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Report on Submissions on the draft Banyo—Northgate neighbourhood plan – May 2019

This report has been produced by:City Planning and Economic Development | City Planning and Sustainability | Brisbane City Council Brisbane Square, 266 George St, Brisbane QLD 4000GPO Box 1434, Brisbane QLD 4001

For enquiries about the contents please contact:Neighbourhood Planning Brisbane Phone: (07) 3403 8888 | Email: [email protected]

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

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Table of contents

Abbreviations and acronyms.................................................................................................iiiIntroduction............................................................................................................................1Background...........................................................................................................................1Draft strategy consultation period.........................................................................................2Draft neighbourhood plan consultation period......................................................................3Submission review process and next steps..........................................................................3Summary of key issues and responses................................................................................41.0 General...................................................................................................................72.0 Industry and employment.....................................................................................143.0 Community hubs and centre.................................................................................254.0 Character and housing.........................................................................................295.0 Access and travel..................................................................................................426.0 Green spaces........................................................................................................587.0 Infrastructure.........................................................................................................63

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Abbreviations and acronymsAbbreviation Termamendment package Banyo—Northgate neighbourhood plan amendment package

City Plan Brisbane City Plan 2014

LGIP Local Government Infrastructure Plan

NPP Neighbourhood Planning Precinct

the Act Planning Act 2016

draft strategy Banyo—Northgate neighbourhood plan draft strategy

the neighbourhood plan Banyo—Northgate neighbourhood plan

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IntroductionThis document summarises feedback received from the community through the public consultation of the draft neighbourhood plan. It also outlines how Council has considered this feedback and made changes to the draft neighbourhood plan in response.

The report describes:

public consultation events and activities, including the number of people who attended events or provided feedback

the process by which community feedback was considered in the development of the draft neighbourhood plan

key issues raised during the consultation period and Council’s response to those key issues.

It is recommended that this report be read in conjunction with the draft neighbourhood plan, which can be found on Council’s website at www.brisbane.qld.gov.au by searching for ‘Banyo-Northgate neighbourhood plan’.

BackgroundThe draft neighbourhood plan is a new neighbourhood plan for the Banyo—Northgate area, which includes the suburbs of Banyo and Northgate and parts of Nudgee, Nundah, Virginia and Hendra. The neighbourhood plan seeks to balance residential and employment land uses in close proximity to public transport nodes and preserve the character and heritage of the Banyo—Northgate area.

Community feedback has helped to shape the draft neighbourhood plan since the commencement of the project in November 2016.

Community members have provided feedback via various events and activities, including an online survey and feedback form, in person at information sessions, as part of the Community Planning Team and by phone or email.

A list of community engagement activities undertaken to date is provided in Table 1.

Table 1 – Community engagement activities

Event/interaction type Date and location Number of people (approximately)

Online issues survey (at project commencement)

November 2016 to February 2017 1,109 responses

Information kiosks (at project commencement)

13 February 2017 – Northgate Road and Ridge Street, Northgate

18

13 February 2017 – Ryans Road and Ridge Street, Northgate

36

16 February 2017 – St Vincents Road, Banyo

26

Community Planning Team meetings (at project commencement and up to draft strategy consultation

27 April 2017 – Banyo Library, Banyo

31

8 June 2017 – Banyo Library, Banyo

26

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http://www.brisbane.qld.gov.au/

Event/interaction type Date and location Number of people (approximately)

period) 20 July 2017– Banyo Library, Banyo

16

25 October 2017– Banyo Library, Banyo

20

Industry forum 5 June 2017 – Banyo Library, Banyo

16

Industry precincts design workshop

Monday 28 August 2017 9

Information kiosks (during the draft strategy consultation period)

9 November 2017 – Ryans Road and Ridge Street, Northgate

32

11 November 2017 – St Vincents Road, Banyo

29

22 November 2017 – Railway Street, Nudgee

22

24 November 2017 – Northgate Road and Ridge Street, Northgate

25

Online strategy feedback form (during the draft strategy consultation period)

27 October 2017 to 8 December 2017

82 responses

Community information sessions (during the draft neighbourhood plan consultation period)

21 November 2018 – Northgate Hall

35

24 November 2018 – Virginia Golf Club

33

Newsletters Newsletter 1 – 1 February 2017

Newsletter 2 – 27 October 2017

Newsletter 3 – 5 November 2018

Approximately 16,000 newsletters were distributed to residents, property owners and businesses

E-bursts (email updates) E-burst 1 – 1 February 2017

E-burst 2 – 20 June 2017

E-burst 3 – 20 July 2017

E-burst 4 – 11 September 2017

E-burst 5 – 27 October 2017

E-burst 6 – 1 December 2017

E-burst 7 – 29 March 2018

E-burst 8 – 5 November 2018

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

Draft strategy consultation periodCommunity consultation on the draft strategy was undertaken in November 2017.

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The draft strategy combined community feedback with technical studies and background research to present a vision for the neighbourhood plan area that was supported by key outcomes for the public transport nodes in Banyo, Northgate, Bindha and Nundah, and proposed revisions to existing land use and character protections.

Council received 48 written submissions via letter, email or in person at information kiosks. In addition, 64 people provided written comments via an online feedback form and these were counted as submissions. A further 18 people partially completed the online survey and although these were not counted as submissions, their responses were included in the report where relevant. A copy of the draft strategy feedback summary report is available for viewing on Council’s Banyo—Northgate neighbourhood plan webpage.

Draft neighbourhood plan consultation periodStatutory public consultation on the draft neighbourhood plan was undertaken from 2 November 2018 to 17 December 2018. During this period, 85 submissions were received.

The statutory public consultation period on the draft neighbourhood plan was supported by a number of communication activities, including the following.

A public notice in The Courier-Mail on 2 November 2018 advising of the public consultation and submission period.

A project newsletter distributed on 5 November 2018 including:o more than 11,500 via letterbox drop to local residents and business tenants in the

suburb of Banyo—Northgate areao more than 4,500 via addressed mail to absentee property owners.

A project update email sent to more than 515 subscribers on 2 November 2018 advising of the public notification and submission period. A reminder was sent on 1 December 2018.

Letters were sent on 2 November 2018 addressed to the following interested Aboriginal parties advising of the public notification and submission period:o Jagera Daran Pty Ltdo Nunukul-Yuggerao Turrbal Association Inco Yugara-Yugarapul Aboriginal Corporation.

The draft neighbourhood plan being available to download from Council’s website at www.brisbane.qld.gov.au.

Hard copies of the draft neighbourhood plan were made available for viewing or purchase at Council’s Central Business Centre (Level 1, 266 George Street, Brisbane City).

Hard copies of the draft neighbourhood plan were made available for viewing at the Northgate, Deagon and Hamilton Ward Offices as well as Banyo Library.

Council reviewed all submissions received on the draft neighbourhood plan and has responded to submitter issues in this report.

Submission review process and next stepsAll submissions received during the consultation period were read and issues categorised according to key themes. Council carefully considered all the issues raised and, where necessary, undertook further technical investigations to inform the response. Where multiple people provided comments on a similar issue, these submissions have been summarised and responded to collectively.

Each of those who provided submissions on the draft neighbourhood plan has been allocated a submission number and this is identified in the Table 3. Each submitter has been sent an email or letter advising them of their submission number so they can identify how their specific comment has been addressed.

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The amended draft neighbourhood plan has been submitted to the Queensland Government for their final review. Once approved by the Queensland Government, the draft neighbourhood plan will be adopted and form part of the planning scheme, City Plan, to guide future development in the area.

Summary of key issues and responsesTable 2 identifies a number of the key issues raised through the community feedback and how these issues have informed changes to the draft neighbourhood plan. The information in Table 2 should be read in conjunction with the draft neighbourhood plan, which has been amended to address issues raised in submissions and to address new or changed planning circumstances or information.

Table 2 – Summary of key issues and the draft neighbourhood plan’s response

Feedback theme Key issues raised by the community

Council response

Industry and employment

Objection to retaining industrial land uses on large sites close to Northgate Station precinct, identifying concerns about the planning rationale.

Proposed Northgate Station precinct Mixed industry and business (MIB) zone precinct retained. Precinct provisions refined.

Objection to provisions that relate to large sites in the Northgate Station precinct (NPP-001), including zoning, intent, acceptable uses and maximum building heights.

Precinct provisions simplified to focus on active street outcomes. Maximum building height of six storeys retained.

Requests to rezone industrial zoned land around Northgate and Bindha railway stations to support commercial and residential land uses.

No change to zone. Proposed Bindha Station precinct MIB zone precinct retained, which supports some commercial uses. Interface area outlines conditions where a residential use may be provided subject to certain provisions.

Request to change zoning in Nudgee station from Specialised centre (Mixed industry and business) to Mixed use (Corridor) providing a greater transition between light industrial and residential land uses.

Concerns about interface issues (e.g. noise) between residential and industrial uses in mixed use areas.

Request to retain existing zoning of Specialised centre (Large format retail) at 733 Nudgee Road and 307 Toombul Road.

No change to zones. Nudgee Station precinct supports a mix of MIB zone precinct, Mixed use (corridor) and Low-medium density residential zones.

Industrial amenity overlay map updated to ensure noise and air quality issues are addressed.

Specialised centre (Large format retail) zoning retained.

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Council response

Centres and community hubs

Objection to the proposed expansion of the District centre in Banyo.

No change. District centre zone supports range of ‘commercial uses’.

Request that Banyo District centre building height increases from three to four storeys.

Change. Building height for District centre in Banyo changed to four storeys to be consistent with citywide approach.

Character and housing

Objections to rezoning properties Low-medium density residential (2 or 3 storey mix) to Character residential (infill development) zoning reducing development potential in parts of Northgate and Nundah.

No change. Proposed Character residential (Infill housing) protects pre-1946 character buildings and/or streetscapes.

Request to review proposed local heritage place at 62 and 66 Cavendish Street, Nundah.

Noted. Heritage citation will require further investigation for documentation.

Request that 35 to 39 Scott Street, Northgate, and 43 Peary Street, Northgate, be identified as pre-1946.

Change to include three sites in Character residential (Character) zone and Traditional building character overlay.

Request to include the Kelly farmhouse, Virginia, in the pre-1911 overlay.

Change to retain 6 to 14 Kelly Road, Virginia, in the Traditional building character overlay which also protects pre-1911 buildings. Further research required to establish date of construction.

Request to review 95 Hows Street, Nundah, as potentially pre-1911.

No change. Heritage citation will require further investigation for documentation.

Land use and zoning

Objection to Medium density residential zoning on Ridge Street, Northgate, on the northern side of the railway, and built form impacts of development.

No change to proposed Medium density residential sites.

Objection to rezoning of Walkers Way, Wallaby Street and Wattle Street, Nundah, from Low density residential to Low-medium density residential (2 or 3 storey mix) zoning because of impacts on flooding in this area.

No change. Proposed Low-medium density residential zone is outside of the Flood overlay.

Concerns about Medium No change. Medium density

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Council response

density residential zoning at 40 Railway Street, 61 Railway Parade and 70a St Achs Street, Nudgee.

residential zone reflects prior neighbourhood plan zoning for this site.

Request for zoning changes around Banyo railway station to allow for multiple dwellings and mixed uses to reflect the opportunities represented by these sites.

No change. Proposed zoning changes provide for the anticipated residential housing choice needs for Banyo.

Concerns about development on Emerging community zoned land in Weyers Road, Nudgee.

No change. Proposed zoning reflects approved and completed development and ensures future development applications consider all relevant matters.

Objection to residential development for the Blinzinger Road precinct (NPP-006).

No change. Blinzinger Road precinct is confirmed as a residential precinct.

Request to change provisions for the Blinzinger Road precinct (NPP-006) to increase dwelling density and maximum building heights and remove requirements for a local park and future road connection.

No change. The proposed residential dwelling density aligns with City Plan outcomes for Suburban Living Areas.

Access and travel

Concerns about the Banyo open level crossing.

No change.

Concerns about additional traffic and parking demands in streets near rail stations.

No change.

Green spaces Support for proposed Nudgee recreation reserve upgrade.

Noted.

Support and objection to proposed Blinzinger Road precinct local park.

No change, local park retained in precinct outcomes.

Infrastructure Concerns about water, stormwater, open space facilities, drainage and flooding infrastructure to support new residential development and effects on existing residents.

