Gap neighbourhood plan map–refer to Supplement 1b.

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5.4 Amendment to Table SC2.3.1 (Neighbourhood plan maps)

(10) Schedule 2 Mapping, SC2.3 Neighbourhood plan maps, Table SC2.3.1—Neighbourhood plan maps–

insert before U, Intentionally left blank:

NPM-020.5 The Gap neighbourhood plan map

<<date>>

’.

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5.5 Amendment of Schedule 2.4 (Overlay maps)

(11) Schedule 2 Mapping, SC2.4.1 Overlay maps, OM-001.1 Active frontage in residential zones overlay map (Tile 19)

’–

omit, insert: OM-001.1 Active frontage in residential zones overlay map (Tile 19)–refer to Supplement 1c.

See Supplement 2 for Listing of Properties Affected by Mapping Changes.

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(12) Schedule 2 Mapping, SC2.4.1 Overlay maps, OM-004.1 Dwelling house character overlay map (Tile 19)

’–

omit, insert: OM-004.1 Dwelling house character overlay map (Tile 19)–refer to Supplement 1d.

See Supplement 2 for Listing of Properties Affected by Mapping Changes.

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(13) Schedule 2 Mapping, SC2.4.1 Overlay maps, OM-019.1 Significant landscape tree overlay map (Tile 19)

’–

omit, insert: OM-019.1 Significant landscape tree overlay map (Tile 19)–refer to Supplement 1e.

See Supplement 2 for Listing of Properties Affected by Mapping Changes.

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Schedule 2 Mapping, SC2.4.1 Overlay maps, OM-019.1 Significant landscape tree overlay map (Tile 27)

‘–

’–

omit, insert: OM-019.1 Significant landscape tree overlay map (Tile 27)–refer to Supplement 1f.

See Supplement 2 for Listing of Properties Affected by Mapping Changes.

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5.6 Amendment of Table SC2.4.1 (Overlay maps)

(14) Schedule 2 Mapping, SC2.4 Overlay maps, Table SC2.4.1—Overlay maps–

insert before OM-001.2, Airport environs overlay map—Obstacle Limitation Surfaces, 30 June 2014:

OM-001.1 Active frontages in residential areas overlay map

Map tile 19

<<date>>

’.

(15) Schedule 2 Mapping, SC2.4 Overlay maps, Table SC2.4.1—Overlay maps–

insert before OM-005.1, Extractive resources overlay map (all tiles, other than where specified below), 30 June 2014:

OM-004.1 Dwelling house character overlay map

Map tiles 19

<<date>>

’.

(16) Schedule 2 Mapping, SC2.4 Overlay maps, Table SC2.4.1—Overlay maps–

insert before OM-019.2, Streetscape hierarchy overlay map (all tiles, other than where specified below), 30 June 2014:

OM-019.1 Significant landscape tree overlay map

Map tiles 19 and 27

<<date>>

’.

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Part 6 Amendment of Appendix 2 (Table of amendments)

6.1 Amendment to Appendix 2 (Table of Amendments)

(17) Appendix 2 Table of amendments, Table AP2.1—Table of amendments–

insert after vxx.xx/20xx:

<<date>> (adoption) and <<date>> (effective)

vxx.xx/20xx <<type of amendment>>

<<type of amendment>> amendment to planning scheme (xx of Minister’s Guidelines and Rules under the Planning Act 2016 – July 2017);

Refer to Amendment vxx.xx/20xx for further detail.

’.

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Supplement 1—A3 Map Tiles

Supplement 1a to 1f are located as separate documents in Attachment C folder.

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Supplement 2—Listing of Properties Affected by Mapping Changes

SC2.2 Zone maps

Supplement 1 Reference

Map Number Map Title House Number Street Name Street Description

Suburb Property Description

Remove from Emerging community and include in Environmental management

1a ZM-001 (Tile 19) Zoning map 599 Payne Road The Gap Common property

L0 SP156531

Remove from Low density residential and include in Open space (OS1 – Open space (local))

1a ZM-001 (Tile 19) Zoning map 23 Quirk Street The Gap L97 RP89450

Remove from Emerging community and include in Low density residential

1a ZM-001 (Tile 19) Zoning map 252 Payne Road The Gap L1 RP132755

1a ZM-001 (Tile 19) Zoning map 42 Althua Road The Gap L1 SP273985

Remove from Rural and include in Emerging community

1a ZM-001 (Tile 19) Zoning map 78 Settlement Road The Gap L1 RP173744

1a ZM-001 (Tile 19) Zoning map 80 Settlement Road The Gap L2 RP173744

1a ZM-001 (Tile 19) Zoning map 28 Ronruth Street The Gap L6 SP116167

Remove from Rural and include in Low density residential/Environmental management