Neighbourhood planning will confirm zone and precinct outcomes to inform the future update of LGIP.

A full summary of feedback received on the draft neighbourhood plan is provided in the table of responses that follows.

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1.0 GeneralReference Submission

number/sCommunity feedback Response Changes required

1.1 009, 035, 039, 041, 042, 043, 052, 062, 065

Support for the draft neighbourhood plan, overall intent and outcomes.

Support for the draft neighbourhood plan is noted. No change

1.2 004, 027, 062, 075

Support for opportunity to provide feedback on the draft neighbourhood plan, and consideration of submissions to the draft strategy.

Support for the opportunity to provide feedback is noted. No change

1.3 067 Support for Community Planning Team members’ contributions to the draft neighbourhood plan.

Support for the Community Planning Team members’ contribution is noted.

No change

1.4 070 Opposition to the draft neighbourhood plan as it does not provide a vision for equitable and sustainable outcomes for local residents.

The draft neighbourhood plan provides a framework for development in the Banyo—Northgate area informed by feedback from consultation with local residents, businesses owners, property owners, students, workers and community interest groups. The neighbourhood plan draft strategy combined community feedback, technical studies and background research to present a vision for the Banyo—Northgate area. The draft strategy ideas on how to plan for the future, including reinforcing local centres, retaining industries to support local businesses and employment, and preserving local heritage and character, along with technical studies, helped to inform the draft neighbourhood plan.

The draft neighbourhood plan provides a balanced approach to encouraging growth in appropriate locations, protecting valued character streetscapes and providing diverse housing choice for local residents. The draft neighbourhood plan supports equitable and sustainable outcomes through the following.

Higher-density residential development around railway stations to encourage housing choice for local residents with access to public

No change

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Reference Submission number/s

Community feedback Response Changes required

transport. Promoting a mix of industry and business close to railway stations

to support local business and employment outcomes. Expansion of centre activities in the Banyo centre precinct to allow

more shops to develop increasing the range of products and services available for local residents.

1.5 067 Objection to timing of public notification period for the draft neighbourhood plan being advertised before Christmas.

The draft neighbourhood plan was on public consultation for six weeks, from 2 November 2018 to 17 December 2018, prior to the school holidays and Christmas period.

Council is committed to hearing and responding to community feedback throughout the neighbourhood planning process, and as part of this commitment, undertakes community consultation in excess of Queensland Government statutory requirements.

This report (particularly Table 1) outlines the ways in which the community has been informed about, and had an opportunity to input into, the draft strategy and draft neighbourhood plan.

Council is always looking to improve the community engagement process and ensure as many people as possible can participate and give feedback. Your feedback will be considered in future neighbourhood plan projects.

No change

1.6 040 Concern Council will not respond to submissions adequately.

Council is commited to hearing and responding to community feedback throughout the neighbourhood planning process, and as part of this commitment undertakes community consultation in excess of Queensland Government statutory requirements.

Specific feedback on issues resulted in changes to the draft neighbourhood plan from the draft strategy phase, and issues have been further addressed in this revised iteration of the draft neighbourhood plan. The intention of this report is to summarise and respond to the submissions received during public consultation on the

No change

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draft neighbourhood plan.

Further details of the submission review process are provided in the preamble of this report.

1.7 053, 061, 070 Concern that the level of engagement for the draft neighbourhood plan did not increase the awareness of local residents to the proposed changes in the Banyo—Northgate area.

Council has engaged extensively with the Banyo-Northgate community since November 2016 to develop the draft neighbourhood plan.

This report (particularly Table 1) outlines the ways in which the community has been informed about, and had an opportunity to input into, the draft strategy and draft neighbourhood plan.

The community consultation process included surveys and submissions on the draft strategy and the draft neighbourhood plan. In addition, a range of communication methods was used to reach as many people as possible in the plan area. Several community information sessions were held, allowing community members an opportunity to book an individual meeting with Council planners.

In addition, project team members were available via telephone, email and in writing for the duration of the project.

Council is always looking to improve the community engagement process and ensure as many people as possible can participate and give feedback. Your feedback will be considered in future draft neighbourhood plan projects.

No change

1.8 070 Concern that the Community Planning Team membership was not representative of local residents from the suburb of Northgate, particularly the area south of Northgate Road.

Council sought nominations for membership to the Community Planning Team in 2017 via the project newsletter issued to every household and the project webpage. Interested members of the community were invited to self-nominate, and it is not appropriate for Council to target specific localities for nominations.

The Community Planning Team for the draft neighbourhood plan included 30 people, comprising a mix of ages and backgrounds, and

No change

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representing local residents, businesses owners, property owners, students, workers and community organisations. The Community Planning Team selection considered diversity and aimed to include a broad range of members who could bring different perspectives and local experiences to the team.

The Community Planning Team’s input is one of many ways the community contributes to the development of a neighbourhood plan. The feedback and information gathered from the Community Planning Team is considered along with a range of other inputs, including technical studies, Council policy and direction, and landowner and stakeholder input. While the Community Planning Team is an important forum, it does not have decision making authority.

1.9 067 Concern that Community Planning Team minutes do not include consultation about parts of Nundah covered by the neighbourhood plan area.

A variety of activities were undertaken in the Community Planning Team meetings to gather feedback from members about the Banyo—Northgate area. In early meetings, members of the Community Planning Team had the opportunity to share their views about each suburb in the Banyo—Northgate area, including Nundah.

The Community Planning Team’s input is one of many ways the community contributes to the development of a neighbourhood plan. The feedback and information gathered from the Community Planning Team is considered along with a range of other inputs, including technical studies, Council policy and direction, and landowner and stakeholder input. While the Community Planning Team is an important forum, it does not have decision making authority.

No change

1.10 026 Concern Council has limited understanding of recent development activities in the precincts in the draft neighbourhood plan.

The purpose of the draft neighbourhood plan is to guide future development in the plan area. The draft neighbourhood plan is informed by ongoing liaison with Council’s Development Services, City Planning and Sustainability, and the monitoring of development applications through the neighbourhood planning process.

No change

1.11 053, 081 Concerns relating to the Development applications for childcare centres in residential areas No change

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development of childcare centres in residential streets due to noise, traffic and parking issues, particularly an approval on Buckland Street, Nundah.

are impact assessable in City Plan.

Impact assessable development applications must be assessed against all specifically identified codes and City Plan as a whole (to the extent relevant). This is to ensure that identified development impacts are addressed including noise, air pollution, traffic and parking requirements, building and site design. Impact assessable applications must also be publicly notified to take into account the community's views.

All development applications submitted to Council can be accessed and viewed online at Council’s website by searching for ‘PD Online’. Please use the PD Online search tool to make property enquiries, search for and track development applications and lodge submissions about a development application.

1.12 082 Concern that Northgate Hall creates on-street parking and subsequent road safety issues on Ridge Street.

Concern that customers hiring Northgate Hall do not adhere to the terms of agreement with lighting and noise issues reported.

Northgate Hall is a local heritage building and due to the age of the hall it relies on on-street parking during events. Where on-street parking behaviour is causing access issues, please contact Council on (07) 3403 8888 where it will be assessed on a case by case basis.

For concerns and complaints regarding excessive noise during events, please contact the Queensland Police Service.

No change

1.13 052 Request for Council to provide a summary of proposed changes for each suburb to improve residents understanding of the amendment package.

Council endeavours to clearly explain the changes proposed in the draft neighbourhood plan. In the draft neighbourhood plan, explanatory notes are provided in Part A of the amendment package, including information about purpose, introduction, key planning outcomes, proposed changes and community engagement. Precinct and zoning changes around railway stations are also represented in figures in this section of the draft neighbourhood plan.

Council is always looking to improve the community engagement process and ensure as many people as possible can participate and

No change

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give feedback. Your feedback will be considered in future neighbourhood plan projects.

1.14 026 Request for the draft neighbourhood plan to provide details on ongoing implementation of the plan.

Once complete, the neighbourhood plan will become part of City Plan to guide new development.

All development applications submitted to Council can be accessed and viewed online at Council’s website by searching for ‘PD Online’. Please use the PD Online search tool to make property enquiries, search for and track development applications and lodge submissions about a development application.

Council is always looking to improve the neighbourhood planning process and your feedback will be considered in future neighbourhood plan projects.

No change

1.15 054 Requests for mosquito control, rubbish removal and tree planting for Cannery Creek.

Council’s Asset Services, Field services, Brisbane Infrastructure, manages the delivery of the mosquito control program. In respect of service delivery in the Banyo—Northgate area, Council manages more than 2,500 known freshwater mosquito breeding sites on public land. Council’s mosquito management staff inspect and treat these sites regularly using quad bikes, utility trucks and on foot. Local breeding sites (freshwater and saltwater) on public land are treated by Council’s ground treatment program using four wheel drive spray trucks, quad bikes and on foot. Some are inspected weekly and others after rain or tidal triggers.

New sites are always added to the program when identified. Residents are encouraged to protect themselves when mosquitoes are active. For more information please go to www.brisbane.qld.gov.au and search for ‘mosquito’.

Following tidal events or rain, there can be a larger than normal hatch of saltmarsh mosquito eggs, resulting in heightened mosquito activity. This is not unusual in summer and it can be especially bad after

No change

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extended dry periods.

The main mosquito issues in the Banyo—Northgate area are caused by saltmarsh mosquitoes, which breed in the large mangrove and saltmarsh areas along Schultz Canal to the south and east, the Boondall Wetlands to the northeast and Nundah Creek to the north. All these areas are treated by Council’s aerial (helicopter) spray program after every hatch event using environmentally safe products targeting the larvae. Nonetheless, mosquito activity will at times be experienced in surrounding areas as saltmarsh mosquitoes disperse for many kilometres. Council does not normally treat adult mosquitoes as this is ineffective once they have dispersed over a large area and the chemicals available are not environmentally safe.

1.16 010 Request for better regulation to reduce dust from construction activities on Weyers Road, Nudgee.

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

Dust and other environmental nuisance complaints can be lodged with Council by contacting (07) 3403 8888. More information on environmental nuisance can be found at: https://www.brisbane.qld.gov.au/laws-permits/complaints-fines/noise-air-light-water-complaints/air-odour-complaints/dirt-dust-complaints.

No change

1.17 075 Request for plan to cater for needs of disadvantaged residents as area grows e.g. signage, disability access and parking.

The draft neighbourhood plan seeks to improve the liveability of the Banyo—Northgate area for all residents by guiding future development in the right locations. The draft neighbourhood plan does not include specific provisions regarding all abilities access, ageing in place and car parking as these requirements are already outlined in City Plan.

In addition, Council recently implemented the Brisbane Access and Inclusion Plan 2012-2017 and Seniors' Strategy 2012-2017: Delivering a seniors-friendly city, which aim to improve the quality of

No change

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https://www.brisbane.qld.gov.au/community/community-support/seniors/seniors-strategy-2012-2017

https://www.brisbane.qld.gov.au/community/community-support/seniors/seniors-strategy-2012-2017

https://www.brisbane.qld.gov.au/community-safety/community-support/disability-access-inclusion/brisbane-access-inclusion-plan-2012-2017

https://www.brisbane.qld.gov.au/community-safety/community-support/disability-access-inclusion/brisbane-access-inclusion-plan-2012-2017



life for all residents. Actions under these include:

wheelchair and pram accessible CityCats and buses funding for 127 community programs seven accessible aqua play facilities wheelchair and pram accessible community halls 40 all-abilities playgrounds more than 250,000 trips in Council Cabs weekly English conversation groups in libraries funding for more than 250 multicultural festivals.Council recently released a new plan – A City for Everyone: Draft Inclusive Brisbane Plan 2019-2029 for public consultation. This plan proposes 67 possible actions under five themes. These actions aim to make Brisbane an easier city for everyone to connect, work, live, enjoy and engage with. Following community feedback, this plan will be finalised and implemented.

2.0 Industry and employmentReference Submission


2.1 Mixed industry and business precincts2.1.1 026, 028,

044, 055, 059, 068

Support for provisions that encourage advanced manufacturing and creative industries, allowing a mix of industry and business to promote local employment in the Northgate Station precinct (NPP-001), including:

Thank you for your comment on the draft neighbourhood plan. Your support is noted

No change

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Specialised centre (Mixed industry and business) zoning

maximum building heights on larger sites in Holland Street, Northgate

activation of Holland Street with active ground floor uses with shops and food and drink outlets

mixed use development including office uses.

2.1.2 001, 052, 066

Objection to retaining industrial land on Holland Street, Allworth Street and Melton Road, Northgate, for advanced manufacturing and creative industries.

Request for provisions to be changed to allow mix of commercial and residential land uses (transit-oriented development) with additional off-street parking for commuters.

Development in the growth node around Northgate railway station provides a mix of employment and residential uses, which is primarily residential to the west of the railway line, and primarily mixed industry and business to the east of the railway line.

Retaining existing industrial land on the west side of the railway line, will support a transition to more public transport reliant, higher value industry and businesses choosing to locate in Northgate. This will support Northgate continuing its role as an economically active and jobs focused node.

Providing a mix of retail and residential land uses for existing industrial land was examined and considered not appropriate because:

removing industry does not support existing businesses and affects job retention in Northgate

a residential and retail focus for Northgate will not support long-term economic activity after the initial construction phase

managing new residential dwellings adjoining existing industry is not practical or appropriate

opportunities for increasing residential choice was identified locally in other locations and nodes that better support strategic residential

No change

15



growth.2.1.3 044 Request for zoning change to sites

along Toombul Road, opposite the entrance of Lang Terrace to Southern Cross Way, from industrial to residential or mixed use to encourage transition to residential and commercial land uses.

The area south of Melton Road, on Toombul Road facing the Lang Terrace intersection, is a well-established industry area. The proposed MIB zone precinct will support a transition in activity from industry to a mix of industry and business. As noted above, opportunities for increasing residential choice have been identified in other locations and nodes that better support strategic residential growth.

No change

2.1.4 026 Request to reduce maximum building heights for large sites in Holland Street sub-precinct (NPP-001a) from six to four stories.

The draft neighbourhood plan has been developed to support a mix of industry and business in a highly accessible centre. To allow for new development, particularly for high value industry and business uses, building heights up to six storeys are appropriate.

No change

2.2 Industrial amenity2.2.1 039 Concerns about interface issues (e.g.

noise) between residential and industrial uses in mixed use areas.

City Plan addresses potential conflicts between residential and industrial uses through the appropriate land use zones and the Industrial amenity overlay. This overlay requires applicants to demonstrate that development of sensitive uses, (including low-medium to high density residential) will not be affected by odour, air emissions and/or noise from existing industries operating in the area. In other words, applicants must be able to demonstrate that a variety of emissions will not be an issue for future residents.

Based on updated air quality assessment the draft neighbourhood plan has amended the Industrial amenity overlay around existing industrial businesses near the Northgate railway station, Bindha railway station and Nudgee railway station.

Residents who are concerned about particular odour and noise issues can contact Council’s Compliance and Regulatory Services, Lifestyle and Community Services, on (07) 3403 8888.

Industrial amenity overlay mapping updated to reflect current known air quality emissions.

2.2.2 047, 048, Objection to proposed Specialised The new residential development in Rochat Avenue, adjoining No change

16



049 centre (Mixed industry and business) zoning on Ivedon Street and Elliott Road because industries impact on safety and amenity of local residents in Banyo.

businesses in Ivedon Street and Elliott Road, is the subject of development approval conditions.

Based on an updated air quality assessment, the draft neighbourhood plan has amended the Industrial amenity overlay around existing industrial businesses near the Nudgee railway station and new development proposals will need to consider the overlay.

Residents who are concerned about particular odour and noise issues can contact Council’s Compliance and Regulatory Services, Lifestyle and Community Services, on (07) 3403 8888.

2.2.3 058 Request to remove 15 to 17 St Achs Street, Nudgee, from the proposed additions to the Industrial amenity overlay because there are no industrial uses nearby apart from a transport depot which has been rezoned to Medium density residential.

Based on an updated air quality assessment, the draft neighbourhood plan has amended the Industrial amenity overlay around existing industrial businesses near the Nudgee railway station and new development proposals will need to consider the overlay.

Council supports the ongoing operation of legally operating businesses. Therefore, potential conflicts between residential and industrial uses are addressed in City Plan through the Industrial amenity overlay.

The premises at 70 St Achs Street (alternative address 40 Railway Parade) is a continuing use as a Transport depot in the Medium density residential zone. Until such time as this Transport depot ceases, it is appropriate to include an Industrial amenity overlay around this site to a distance of 250 m to address potential air quality and/or noise impacts on residents.

No change

2.2.4 052 Request for industrial buildings along Holland Street to be demolished.

The demolition of existing industrial buildings in Holland Street is a matter for the property owners and cannot be addressed in the draft neighbourhood plan.

No change

2.3 Site specific2.3.1 027 Support for rezoning of 224 Elliott

Road from Emerging community to Special purpose (Utility services) and

Thank you for your comment on the draft neighbourhood plan. Your support is noted

No change

17



Low impact industry to Specialised centre (Mixed industry and business) for adjacent industrial land, and provisions to manage reverse amenity impacts for a future substation on this site.

2.3.2 065 Request for changes to provisions for 117B Blinzinger Road and 143 to 175 St Vincents Road, Virginia, in the Bindha Station north sub-precinct (NPP-002a) to allow the site to be regenerated as a mixed use precinct providing employment, residential and community land uses, including the following:

A zoning change from Specialised centre (Mixed industry and business) to Mixed use.

Changes to Level of Assessment to allow for Centre activities, Low impact industry, Research and technology industry, Service industry, Warehouse, Bar, Hotel and Accommodation activities to be Code Assessable where submitted with a structure plan, and complying with gross floor area thresholds and maximum building heights.

Change to the overall outcomes to include business, retail, residential,

The Bindha Station precinct forms part of Brisbane’s Northern Major Industry Area and the strategic retention of industry zoned land is important for Brisbane’s long-term economic capability. The Bindha Station precinct is focused on activating an underutilised railway station and is expected to be affected by industry amenity impacts for the foreseeable future.


removing industry does not support existing businesses and affects job retention in Virginia

a residential and retail focus for Bindha will not support long-term economic activity after the initial construction phase

managing new residential dwellings adjoining existing industry has challenges and was not considered practical or appropriate without the impacts being assessed as acceptable for both new residents and existing industry

opportunities for increasing residential choice were identified locally in other locations and nodes that better support strategic residential growth.

The Bindha Station precinct includes provision of a transition area facing existing residential areas on St Vincents Road, Blinzinger Road and Cranwich Street. The transition area ensures that building heights and potential uses are compatible with existing residential areas and support economic activities within the MIB zone precinct.

Provisions for the Bindha Station north sub-precinct (NPP-002a) have been revised to confirm that the priority for the precinct is for employment uses, with some potential for residential uses in the ‘interface area’ subject to achieving relevant outcomes in the neighbourhood plan code.

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service, community and cultural activities.

Change maximum building heights table to allow three storeys in transition areas, and eight storeys otherwise.

Change structure plan requirements in Acceptable Outcome 16 to a minimum of 50% of gross floor area for employment and a maximum of 1,500 m² of gross floor area for any individual shop tenancy.

Designate precinct as a landmark site.

Amend Figure b to identify primarily residential area close to St Vincents Road and primarily employment/mixed use areas near Bindha railway station.

Opportunities for increasing residential choice are identified in other locations and nodes that better support strategic residential growth.

2.3.3 068 Objection to retaining industrial, rather than allowing higher density residential, land uses on 185 Toombul Road, Northgate, for the following reasons.

Proximity to a key railway station, a future growth node in City Plan and potential catalyst for redevelopment.

adequate supply of industrial land across the South East Queensland

Development in the growth node around Northgate railway station provides a mix of employment and residential uses which is primarily residential to the west of the railway line, and primarily mixed industry and business to the east of the railway line.


There are a number of industrial premises within 250 m of the Holland Street area that fall under the definition of medium impact activities.

Change. Provisions in the Northgate Station precinct (NPP-001) have been amended to provide greater clarity on the preferred land use and built form outcomes for the

19



region, vacant industrial sites in Banyo-Northgate and potential shortage of residential land in the Brisbane local government area.

Lack of investment and redevelopment activity in this precinct due to lack of commercial viability for industrial purposes.

Specialised centre (Mixed industry and business) zoning is unlikely to attract significant commercial development due to lack of supporting services and constraints on of out-of-centre precincts.

Availability of sites in nearby industrial precincts allow for relocation of industrial land to support future growth of employment land uses.

Residential development represents more efficient use of Northgate railway station which is currently underutilised

Limited contribution of the precinct to local employment with the majority of workers commuting from outside the neighbourhood plan area.

The site is not constrained by the Industrial amenity overlay (whole

These industries have existing continuing use rights which are likely to continue after the neighbourhood plan is adopted. As such, new residential development is not considered appropriate near such industrial activities. Amenity issues that relate to air quality cannot readily be mitigated by building design or layout. Appropriate separation is the only way to ensure residents are not unduly exposed to health risks.


removing industry does not support existing businesses and affects job retention in Northgate

a residential and retail focus for Northgate will not support long term economic activity after the initial construction phase

managing new residential dwellings adjoining existing industry has challenges and was not considered practical or appropriate without the impacts being assessed as acceptable for both new residents and existing industry

opportunities for increasing residential choice were identified locally in other locations and nodes that better support strategic residential growth

Supporting research undertaken as part of preparing the Brisbane Industrial Strategy 2019 has suggested there may be an emerging need for higher floor to ceiling heights to support advanced manufacturing and logistics/distribution operations. The draft neighbourhood plan has been amended to remove Figure g and requirements for flexible building design have been amended.

precinct. The performance and acceptable outcomes and table of assessment have been refined (e.g. Figure g has been removed).

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site) and Transport air quality A (majority of the site).

Amenity and interface issues can be mitigated through compatible land uses (i.e. mixed uses) on Holland and Hamilton Streets, Northgate.

Request to:

rezone 185 Toombul Road, Northgate, in the Holland Street precinct (NPP-001a) from Specialised centre (Mixed industry and business) to Mixed use (Corridor) to increase commercial and residential development opportunities

rezone Holland and Hamilton Streets, Northgate, from Specialised centre (Mixed industry and business) to Mixed use (Corridor) manage potential amenity and interface issues with industrial land uses

remove Figure g as the built form outcomes are not commercially feasible.

2.3.4 073 Objection to provisions relating to 33, 45 and 53 Holland Street in the draft neighbourhood plan, including the collowing.

Development in the growth node around Northgate railway station provides a mix of employment and residential uses which is primarily residential to the west of the railway line, and primarily mixed industry and business to the east of the railway line.

Provisions in the Northgate Station precinct (NPP-001) have

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Retaining industrial uses outside of the Northern Major Industrial Area rather than promoting the site as a mixed-use and transit oriented precinct close to Northgate railway station, a future growth node in the strategic framework.

Projections in the Brisbane Industrial Strategy 2019 that identify a shortfall of industrial land in Brisbane local government area by 2041 do not take into consideration current supply in the South East Queensland region and future opportunities in Brisbane local government area.

Population growth projected for the Banyo—Northgate area is unlikely to be moderate considering population growth expected for the Brisbane local government area and South East Queensland region over the next 25 years.

Promoting Medium density residential in Ridge Street and other parts of the Northgate Station precinct (NPP-001) but not on Holland Street – this is inconsistent.

Supporting development of advanced manufacturing and creative industries because:


Brisbane Industrial Strategy 2019Brisbane Industrial Strategy 2019 was informed by analysis of industrial land supply and demand over the long term to 2041. The northern major industrial areas, including Northgate and Virginia, are expected to be in demand as Brisbane’s economy expands. Brisbane Industrial Strategy 2019 seeks to protect against future losses to ensure Brisbane can meet projected industrial demand. Accordingly, it is important to maintain a consistent policy approach to industrial land supply in strategic locations such as Northgate to protect against the cumulative impacts of small losses of supply over time.

No impact on industrial land supplyAlthough the Holland Street sub-precinct in the draft neighbourhood plan represents only a small fraction of industrial land supply in Brisbane, Brisbane Industrial Strategy 2019 recognises the gradual erosion of industrial land supply from competing land use pressures (particularly residential) that has occurred in the past.