1a ZM-001 (Tile 19) Zoning map 1 Kevpat Close The Gap L8 SP268193

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Supplement 1 Reference

Map Number Map Title House Number Street Name Street Description

Suburb Property Description

1 Eliza Close The Gap L23 SP268193

3 Kevpat Close The Gap L7 SP268193

3 Poppy Place The Gap L26 SP268193

3 Eliza Close The Gap L22 SP268193

4 Eliza Close The Gap L18 SP268193

5 Kevpat Close The Gap L6 SP268193

5 Poppy Place The Gap L25 SP268193

7 Kevpat Close The Gap L5 SP268193

7 Poppy Place The Gap L24 SP268193

8 Poppy Place The Gap L9 SP268193

8 Eliza Close The Gap L19 SP268193

10 Poppy Place The Gap L10 SP268193

12 Eliza Close The Gap L20 SP268193

14 Poppy Place The Gap L11 SP268193

16 Eliza Close The Gap L21 SP268193

20 Poppy Place The Gap L12 SP268193

23 Poppy Place The Gap L17 SP268193

27 Poppy Place The Gap L16 SP268193

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Supplement 1 Reference

Map Number Map Title House Number Street Name Street Description

Suburb Property Description

31 Poppy Place The Gap L15 SP268193

35 Poppy Place The Gap L14 SP268193

46 Poppy Place The Gap L13 SP268193

Remove from Rural residential and include in Environmental management

1a ZM-001 (Tile 19) Zoning map 69 Kilbowie Street The Gap L11 SP238993

359 Settlement Road The Gap L1 RP856688

Remove from Low density residential and include in Low medium density residential (LMR3 Low medium density residential (Up to 3 storeys))

1a ZM-001 (Tile 19) Zoning map 2 Romea Street The Gap L11 SP281252

4 Romea Street The Gap L10 SP281252

6 Romea Street The Gap L28 RP84795

8 Romea Street The Gap L29 RP84795

10 Romea Street The Gap L30 RP84795

12 Romea Street The Gap L31 RP84795

18 Romea Street The Gap L32 RP84795

20 Romea Street The Gap L33 RP84795

22 Romea Street The Gap L34 RP84795

24 Romea Street The Gap L35 RP84795

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Supplement 1 Reference

Map Number Map Title House Number Street Name Street Description

Suburb Property Description

26 Romea Street The Gap L5 RP84845

28 Romea Street The Gap L6 RP84845

30 Romea Street The Gap L7 RP84845

989 Waterworks Road The Gap L16 SP127635

991 Waterworks Road The Gap L17 SP127635

Remove from the Low density residential and include in Medium density residential

1a ZM-001 (Tile 19) Zoning map 965 Waterworks Road The Gap L1 SP127643

967 Waterworks Road The Gap L2 SP127642

969 Waterworks Road The Gap L3 SP127641

971 Waterworks Road The Gap L4 SP127640

973 Waterworks Road The Gap L5 SP127639

983 Waterworks Road The Gap L6 SP127638

985 Waterworks Road The Gap L7 SP127637

987 Waterworks Road The Gap L15 SP127636

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SC2.4 Overlay maps

Supplement 1 Reference

Map Number Map Title House Number Street Name Street Description

Suburb Property Description

Include in the Active frontages in residential zones overlay

1c OM-001.1 (Tile 19)

Active frontages in residential zones

965 Waterworks Road The Gap L1 SP127643

967 Waterworks Road The Gap L2 SP127642

Include in the Dwelling house character overlay

1d OM-004.1 (Tile 19)

Dwelling house character

252 Payne Road The Gap L1 RP132755

1 Kevpat Close The Gap L8 SP268193

1 Eliza Close The Gap L23 SP268193

3 Kevpat Close The Gap L7 SP268193

3 Poppy Place The Gap L26 SP268193

3 Eliza Close The Gap L22 SP268193

4 Eliza Close The Gap L18 SP268193

5 Kevpat Close The Gap L6 SP268193

5 Poppy Place The Gap L25 SP268193

7 Kevpat Close The Gap L5 SP268193

7 Poppy Place The Gap L24 SP268193

8 Poppy Place The Gap L9 SP268193

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Supplement 1 Reference

Map Number Map Title House Number Street Name Street Description

Suburb Property Description

8 Eliza Close The Gap L19 SP268193

10 Poppy Place The Gap L10 SP268193

12 Eliza Close The Gap L20 SP268193

14 Poppy Place The Gap L11 SP268193

16 Eliza Close The Gap L21 SP268193

20 Poppy Place The Gap L12 SP268193

23 Poppy Place The Gap L17 SP268193

27 Poppy Place The Gap L16 SP268193

31 Poppy Place The Gap L15 SP268193

35 Poppy Place The Gap L14 SP268193

46 Poppy Place The Gap L13 SP268193

Include in the Significant landscape trees overlay

1e OM-019.4 (Tile 19)

Significant landscape trees

24 Bogunda Street The Gap L77 RP221604

2 Bottletree Place The Gap L4 RP184855

14 Desbet Street The Gap L7 RP152933

49 Kandina Street The Gap L15 RP108452

106 Payne Road The Gap L3 RP103106

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Supplement 1 Reference

Map Number Map Title House Number Street Name Street Description

Suburb Property Description

201 Payne Road The Gap L5 RP78738

208 Payne Road The Gap L2 RP80605

20 Sassafras Street The Gap L41 RP110812

65 School Road The Gap L20 RP95610

81 School Road The Gap L12 RP95610

6 Tullira Street The Gap L115 RP139939

1073 Waterworks Road The Gap L1 RP153630

1f OM-019.4 (Tile 27)

Significant landscape trees

54 Glenbrae Street The Gap L87 RP100435

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