Viability of industryThe ‘highest and best land use’ is not the only factor that informs Council’s planning for land use outcomes in a given area and the Council must also consider the strategic needs of Brisbane and the role of the neighbourhood plan area in relation to other parts of Brisbane.

Due to the large number of medium-impact industries in the area, it is more realistic to transition to a mixed business and industry zone rather than a mixed-use zone. A MIB zone precinct at this location is well-placed to create a vibrant employment hub close to public transport that

been amended to provide greater clarity on the preferred land use and built form outcomes for the precinct. The performance and acceptable outcomes and table of assessment have been refined (e.g. Figure g has been removed).

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o this aim is too ambitious and its viability has not been demonstrated

o have to compete with other nearby industrial areas such as Australia TradeCoast

o does not provide opportunity for redevelopment of industrial land for commercial office uses (unlike Nundah).

Site only contributes 20 hectares of industrial land and loss is unlikely to make an impact on Brisbane’s industrial land supply.

Holland Street precinct not needed to assist in the transition from sensitive to medium or heavy industrial land uses.

Brisbane Industrial Strategy 2019 promotes the integration of industry into mixed use development to improve industrial yield potential.

Built form provisions illustrated in Figure g are too prescriptive reducing flexibility, and ground floor ceiling heights of 9.5 m are unattractive for prospective commercial and industrial tenants and will not delivery flexibility for reuse.

will serve both employees and customers.

‘Holland Street Building Formats’ (re: industrial floor to ceiling height)Supporting research undertaken as part of preparing Brisbane Industrial Strategy 2019 has suggested there may be an emerging need for higher floor to ceiling heights to support advanced manufacturing and logistics/distribution operations. The draft neighbourhood plan has been amended to remove Figure g and requirements for flexible building design have been amended.

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There are few remaining sources of air quality emissions in the precinct so there should not be any significant interface issues with new residential development.

Supporting increased residential densities at Banyo and Nudgee which are not growth nodes and have transport constraints.

Requests for changes to the Northgate Station precinct (NPP-001), including:

rezoning land fronting Toombul Road to allow commercial uses

rezone the balance of industrial land in this precinct to either mixed use or high density residential development

maximum building heights of 10 storeys or more, and relocating precinct heart currently on the site on the corner of Ridge Street and Holland Street.

2.3.5 076, 085 Request to retain existing zoning of Specialised centre (Large format retail) at 733 Nudgee Road and 307 Toombul Road because:

it reflects it current use and aligns with plans to expand retail operations and outdoor displays

The zoning for this property has been considered relative to current and recently approved uses for this site. The retention of this site for Large format retail activities is in accordance with a key objective for the draft neighbourhood plan, being the creation and retention of diverse employment opportunities.

Retain existing zoning Specialised centre – Large format retail zone precinct (SC4).

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approval for a retail showroom on the site has recently been granted including a mix of retail uses and ancillary industrial uses

non-industrial uses represent the best economic development and employment opportunities in the future for the site

proposed rezoning is a lower order use resulting in a financial loss to the owner, and is not included in the Northern Major Industrial Area.

3.0 Community hubs and centreReference Submission

number/s.Community feedback Response Changes required

3.1 Expansion of Banyo centre3.1.1 072 Objection to the proposed expansion

of District centre zoned land on the south side of Tufnell Road in Banyo Station centre sub-precinct (NPP-003a) to support an additional supermarket for following reasons.

Existing commercial land uses meet existing and future demand.

Additional commercial land uses are best delivered by additional neighbourhood centres located throughout the plan area and in

The draft neighbourhood plan provides guidance for the area's future growth that complements its character while encouraging more local jobs, services and activities.

Background research indicates that the current demand for retail floor space in the plan area may exceed supply. As the population grows there will be additional demand for local shopping services.

The neighbourhood plan seeks to address this shortfall by expanding the District centre at Banyo to potentially provide for:

capacity for additional retail floor space within the district centre local shops, services and accommodation opportunities on

smaller properties along Tufnell Road and St Vincents Road.

No change

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Reference Submission number/s.


the Northgate Station precinct. Impact on existing retail

businesses in Banyo centre, which already experiences retail vacancy.

Expected increases in vehicular movements will exacerbate existing traffic management issues, particularly at the open level crossing.

Existing shortage of car parking spaces.

City Plan provides specific provisions pertaining to car parking rates, such as those outlined in the Centre and Mixed use zone codes. The Infrastructure design planning scheme policy also outlines minimum parking rates for any development on District centre zoned land. Future development applications will be required to examine potential impacts on the local road network.

Please note that Council has simplified the precinct structure and the Banyo centre sub-precinct has subsequently been removed from the draft neighbourhood plan.

3.1.2 053 Objection to the proposed renewal in the Banyo centre and in Northgate, as the previous Suburban Centre Improvement Project was not considered to improve the amenity of existing commercial buildings.

The Banyo Suburban Centre Improvement Project (SCIP) program was implemented in 2010 with support from local business owners. Despite the barrier created by the railway line and the Banyo railway station, the cohesive design on both sides of the railway line has facilitated a greater level of integration and created a distinct local centre. Similarly, the wide footpaths and extensive planting have significantly improved the amenity for local community and visitors. The easily recognisable public art has assisted in creating a distinct sense of place.

Council undertakes a yearly audit of the Banyo SCIP to understand how the centre is evolving and the quality of the public realm. Further centre amenity improvement will rely on the timing of future redevelopment and specific opportunities on the frontages of those sites.

There are no specific SCIP or public realm projects currently proposed for Northgate.

No change

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3.1.3 033 Request for small block development to be allowed within 400 m of the Banyo centre (not just within 200 m).

The draft neighbourhood plan provides a balanced approach to facilitating population growth and protecting the existing suburban nature of the area. This aligns with City Plan’s Strategic framework, which identifies Banyo as a Suburban Living Area, which is largely characterised by low density residential housing. As such, the draft neighbourhood plan does not propose any changes relating to the minimum lot size of properties located greater than 200 m from a centre zone.

No change

3.2 New community hubs around railway stations3.2.1 014 Support for small-scale retail and food

and drink outlets opposite Nudgee railway station on Railway Street, particularly considering recent developments on Weyers Road.

Thank you for your comment on the draft neighbourhood plan. Your support is noted.

No change

3.2.2 024 Support for allowing homes above shops across the Brisbane local government area. Support for cafes and shops on corner of Holland and Ridge Streets next to Northgate railway station.


No change

3.2.3 015 Concerns that the draft neighbourhood plan does not achieve sufficient residential and commercial growth at railway stations and centres to support centre renewal, given its proximity to the CBD and accessibility to public transport.

The draft neighbourhood plan provides a balanced approach to support moderate population growth over the next 20 years, protecting areas with traditional character streetscapes, and encouraging growth near public transport nodes, infrastructure and services. This approach ensures valued character properties are protected, while allowing growth and redevelopment in other areas, to ensure there is enough housing supply and choice for all households.

No change

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3.2.4 026 Concerns about the choice of the ‘significant corner’ site on Melton Road and Ridge Street without explanation of the outcomes and consideration in the draft neighbourhood plan.

The draft neighbourhood plan identifies the corner at Melton Road and Ridge Street as a ‘significant corner’ site. The purpose of this site is to provide a landmark to assist with navigation and create a unique identify for the precinct. ‘significant corner’ site outcomes can be achieved through a combination of architecture, siting and contributions to the public realm and the quality of pedestrian experience.

No change

3.2.5 007 Request for the design of new developments to retain village feel.

The draft neighbourhood plan provides a balanced approach to protecting areas with traditional character streetscapes, and encouraging growth near public transport nodes, infrastructure and services. This approach ensures valued character properties are protected, while allowing growth and redevelopment in other areas, to ensure there is enough housing supply, and choice for all households.

No change

3.2.6 028 Request to allow retail and commercial (i.e. coffee shops) in residential area south of Northgate Road.

Properties located in the area south of Northgate Road are generally most suited to provide for residential uses and any non-residential uses in the area must be compatible with the surrounding area, serve local needs only, and not undermine the viability of any nearby centre.

No change

3.2.7 075 Concerns that proposed higher density development and associated population growth will increase pressure on existing community services in the Banyo—Northgate area, which are already at capacity.

Background research indicates that Banyo—Northgate area is likely to experience moderate residential population growth over the next 20 years, and these projections have informed the distribution of residential uses in the plan area. This analysis shows that the zoning changes proposed in the draft neighbourhood plan are sufficient to meet demand.

Additional facility requirements are determined through the infrastructure planning process and if identified, will be included in the LGIP.

No change

3.3 Site specific3.3.1 079 Objection to provisions that apply to Council has simplified the precinct structure and the Banyo centre Remove building

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299 to 303 St Vincents Road, Banyo, in the Banyo centre sub-precinct (NPP-003a), which reduce development and economic opportunities for a site opposite a public transport node.

Request for changes to 299 to 303 St Vincents Road, Banyo, including increase the maximum building heights from three to five storeys and designation of a landmark site in the neighbourhood plan.

sub-precinct has subsequently been removed from the draft neighbourhood plan. In addition, Council has removed the maximum building height restriction of three storeys for District centre zoned land so standard City Plan District centre zone provisions will apply, supporting a maximum of four storeys.

Landmark sites identified in a neighbourhood plan accommodate buildings or developments that attain citywide prominence through a combination of notable architectural excellence, siting and location. The proposed designation for this site is not considered appropriate in this location.

height limits for the Banyo Station precinct to maintain consistency with standard City Plan provisions.

4.0 Character and housingReference Submission


4.1 Protecting heritage and character4.1.1 011, 024, 026,

028, 069, 070, 082

Support for increased protections for character, heritage buildings and traditional dwellings that form part of an intact streetscape in the Banyo—Northgate area, particularly in the suburb of Northgate.


No change

4.1.2 045, 046, 061, 069

Objection to rezoning properties from Low-medium density residential (2 or 3 storey mix) to Character residential (Infill development) zoning reducing development potential and property

The draft neighbourhood plan supports the rezoning of parts of these areas to Character residential (Infill housing CR2) zone and retention of the Traditional building character overlay where character buildings or streetscapes have been determined by a character and heritage technical review. The Character residential zone is applied to a street,

No change

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value in parts of Northgate and Nundah, particularly:

areas south of Northgate Road 55 Surrey Street, Nundah parts of Olivia Street, Northgate.

or part of a street, where there are dwellings built in or before 1946 or has an intact traditional character streetscape which Council wishes to protect and enhance.

The Character residential (Infill housing CR2) zone still allows for development proposals including dual occupancy, two-storey, low-rise multiple dwellings such as row houses at a house scale, rooming accommodation, residential care facilities and retirement facilities which comply with building height, boundary setbacks and gross floor area requirements and are sensitively integrated into their surrounding location.

The draft neighbourhood plan provides guidance to where units are considered more appropriate and were character houses need continued protection. Areas located close to public transport, open space, employment and shops are favoured for higher density development.

The character and heritage review determined that the properties south of Northgate Road including Surrey Street, Nundah and Olivia Street, Northgate, contribute to a traditional character streetscape and the existing character houses should be protected.

In developing planning policy, Council needs to make decisions based on planning grounds in the broader public interest. The impact of the draft neighbourhood plan on individual property values is not a consideration Council can take into account in developing the draft neighbourhood plan

4.1.3 038, 070 Concerns about rezoning properties to Character residential (Infill housing) zone in the Banyo—Northgate area, particularly in the suburbs of Northgate and Nundah. Submitters are concerned this zone

The draft neighbourhood plan supports rezoning areas to Character residential (Infill housing CR2) zone and retention of the Traditional building character overlay where character buildings or streetscapes have been determined. The purpose of this zone is to protect and enhance dwellings and streets with traditional character.

The character and heritage review confirmed that parts of Northgate

No change

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encourages infill development that will:

erode building character and the suburban nature of the area

impact the liveability and sense of community for future residents

prevent the creation of backyards and shade trees.

and Nundah demonstrate traditional character streetscapes.

New dwellings and multiple dwellings can be built in some circumstances within the CR2 zone. However, the density of development is to be lower than the Low-medium density residential zone and minimum lot sizes apply to development within this zone. In addition, new development must adhere to the design requirements outlined in City Plan. For more information, go to www.brisbane.qld.gov.au and search ‘heritage and character factsheet’.

4.1.4 039, 082 Concerns the traditional character of the area is being eroded through the subdivision of original residential lots. Specific concerns include:

the loss of traditional character dwellings, which may be removed despite the application of the Traditional building character overlay at these sites

subdivided lot sizes are too small.

The draft neighbourhood plan seeks to protect those areas with traditional character streetscapes, by zoning these areas to the Character residential zone and applying the Traditional building character overlay.

City Plan seeks to maintain the traditional suburban lot pattern throughout Brisbane and minimum lot sizes are applied in the Character residential zone. The Character residential zone code identifies a minimum lot size of 450 m2 for sites zoned Character residential (Character CR1) and a minimum lot size of 300 m2 for sites zoned Character residential (Infill housing). In addition, the Character residential zone means that future development must adhere to design requirements outlined in City Plan and be in keeping with the character of the area. The Subdivision code and Dwelling house (small lot) code provide further guidance and regulation around lot sizes and development bulk and scale.

No change

4.1.5 067 Concerns that some residential dwellings around Banyo and Nudgee Stations were not included in the Pre-1911 overlay, such as the original Kelly farmhouse on Kelly Road, Virginia.

Preparation of the draft neighbourhood plan was informed by a heritage and character survey of the entire neighbourhood plan area. While some buildings may appear to have been constructed prior to 1911, Council cannot rely on the architectural form and style alone to estimate the construction date of a building. In order for a building to qualify for inclusion in the Pre-1911 building overlay, it is necessary to establish documentary evidence from reliable historical sources, to

No change

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verify a Pre-1911 building construction date.

Research will be undertaken in the future to verify the existence and probable location of the ‘old Kelly farmhouse’ in Kelly Road, Virginia. Should the existence of this house be verified and a date of construction for the house able to be determined, it will be proposed for a future amendment to the Pre-1911 building overlay of City Plan.

4.1.6 031 Request for residential area between St Vincents Road and Sandgate Road, including Gympie and Belmore Streets, to remain in the Character residential (Character) zone.

The draft neighbourhood plan protects the low density housing and traditional building character of this area by adding dwellings on Belmore Street, St Vincents Road and Gympie Street to the Character residential (Character CR1) zone.

No change

4.1.7 056, 057 General opposition to extending the Traditional building character overlay, particularly around Love Street, Hall Street, Buckle Street, Sapsford Street, Toombul Street and Northgate station, as:

additional infill dwellings opportunities are needed

it constrains development in an area marked as a future growth node

the area already has a mix of housing types including units.

The draft neighbourhood plan seeks to protect those areas with traditional character streetscapes, by zoning these areas to the Character residential zone and applying the Traditional building character overlay.

The character and heritage review confirmed that parts of Northgate demonstrate traditional character streetscapes.

The draft neighbourhood plan encourages a mix of housing types around Northgate railway station, including units up to five storeys in height at select locations on Ryans Road, Gympie Street, Melton Road and Dethridge Street.

The retention of the Low-medium density residential zone along parts of Hall Street, Ryans Road, Ridge Street, Gympie Street and Love Street also allows units and town houses up to two to three storeys in height.

Some select areas, including on Love, Buckle, Ridge, Sapsford and Almond Streets, were found to have traditional character buildings and contribute to an intact character streetscape.

No change

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The zoning and character overlay changes proposed for the area around Northgate railway station are an appropriate balance between protecting character while providing opportunities for growth and change.

4.1.8 084 Request to change zoning for properties on Amelia, Ivo, Killeen, Nellie, Sidney and Wally Streets, Nundah, from Character residential (Infill housing) to Character residential (Character) to prevent infill development in an area affected by stormwater flooding.

The Character residential (Character CR1) zone in City Plan, applies to pre-1946 dwellings within the Low density residential zone. Character residential (Infill housing CR2) applies where pre-1946 dwellings are within the Low-medium density residential zone and a review of character and heritage has determined the need for character retention in a locality. The CR2 zone provide for residual redevelopment potential for additional dwellings while requiring the retention of the original character dwelling within the streetscape.

The CR2 zone allows for the development of dwelling houses and dual occupancy, however, minimum site requirements specified in City Plan reduce development potential in this zone as compared to the Low-medium density residential zone.

Areas subject to flooding and overland flow have been identified within the Flood overlay mapping of City Plan. Council is committed to managing and reducing the risks of flooding to ensure our city is safe, confident and ready. This is facilitated by the Flood overlay code, which is found in Part 8 of City Plan. Council takes a flood risk management approach to manage the risk of flooding including flood mitigation infrastructure, flood awareness information, land use planning and development control and flood emergency management.

Development will be required to manage its stormwater runoff and demonstrate that it has no adverse impact on upstream, downstream or adjoining properties.

No change

4.1.9 074 Request to include 43 Peary Street and 35 and 39 Scott Street, Northgate, in the Traditional building

A review of the sites mentioned confirm that the house at 43 Peary Street, Northgate, is a brick masonry house built prior to 1947. The house at 35 Scott Street, Northgate, was built prior to 1946, and the

The Traditional building character overlay will be

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character overlay because these dwellings were constructed before 1946 and contribute to existing character streetscapes.

neighbouring house at 39 Scott Street was built during 1946, according to documentation for this property.

applied to 35 and 39 Scott Street and 43 Peary Street, Northgate.

4.2 Housing choice close to railway stations4.2.1 004 Support for proposed residential

zoning changes to Medium density residential on Dethridge Street, which will provide housing choice close to the railway station, greenspace, local schools and industry.

Support for residential zoning changes is noted. No change

4.2.2 055 Support for proposed zone change from Low density residential to Low-medium density residential (2 or 3 storey mix) on Lindstol, St Achs and Oakmere Streets to support population growth.


4.2.3 080 Support for future residential development in the suburb of Nudgee.

Support for residential development in Nudgee is noted. No change

4.2.4 001, 028 Objection to Medium density residential zoning on Ridge Street, Northgate (on the northern side of the railway) as the increased built form impacts on the character and liveability of surrounding residences.

The draft neighbourhood plan supports encouraging growth near public transport nodes, infrastructure and services. This approach ensures valued character properties are protected, while allowing growth and redevelopment in other areas, to ensure there is enough housing supply, and choice for all households.

The proposed Medium density residential zoning in these sites provide for appropriately located new dwellings on a high-frequency public transport corridor.

No change

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City Plan regulates the development of multiple dwellings and addresses design issues where Medium density residential interfaces with adjoining existing dwellings. The Multiple dwelling code ensures that any future development has the bulk, scale, form and intensity that integrates with existing neighbouring houses plan structure.

4.2.5 067, 084 Objection to rezoning of Walkers Way, Wallaby Street and Wattle Street, Nundah, from Low density residential to Low-medium density residential (2 or 3 storey mix) zoning because of impacts on flooding from Kedron Brook in this area. A submitter requested to change the zone to Rural and Low density residential zoning on Walkers Way due to proximity to this waterway.

Properties in Walkers Way, Wallaby Street and Wattle Street have a range of identified local creek flooding issues. Properties zoned for residential purposes are capable of supporting a mix a dwelling types and subject to assessment of development codes. Properties directly affected by creek flooding are subject to more stringent review and some sites are zoned Rural to reflect the reduced expectations for additional uses on those sites.

No change

4.2.6 011 Concerns that development of units and townhouses will impact on suburban character of Nudgee area.

The draft neighbourhood plan aligns with City Plan’s Strategic framework to maintain the majority of the suburb as low density residential housing.

The draft neighbourhood plan provides a balanced approach to protecting areas with traditional character streetscapes, and encouraging growth near public transport nodes, infrastructure and services. This approach in Nudgee precinct ensures valued character properties are protected, while allowing growth and redevelopment in areas close to the railway station, to ensure there is enough housing supply, and choice for all households.

No change

4.2.7 024 Request for Council to encourage higher quality unit development for residents to downsize while maintaining current lifestyle. This will free up existing housing stock for

The draft neighbourhood plan proposes selected sites near Northgate railway station to be rezoned for medium density residential development to allow for housing choice close to railway stations.

City Plan includes design provisions to support quality design of units

No change

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young or large families. through the Multiple dwelling code.

4.2.8 026 Request for maximum building height for multiple dwellings (townhouses) to be less than three storeys, to avoid development of similar scale to Nundah, which is out of scale of development in Northgate.

The draft neighbourhood plan provides a balanced approach to protecting areas with traditional character streetscapes, and encouraging growth near public transport nodes, infrastructure and services. The draft neighbourhood plan maintains residential nature of the area by retaining the majority of the plan area within the Low density residential zone, the Character residential zone, which have a maximum building height of 9.5 m or two storeys, the Low-medium density residential zone has a maximum building height of 11.5 m or three storeys. Several sites in proximity to public transport infrastructure, centres and services are proposed for Medium density residential at five storeys near the Northgate railway station and an existing Medium density residential zone site at Nudgee railway station. This ensures development occurs in the right locations and provides a range of housing types and price points for the community.

The draft neighbourhood plan contrasts with the Toombul—Nundah neighbourhood plan which is a growth plan supporting zones for high rise residential, retail and business purposes. The Toombul—Nundah neighbourhood plan has extensive areas zoned Major centre zone, Mixed use (Centre frame), Medium density residential with a small area zoned for Low-medium density residential and Character residential (Infill housing CR2).

No change

4.2.9 015 Request to rezone Low density residential zoned land which has already developed for units to Low-medium density residential.

In preparing the draft neighbourhood plan a general change of Low density residential zone to Low-medium density residential was not considered appropriate, as the general intent for the locality is confirmed as Low density residential.

No change

4.2.10 075 Request for requirements to ensure new residential development contributes to housing choice and affordability in the Banyo—Northgate area.

The draft neighbourhood plan provides a balanced approach to protecting areas with traditional character streetscapes, and encouraging growth near public transport nodes, infrastructure and services.

No change

36



Several sites proposed to be rezoned to the Medium density residential zone are in proximity to public transport infrastructure, centres and services. This ensures development occurs in the right locations and provides space for a range of housing types to be developed.

Queensland Government planning legislation does not enable Council to mandate the provision of affordable housing from development proponents.

4.3 Site specific4.3.1 035 Support for proposed zoning change

of 257 Melton Road (and surrounding properties) in the Northgate Station precinct (NPP-001) to Medium density residential.


4.3.2 043 Support for rezoning 38 Ivedon Street to from Low impact industry to Low-medium density residential (2 or 3 storey mix) and Medium density residential zoning, which reflects the current preliminary approval and development on the site.


4.3.3 084 Objection to development applications for multiple dwellings on RU zoned land including 94 Widdop Street, 77 Walkers Way and 111 Hedley Avenue, which are affected by flooding from Kedron Brook and if approved, would affect surrounding properties by increasing

The sites listed in the submission relate to current or recent development applications, which were assessed against City Plan by Council’s Development Services, City Planning and Sustainability. You can track the progress of a current development application or view a past development application by visiting PD online on Council’s website.

The best way to have your voice heard on a specific development application is to make a submission. A submission is a written

No change

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run-off. statement made to Council that outlines your support for or objection to a proposed development.

For more information on writing a submission, download the booklet called A simple guide to making submissions from Council’s website. You can also call Council on (07) 3403 8888 to obtain a copy.

4.3.4 032 Objection to residential development in Blinzinger Road precinct (NPP-006) as it is not within the 200 m walking catchment of the District centre zoning and railway station in Banyo and will increase traffic in the area.

The current Banyo—Nudgee neighbourhood plan allows low density residential development on this site if it is no longer required by Energex. The Energex depot has been decommissioned and remediation works have been undertaken to ready the site for future use.

The draft neighbourhood plan provides further guidance for the redevelopment on the site in order to maximise community benefits and integrate with nearby residences.

No change

4.3.5 060 Concerns that Medium density residential zoning at 40 Railway Street, 61 Railway Parade and 70a St Achs Street, which allows five-storey buildings, will impact residences in neighbouring streets including:

overshadowing

visual impact (in a predominantly suburban area)

loss of privacy, changing the suburban character of the area

increasing congestion on local roads, particularly the open level crossing at Banyo centre.

The Medium density residential site at 70 Achs Street and 61 Railway Parade has been zoned for future medium density residential outcomes since Brisbane City Plan 2000 was implemented. The draft neighbourhood plan proposes no change to this zone.

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

City Plan provisions, particularly the Multiple dwelling code, will guide the design of future medium density residential development on this site including building height transitions to the neighbouring low density residential sites.

No change

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4.3.6 037 Request for Council to review site history, build date and rationale for proposed addition of 95 Hows Road, Nundah, to the Heritage overlay as a local heritage place, and for the existing Pre-1911 overlay.

The property at 95 Hows Road, Nundah, is currently nominated for heritage listing as the former 1880s farmhouse remaining from the once largely rural nature of Nundah, and as the farmhouse built for Johann Wagner, Zion Hill missionary and early pioneer of the Nundah area.

Further detailed research into the historical development of the Wagner property will be undertaken, taking into account the additional source material provided by the submitter. When this investigation has concluded and should the research findings require the citation to be updated, a revised version will be drafted and consideration given to whether the statements of significance need to be amended.

No change

4.3.7 078 Request to review proposed local heritage place at 62 and 66 Cavendish Street, Nundah, so that the curtilage is only around St Francis Church and other uses on the balance of the site are unconstrained by the Heritage overlay in City Plan.

The proposed local heritage place boundary for the St Francis of Assisi Church encompasses the 1960s church and a narrow strip of land around the permitter of the church. The balance area of the property holding being 62 to 64 Cavendish Street, Nundah, has been mapped in the Area adjoining heritage sub-category of the Heritage overlay. This is currently reflected in the draft Heritage overlay map of the draft neighbourhood plan.

Land mapped in the Area adjoining heritage sub-category will only trigger assessment of proposals for subdivision and material changes of use to ensure such development does not impair the views of the church from the street.

Should the church be listed as a new local heritage place, the owner can access grant funding through Council’s Heritage Incentives Scheme to help supplement the cost of works needed to repair, restore and conserve the heritage fabric of the place. Not for profit organisations are eligible to access grant funding at 40% of the cost of the works (up to a maximum of $15,000) over any two consecutive financial years. Grant funding may also be provided for ‘documentary projects’ such as drafting conservation management plans or building

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condition reports.

4.3.8 030 Request for zoning change from Low density residential to Low-medium density residential (2 or 3 storey mix) zoning for 162, 164 and 168 Tufnell Road and 6 Purchase Street, to allow for infill development on sites close to Banyo railway station.

Background research indicates that the Banyo—Northgate area is likely to experience moderate residential population growth over the next 20 years, and these projections have informed the distribution of residential uses in the plan area. This analysis shows that the zoning changes proposed in the draft neighbourhood plan are sufficient to meet demand.

No change

4.3.9 055 Request for zoning change for 247, 267 and 271 Melton Road, Northgate, and 16, 20 and 24 Dethridge Street, Northgate, from Low-medium density residential (2 or 3 storey mix) to Medium density residential development zoning.


No change

4.3.10 041, 042, 050, 051, 071, 077

Request zoning change for 302 to 308 and 331 to 339 St Vincents Road, Banyo, from Low density residential to either Mixed use (Corridor) or Medium density residential zoning to reflect opportunities represented by these sites, including proximity to District centre zoned land, Banyo railway station, Banyo Memorial Park, primary and secondary schools, and Australian Catholic University.


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

Extending the Low-medium density zone north of the Banyo district park is not proposed.

Please note that 302 St Vincents Road, Banyo, is a property and is

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therefore not considered appropriate for a zone change to higher density.

4.3.11 067 Request for greater guidance for Emerging community zoned land in Blinzinger Road and Nudgee north precincts, and Elliott Road, Nudgee, including where residential development should be located and where open space should be provided/preserved.

The draft neighbourhood plan supports future residential development in the Blinzinger Road precinct (NPP-006) and Nudgee north precinct (NPP-005). Specifically, the draft neighbourhood plan outlines the following.

The Blinzinger Road precinct (NPP-006) identifies dwelling type and densities, future park and road connections and specifies the intended park outcome for any future development.

The Nudgee Station precinct (NPP-004) ensures that future development protects the habitat and ecological values of Nundah Creek and the Nudgee Waterhole to Boondall Wetlands corridor. This precinct also outlines the intention to consolidate adjoining park parcels.

The Nudgee north precinct does not specifically provide additional parkland as this area is already serviced by open space and parklands.

This level of detail is considered suitable to inform future development applications and structure plans in these precincts.

No change

4.3.12 062 Request to change provisions for the Blinzinger Road precinct (NPP-006) including:

increasing development yield from 16 to 25 to 48 dwellings per hectare, consistent with expectations of the Low density residential zone

allowing a maximum building height of two to four storeys, consistent with previous

The provisions in the draft neighbourhood plan are considered suitable to inform future development applications and structure plans in this precinct and is consistent with the existing residential land use density and built form in the local area.

The precinct figure aids future development assessment for both applicant and assessor in focusing attention on future connectivity and integration with the existing local road network. The road network shown in the draft neighbourhood plan is indicative for the purpose of supporting the desired outcome that new development integrates with the established local road network.

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development on the site removing requirements for a local

park with no planning rationale provided by the Council

removing future road requirements from the Acceptable Outcome and Figure f and potentially replace with requirements for connectivity and permeability across the site.

Background research identified the need for local open space in the suburb of Virginia.

4.3.13 043 Request to change zoning of 8 and 12 Ivedon Street, Nudgee, from Specialised centre (Mixed industry and business) to Mixed use (Corridor) to provide a greater transition between light industrial and residential land uses.

The draft neighbourhood plan proposes to retain existing light industrial uses at 8 and 12 Ivedon Street supporting established local business and employment in the Banyo—Northgate area, to reflect Brisbane Industrial Strategy 2019 intent to retain existing industrial zoned land.

City Plan includes provisions in the Industrial amenity overlay to address air quality impacts from existing lawful uses in Nudgee and the appropriate location of sensitive uses, including dwelling units.

No change

5.0 Access and travelReference Submission


5.1 Future connections to train stations5.1.1 021, 022 Support for proposed road

connections to Bindha railway station from Railway Parade.

Support for road connections noted. No change

5.1.2 063 Objection to proposed future road connection between Landy and Allworth Streets that will increase

The draft neighbourhood plan proposed road connections provide an opportunity to improve the local street network, which will benefit precinct connectivity, walkability and redevelopment flexibility into the

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traffic. future.

5.1.3 073 Objection to future local road connection from Holland Street to Hamilton Street for a number of reasons, including:

a significant area of land is required to deliver this road reserve, and this reduces development opportunities on this site

will encourage vehicles to rat-run new local street would precipitate

the closure of the median at the Acacia Avenue/Hamilton Street intersection, which would negatively impact access to existing sites on Hamilton Street

proposed new local road connection has not been identified in either the LGIP or Long-term Infrastructure Plan as being required.

Request to either remove the proposed local road connection in Figure a from Holland Street to Hamilton Street from the draft neighbourhood plan or to reposition along it the boundary between 41 to 45 Holland Street and 185 Toombul Road.

The draft neighbourhood plan proposed road connections provide an opportunity to improve the local street network, which will benefit precinct connectivity, walkability and redevelopment flexibility into the future.

Council’s response to points raised is as follows.

The location of the future road connection identified between Hamilton Street and Holland Street is indicative. Specific location will be determined through detailed design and considered as part of the development approval process.

New street connections between two local streets is unlikely to increase convenience for drivers accessing Toombul and Melton Roads. Drivers will usually choose the quickest and most convenient route, the proposed link will still favour the signalled intersection.

Provides an alternative, road and pedestrian connection for local traffic, increasing north-south connections of the Northgate Station precinct (NPP-001).

The LGIP includes trunk infrastructure only. Proposed local road connections are not truck infrastructure and are to be provided through development.

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5.1.4 043 Request for additional north-south and east-west road connections in the Nudgee Station precinct (NPP-004) to provide better connections from Solomon Street and Rochat Avenue to Elliott Road.

The draft neighbourhood plan includes an indicative local road network connection between Rochat Avenue and Elliott Road. The final road network will be determined through detailed design and assessment as part of the development approval process.

No change

5.2 Public transport and parking5.2.1 001, 020, 026,

038, 052, 063, 069

Concerns that there is insufficient car parking provided at Northgate train station, creating on-street parking in surrounding streets, which could be exacerbated by proposed Medium density residential zoning on existing park ‘n’ ride facilities. Submitters also were concerned that the draft neighbourhood plan does not include any proposals to increase car parking for commuters using Northgate railway station.

Planning for public transport infrastructure and services, including park 'n' rides and railway stations, is conducted by TransLink, an agency in the Queensland Government’s Department of Transport and Main Roads, and is not within the scope of the neighbourhood planning process.

Car parking requirements for development is provided in accordance with City Plan development codes, and the Transport, access, parking and servicing planning scheme policy. Council is committed to encouraging and making public and active transport the transport mode choice and therefore does not propose to increase the existing parking provisions close to a high-frequency railway station as part of this neighbourhood plan.

Council is continually assessing and managing on-street parking and kerbside allocations across the entire transport network (e.g. clearways and no standing zones), in light of the recommendations made by Council’s Brisbane Parking Taskforce. Local road network on-street parking issues can be raised with Council by calling (07) 3403 8888

No change

5.2.2 002, 013 Concern that road and public transport infrastructure in the draft neighbourhood plan area is insufficient to meet existing and future demand.

The draft neighbourhood plan supports a mix of residential and employment areas in close proximity to the Northgate railway station high-frequency public transport services. The proposed precincts support increased use of public transport by future residents and employees.

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Transport modelling confirmed the road network has capacity to support existing and future demand and informed the proposed changes to in the draft neighbourhood plan. City Plan includes design codes and provisions for onsite car parking for residents, employees and visitors that apply citywide for development close to public transport.

Council is continually assessing and managing the impacts of growth and development on the entire transport network. Delivery and improvements to road infrastructure is outside the scope of the draft neighbourhood planning process, however, this is considered as part of Council’s ongoing infrastructure investigations are reviewed and proposed on an annual basis through Council’s Annual Plan and Budget process and the level of development activity in each locality.

5.2.3 081 Concerns that on-street parking from higher density developments is causing traffic congestion around shopping centres in neighbourhood plan area.

The draft neighbourhood plan supports a mix of residential and employment areas in close proximity to the Northgate railway station high-frequency public transport services. The proposed precincts support increased use of public transport by future residents and employees.

Car parking requirements for development is provided in accordance with City Plan development codes, and the Transport, access, parking and servicing planning scheme policy. Council is committed to encouraging and making public and active transport the transport mode choice and therefore does not propose to increase the existing parking provisions close to a high-frequency railway station as part of this neighbourhood plan.

Council is continually assessing and managing on-street parking and kerbside allocations across the entire transport network (e.g. clearways and no standing zones), in light of the recommendations made by Council’s Brisbane Parking Taskforce. Local road network on-street parking issues can be raised with Council via

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(07) 3403 8888

5.2.4 020 Objection to cutting train services to Toombul and Nundah stations after residential growth occurred.

Planning for public transport infrastructure and services, including park ‘n’ rides and railway stations, is conducted by TransLink, an agency in the Queensland Government’s Department of Transport and Main Roads, and is not within the scope of the neighbourhood planning process.

No change

5.2.5 006, 007, 024, 026, 038, 070

Requests for a multi-storey car park at Northgate railway stations to increase car parking and reduce on street parking issues in surrounding streets, which could be delivered through consultation and planning with the Queensland Government.

Planning for public transport infrastructure and services, including park ‘n’ rides and bus routes, is conducted by TransLink, an agency in the Queensland Government’s Department of Transport and Main Roads, and is not within the scope of the neighbourhood planning process.

No change

5.2.6 009 Request for consultation with the State Government to facilitate development of additional parking at Nudgee railway station and reduce on-street parking in neighbouring streets.

Planning for public transport infrastructure and services, including park 'n' rides and bus routes, is conducted by TransLink, an agency in the Queensland Government’s Department of Transport and Main Roads, and is not within the scope of the neighbourhood planning process.

No change

5.2.7 052 Request to investigate recent proposals by the Australian Labor Party for a multi-storey park ‘n’ ride facility at Northgate railway station, including how adjoining residents will be appropriately compensated for built form impacts.

The submission refers to proposed political party statements on policies and programs announced as part of upcoming elections and is not within the scope of the neighbourhood planning process.

No change

5.2.8 039 Request to update parking signage and road markings at Northgate station to discourage no parking in standing zones and driveways,

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

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which can impact residents in surrounding streets.

on-street parking issues can be raised with Council by calling (07) 3403 8888.

5.2.9 007, 011, 038 Request for Council to require adequate car parking spaces to be provided for future multi-unit developments. Existing car parking ratios in City Plan are inadequate and the overflow affects the liveability of existing residents, particularly on Flower and Almond Streets.

Council manages requirements for on-site car parking on a citywide basis through the development assessment process via City Plan. This requires new development to provide a certain level of car parking. City Plan also outlines the number of onsite car parking spaces required for multiple dwellings. It is a requirement that a proposed multiple dwelling provides car parking that minimises impacts on adjoining streets.

Car parking requirements for development is provided in accordance with City Plan’s Transport, access, parking and servicing planning scheme policy. Council is committed to encouraging and making public and active transport the transport mode choice and therefore does not propose to increase the existing parking provisions as part of the neighbourhood plan.

No change

5.2.10 039 Request to review TransLink train fare zones to include Virginia, Bindha and Banyo stations to reduce pressure of parking near Northgate railway station.

This issue is outside the scope of neighbourhood planning process. If you have any requests about changes to the public transport network, fare structure or require more information, please contact TransLink on 13 12 30 or online at www.translink.com.au.

No change

5.2.11 018, 020, 024 Requests for public transport improvements in the Banyo—Northgate area including:

additional facilities at Northgate railway station, including bike storage, an accessibility ramp on the north-western side and a small lift

computerised bus signs in the neighbourhood plan area

Planning for public transport infrastructure and services, including park 'n' rides and bus routes, is conducted by TransLink, an agency in the Queensland Government’s Department of Transport and Main Roads, and is not within the scope of the neighbourhood planning process.

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http://www.translink.com.au/



integrated bus interchange at Northgate railway station

improvements to lighting and design at train stations to increase safety particularly at night time.

5.2.12 052 Request for sound barriers to be constructed around Northgate railway station to reduce noise impacts on local residents. Concerns raised that Council has not advocated on behalf of residents to Queensland Rail to consider the construction of sound barriers.

Changes to public transport services and the construction of public transport infrastructure, (including sound barriers) is outside the scope of the neighbourhood planning process.

Planning for public transport infrastructure and services at Northgate railway station, including park ‘n’ rides and railway stations, is managed by TransLink and Queensland Rail, agencies of the Queensland Government.

No change

5.3 Local walking and cycling connections5.3.1 003 Concern that a lack of footpaths on

the northern side of Banyo train station to access the Elliott Road bikeway and Banyo train station and causes residents to walk on the road.

A network of footpaths has been constructed to the immediate frontages of the Banyo railway station along St Vincents Road and Tufnell Road to support pedestrian access to the centre and railway station.

The Elliott Road bikeway connects to the Downfall Creek bikeway and local roads support access to this bikeway network. Additional bikeway and footpath projects, and requests for pedestrian crossings and improved pedestrian safety, are undertaken by Council’s Transport Planning and Operations, Brisbane Infrastructure, and are outside the scope of the neighbourhood planning process.

Council’s Annual Plan and Budget allocates funds to each Councillor to construct new footpaths, at their discretion. This fund is titled Ward Footpath and Parks Trust Fund. Requests of this nature should be directed to the relevant Councillor for consideration.

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5.3.2 083 Concern that active transport planning in the draft strategy has not been included in the draft neighbourhood plan and should not be separated from land use planning.

The Bicycle network overlay considers the integration of land use and active travel planning and has considered as part of the neighbourhood planning process.

Suggested changes to the Bicycle network overlay submitted via the neighbourhood planning process (including comments from the draft strategy and the draft neighbourhood plan) have been provided to the Public and Active Transport team, Transport Planning and Operations, Brisbane Infrastructure, for consideration in future amendments to the Bicycle network overlay code in City Plan.

Council’s commitment to delivering a safe and connected active transport network is reflected in the $100 million investment into the Better Bikeways for Brisbane (BB4B) construction program from 2016 to 2020. Council is installing a replacement pedestrian and cycle bridge at Elwyn Street, Northgate, to improve the connection to the Northgate State School, as part of the BB4B program. For information on this project please refer to the project website at https://www.brisbane.qld.gov.au/traffic-transport/roads-infrastructure-bikeways/current-bikeway-pathway-projects/elwyn-street-bridge-replacement-northgate.

A map of Brisbane bikeways and other active transport links is available on Council's website by searching for ‘Cycling Brisbane Route Planner’. The website also contains a journey planner, which helps in identifying and choosing routes to walk or cycle. The map also identifies the locations of bike parking, drinking fountains, CityCycle stations and bike availability, and Cycling Brisbane program sponsors.

No change

5.3.3 018 Query about location of footpaths around the St Pius Primary School area shown on Map 5, Active Travel map in the draft neighbourhood plan strategy.

Council released the draft strategy for feedback in October 2017. The intent of the Active Travel map was to identify any potential links in the active travel network through feedback from the community in the consultation period for the draft strategy.

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https://www.brisbane.qld.gov.au/traffic-transport/roads-infrastructure-bikeways/current-bikeway-pathway-projects/elwyn-street-bridge-replacement-northgate





A network of footpaths has been constructed to the immediate frontage of St Pius Primary School and along St Vincents Road to support pedestrian access.

In local residential streets, the Council Annual Plan and Budget allocates funds to each Councillor to construct new footpaths, at their discretion. This fund is titled Ward Footpath and Parks Trust Fund. Requests for upgrades to footpaths around St Pius Primary School, such as Sheldon Street and Primula Street, should be directed to the relevant Councillor for consideration

5.3.4 007 Request for separated bike paths in the Banyo—Northgate area.

Bikeways are shown in the Bicycle network overlay in City Plan and implementation is considered as part of Council’s ongoing bikeway infrastructure investigations are reviewed and proposed on an annual basis through Council’s Annual Plan and Budget process. Specific bikeway infrastructure improvements are outside the scope of the neighbourhood planning process.

Council has committed to citywide active travel (walking and cycling) by providing alternative transport options to the community and helping to reduce traffic demand and congestion on local roads. Council is currently reviewing the Bicycle network overlay in City Plan.

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

No change

5.3.5 003, 018, 024, 040, 054, 067

Requests for upgrades to the active travel network in a number of locations, including:

footpath upgrades on the northern side of the Banyo

Council released the draft strategy in October 2017. The intent of the Active Travel map was to identify any potential links in the active travel network through feedback from the community in the consultation period for the draft strategy.

Pathway infrastructure improvements are outside the scope of the

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railway station, including Hatfield and Jensen roads, and Froude and Gold streets, to improve connections to Elliott Road and Tufnell Road

footpaths on Sheldon, Primula and Petunia streets, Nudgee to link with footpaths around St Pius Primary School

footpath upgrades around Northgate railway station

footpath on Flaxman Street, Banyo

bike and walking path along Cannery Creek to connect to Kedron bikeway

pedestrian and cycling connections between Banyo and Nudgee railway stations, and along Downfall Creek from Nudgee to Virginia.

neighbourhood planning process, they are considered as part of Council’s ongoing infrastructure upgrade investigations are reviewed and proposed on an annual basis through Council’s Annual Plan and Budget process.

Council notes these identified links for pedestrian and cycle connections and has provided this feedback to the Public and Active Transport team, Transport Planning and Operations, Brisbane Infrastructure, as part of the review of the Bicycle network overlay in City Plan. The Council Annual Plan and Budget allocates funds to each Councillor to construct new footpaths, at their discretion. This fund is titled Ward Footpath and Parks Trust Fund. Requests of this nature should be directed to the relevant Councillor.

5.3.6 039 Request to better manage cycle routes around Northgate railway station – bicycles are using narrow footpaths due to heavy traffic/trucks on roads.

Bikeway infrastructure improvements are outside the scope of the neighbourhood planning process. Bikeways are shown in the Bicycle network overlay in City Plan and implementation is considered as part of Council’s ongoing bikeway infrastructure investigations are reviewed and proposed on an annual basis through Council’s Annual Plan and Budget process.

No change

5.3.7 066 Request for future east-west road connections in Northgate Station precinct (NPP-001) be designated as a pedestrian and cycle connection.

The draft neighbourhood plan proposed road connections provide an opportunity to improve the local street network, which will benefit precinct connectivity, walkability and cycle movement in the future. The two proposed connections are from Hamilton Street to Holland

No change

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Street and from Landy Street to Allworth Street.

5.4 Traffic management and road safety5.4.1 002, 013, 016,

018, 019, 025, 029, 034, 067

Concerns raised about safety at the open level crossing at Banyo centre, and request for community consultation and planning to upgrade the crossing. Submitters also raised concerns that proposed changes in the draft neighbourhood plan will increase traffic in Banyo centre, which will worsen road safety issues at this crossing.

Request for changes to open level crossing at Banyo railway station including replacing the Give Way sign with a Stop sign on Royal Parade on the northern side of the crossing for cars turning right across the railway line, and installing a no right turn sign at peak times for vehicles from the south turning from St Vincents Road onto Royal Parade. The submitter also identified objections to upgrading the open level crossing at Banyo with a flyover or bridge because it would compromise the village feel of the centre and increase through traffic.

The draft neighbourhood plan supports a mix of residential and employment areas in close proximity to the Banyo railway station. The proposed precincts support increased use of public transport by future residents and employees. Transport modelling confirmed the road network has capacity to support existing and future demand and informed the proposed changes to in the draft neighbourhood plan.

Council conducted a survey and investigation in October 2016, focusing on turning movements from Royal Parade East into Royal Parade. The assessment of alternative intersection turning movements did not improve local traffic conditions or access for local businesses. Therefore, Council does not propose to alter the current configuration of the intersection at this time.

The draft neighbourhood plan does not propose an overpass or additional crossing points of the railway line.

The draft neighbourhood plan does not propose any changes to open level railway crossing or associated infrastructure that is owned and managed by Queensland Rail.

No change

5.4.2 018 Concerns about potential impact of traffic on neighbouring streets near Medium density residential zoned

The draft neighbourhood plan supports a mix of residential and employment areas in close proximity to the Northgate railway station high-frequency public transport services. The proposed precincts

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land at Nudgee station, particularly on residences in Sheldon, Primula and Petunia Streets. Submitter queried extent of traffic planning to support these proposals.

support increased use of public transport by future residents and employees. Transport modelling confirmed the road network has capacity to support existing and future demand and informed the proposed changes to in the draft neighbourhood plan.

5.4.3 011, 026, 040 Concerns raised about the road network in the Banyo—Northgate area, including:

local roads too narrow to cope with additional traffic

a lack of kerb and guttering along a stretch of Melton Road, Northgate

adequacy of repairs to St Vincents Road in Banyo.

Transport modelling confirmed the road network has capacity to support existing and future demand and informed the proposed changes to in the draft neighbourhood plan.

A section of northern alignment of Melton Road, Northgate (near the Dethridge Street intersection), is administered by Queensland Rail, all questions concerning curb and channelling of this section of Melton Road need to be directed to Queensland Rail.

Delivery and improvements to road infrastructure is outside the scope of the neighbourhood planning process, however, this is considered as part of Council’s ongoing infrastructure investigations are reviewed and proposed on an annual basis through Council’s Annual Plan and Budget process.

No change

5.4.4 012, 045, 046, 047, 048, 049, 059

Concerns that heavy vehicles traffic on local streets the Banyo—Northgate area in various locations, including:

Northgate Road as a rat-run between Toombul and Sandgate Roads which creates road safety issues for pedestrians and damages road infrastructure

local roads in Banyo create road safety and noise, particularly outside of normal operating hours (e.g. 4.30am and 7.30pm).

The draft neighbourhood plan does not propose any changes to the Road hierarchy overlay which supports the strategic delivery of the road transport network across Brisbane.

The majority of Industry zoned sites in Banyo-Northgate has access to major roads including St Vincents, Earnshaw, Toombul and Nudgee Roads. This means that heavy vehicles do not have to use neighbourhood roads.

Northgate Road is a District road, providing a connection between arterial roads Toombul Road and Sandgate Road, and as such is suitable for some heavy vehicle use. Please report instances of speeding and hooning to the Queensland Police Service.

Requests for heavy vehicle restrictions are outside the scope of the

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neighbourhood planning process. These requests should be directed to Council by calling (07) 3403 8888 where they will be assessed by the Transport Planning and Operations, Brisbane Infrastructure, on a case by case basis.

5.4.5 012 Concerns that vehicles are speeding on Gympie Street which creates road safety issues for pedestrians.

Please report instances of speeding and hooning to the Queensland Police Service.

A review of road speed limits is outside the scope of the neighbourhood planning process.

No change

5.4.6 026 Concern draft neighbourhood plan does not include any traffic management strategies (i.e. street widening and parking) in the Holland Street (NPP-001a), Melton Road (NPP-001b), Allworth Street (001c) sub-precincts for traffic and on-street parking associated with redevelopment and employment activities.

The draft neighbourhood plan supports a mix of industry and business in precincts that include indicative future network connections for all transport modes. Future development applications must address all aspects of the neighbourhood plan code and City Plan.

New roads and local transport infrastructure improvement will be achieved via redevelopment of these precincts. The potential impacts of future development in these precincts has been considered and the road network plan has been amended accordingly.

Delivery and improvements to road infrastructure is outside the scope of the neighbourhood planning process, however, this is considered as part of Council’s ongoing infrastructure investigations are reviewed and proposed on an annual basis through Council’s Annual Plan and Budget process.

Please note that Council has simplified the precinct structure and the Holland Street, Melton Road and Allworth Street sub-precincts have subsequently been removed from the draft neighbourhood plan.

No change

5.4.7 064 Concerns about traffic in north side of Banyo centre (opposite station) including:

vehicles doing U-turns on Tufnell Road near Purchase Street

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

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availability of parking near shops on Royal Parade and Tufnell Road

on-street parking on both sides of Purchase Street reducing vehicle movement.

On-street parking associated with shops at Royal Parade and Tufnell Road are managed in accordance with Council’s local road network. Parking is allocated following an assessment for safe vehicle movement and regulated to support customer visitation during normal business hours.

Where on-street parking behaviour is causing access issue please contact Council on (07) 3403 8888, where they will be assessed on a case by case basis.

5.4.8 047, 048, 049 Concerns regarding vehicles parking on footpaths and verges along Elliott Road.

Where on-street parking behaviour is causing access issue please contact Council on (07) 3403 8888, where they will be assessed on a case by case basis.

No change

5.4.9 005, 007, 039 Requests for pedestrian crossings to improve road safety in a variety of locations, including:

Intersections of Childs and St Vincents Roads, and Tufnell Road and Langton Streets

Across Toombul and Melton Roads, Acacia Avenue and Junior Terrace to encourage greater use of Northgate railway station.

New pedestrian crossings are outside the scope of the neighbourhood planning process.

Pedestrian crossings are subject to a merit based assessment to determine the level of demand and whether they are suitable for a given location. Council notes that pedestrian infrastructure is currently provided at the following locations.

Tufnell Road/Langton Street

A new crossing is not supported as Tufnell Road is a suburban road. There is an existing pedestrian refuge within Langton Street, as well as a pedestrian crossing 230 metres north near the intersection of St Vincents Road, Additional pedestrian facilities (pedestrian refuge island) along Tufnell Road may be considered in the future.

Childs Road/St Vincents Road

A new crossing is not supported at this location as St Vincents Road is a District Road and posted at 60 km/hr.

Melton Road/Ridge Street

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The current two-stage zebra crossing is considered sufficient to cater for pedestrians crossing Melton Road. Council currently has no plans to upgrade to signal controlled crossing.

5.4.10 001, 002, 007, 036, 070

Requests for road upgrades to improve vehicular connections in the Banyo—Northgate area at various locations, including:

the overpass near Northgate station from Gympie Street to Holland Street to improve access as only other access at Buckland Street, Nundah, that experiences high volumes of traffic

extension to Tufnell Road (Elliott Road end) to either Vauxhall or Radley Streets, Virginia, to improve vehicular access to Sandgate Road and relieve congestion on Toombul Road

road upgrades to improve connections to the north of Banyo and Nudgee, including ‘on-ramp’ onto Gateway, connection from Aberdeen Parade, Boondall, to Elliott Road, Banyo, and connection from Tufnell Road, Banyo, to Telford Street, Virginia

installing traffic calming devices on suburban streets

The draft neighbourhood plan was informed by transport models. This modelling will be referenced in planning future transport infrastructure.

Specific commitments to road infrastructure delivery and improvements is outside the scope of the neighbourhood planning process. Council’s ongoing infrastructure investigations are reviewed and proposed on an annual basis through Council’s Annual Plan and Budget process.

Changes to railway crossings remain the responsibility of Queensland Government, as any change to road crossings can impact the operation of rail services.

Council’s response to the specific points is as follows.

The requested overpass between Gympie Street and Holland Street is not generally appropriate at this location as it would require significant land from existing residential properties.

Tufnell Road has an important role in the road network, as a key link to St Vincents Road, one of the few roads that provide access to the suburb. Any extension of Tufnell Road to improve access to Banyo would incur a high environmental cost on Nundah Creek and the Zillmere Water Holes, and impact the Virginia Golf Course and a number of local businesses. The benefits to the Banyo community, in terms of reduced congestion, are not likely to offset these high environmental, recreation and business impacts.

Traffic calming is outside the scope of the neighbourhood planning process. Requests for traffic calming should be directed to Council’s Transport Network Operations, Transport Planning and Operations, Brisbane Infrastructure, on (07) 3403 8888, and they will be assessed on a case by case basis.

No change

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5.4.11 025 Request to reduce speed limits along Elliott Road, Nudgee from 60 km/h to 50 km/h to improve road safety without impact on transit times.

Speed limits are determined by the Queensland Government’s Department of Transport and Main Roads and local governments for all roads, including roads owned by Council, within strict guidelines to ensure limits are consistent and credible.

Review of road speed limits is outside the scope of the neighbourhood planning process.

Requests to change speed limits must be submitted to and reviewed by the Speed Management Committee. Information on speed limits in Brisbane and how to request changes are detailed in the community fact sheet, Speed Limits, which can downloaded from Council’s website or requested from Council by calling (07) 3403 8888.

No change

5.4.12 039 Request for Council to encourage heavy vehicles to reduce their use of air brakes in residential areas, particularly along Toombul Road.

Vehicle behaviour, including the use of air brakes is outside the scope of the neighbourhood planning process.

Please report instances of inappropriate use of truck air brakes to Council on (07) 3403 8888, where they will be assessed by the Transport Planning and Operations, Brisbane Infrastructure, on a case by case basis.

No change

5.5 Site specific5.5.1 032 Concern that residential

development in Blinzinger Road precinct (NPP-006) on minor road in the area without any traffic planning provided in the draft neighbourhood plan.

The provisions in the draft neighbourhood plan are considered suitable to inform future development applications and structure plans in this precinct and is consistent with the existing residential land use density and built form in the local area.

The precinct figure aids future development assessment for both applicant and assessor in focusing attention on future connectivity and integration with the existing local road network. The road network shown in the draft neighbourhood plan is indicative for the purpose of supporting the desired outcome that new development integrates with the established local road network.

No change

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https://www.brisbane.qld.gov.au/sites/default/files/20181129-speed-limits-fact-sheet.pdf



Transport modelling confirmed the road network has capacity to support existing and future demand and informed the proposed changes to in the draft neighbourhood plan.

6.0 Green spaces Reference Submission


6.1 Urban vegetation6.1.1 006, 028 Request for street trees to be

planted to provide shade, habitat and parklands.

If you wish to request a street tree be planted near your home, please complete the form on Council’s website by going to www.brisbane.qld.gov.au and searching ‘request a street tree’.

Council’s Neighbourhood Shadeways program invites the community to plant street trees at fun and informative events. In the 2017-18 financial year, more than 660 residents came along to plant 2,843 trees in local streets. A street tree planning event was held in Northgate on 23 March 2019.

No change

6.1.2 067, 074 Request for the following street trees to be protected by the Significant landscape tree overlay:

large trees at St Vincents Road between Apperley Street and Red Hill Road

two trees situated at 32 Scott Street, Northgate.

As part of the neighbourhood planning process, an additional 17 significant landscape trees were identified within the plan area and have been protected under the Natural Assets Local Law 2003.

A tree and vegetation survey was undertaken to inform the development of the draft neighbourhood plan and the trees along St Vincents Road and Scott Street were not identified as needing further protection.

If you wish to nominate additional vegetation for protection, Council has an online nomination form available on Council’s website. Go to www.brisbane.qld.gov.au and search for ‘vegetation protection orders’.

No change

6.2 Additional open space and sporting facilities

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



6.2.1 047, 048, 049 Concern that private sports fields and facilities are included as Parks and reserves in Figure 1 on page 6 in the draft neighbourhood plan.

Part A of the draft neighbourhood plan (page1 to page 23) provides summary information only and does not form part of the statutory plan amendments. Figure 1 in Part A illustrates open space, both public and private, for a variety of uses from sport and recreation to environment management. This type of figure is commonly illustrated in this format. Please refer to the zone maps (https://www.brisbane.qld.gov.au/planning-building/planning-guidelines-tools/neighbourhood-planning-urban-renewal/neighbourhood-plans-other-local-planning-projects/banyo-northgate-neighbourhood-plan) to review the relevant public and private open spaces.

No change

6.2.2 070 Concerns about the provision of attractive streetscapes and open space areas to support proposed infill development in Northgate west of the railway line, which has insufficient provision to meet existing demand.

Northgate, west of the rail corridor is an established residential area with substantial, well vegetated streetscapes.

Local park provision is adequate for the intended retention of Northgate within the neighbourhood plan as primarily a low density suburb with predominantly Low density residential and Character residential zones.

No change

6.2.3 007, 067 Requests to retain existing open space areas, particularly adjacent to creeks and watercourses in the plan area such as Cannery and Downfall Creeks, Pound Drain and Kedron Brook for flooding management, recreation, walking and cycling.

The draft neighbourhood plan retains existing open space areas and protects areas adjacent to creeks and watercourses. No changes are proposed to these areas.

Council is committed to maintaining the size and function of all existing Council-controlled green/open spaces within the neighbourhood plan area.

No change

6.2.4 008, 012, 017, 023, 025

Requests for upgrades to facilities in the Banyo—Northgate area, including:

the park at the corner of Ivo and New Ivo Streets, Nundah, including playground, dog

Council has an integrated land use and infrastructure planning process. The process includes estimating growth in the neighbourhood plan area and determining whether additional parks, or upgrades to existing parks, may be required. New and upgraded parks are represented in Council’s LGIP, which enables Council to require infrastructure contributions through the development approval

No change

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https://www.brisbane.qld.gov.au/planning-building/planning-guidelines-tools/neighbourhood-planning-urban-renewal/neighbourhood-plans-other-local-planning-projects/banyo-northgate-neighbourhood-plan





off-leash area, and tennis court Nicholson Park, Northgate, to

cater for large number of local residents with young children

dog off-leash area in Churchill Circuit Park, Banyo

public gym equipment adjacent to playground in open space behind Northgate State School for parents to use while children are playing nearby

aquatic centre and water park, tennis and basketball courts and soccer fields to be included in the Nudgee Recreation Reserve.

process. The population growth forecast as a result of the proposed zoning changes in the neighbourhood plan does not warrant changes to Council’s LGIP.

Additional information in response to individual requests is provided below.

The vacant land on the Western side of Ivo Street between New Ivo Street and Sidney Street, which forms New Ivo Street Park, and vacant land on the Eastern side of Ivo Street, that forms part of Northgate Reserve, were purchased by Council under the Lord Mayor’s former Voluntary Home Purchase Scheme to remove home owners from the risk of regular flood inundation. Council currently does not support the installation of the park facilities at this location, due to the risk of flooding. Council generally seeks to install park facilities and equipment in relatively flood-free locations, to minimise ongoing maintenance and cleaning costs and maximise asset lifespan and community benefit.

Thank you for your suggestion on embellishing Nicholson Place park. This local park is currently provided with seating, picnic shelter and children’s play equipment in accordance with Council’s current local park standard. Please report any maintenance issues on (07) 3403 8888.

Thank you for your suggestion to install a dog off-leash area at Churchill Circuit Park. Dog off-leash areas are outside of the scope of the neighbourhood plan. Local improvements are ward-based initiatives and requests for new footpaths and dog off-leash areas can be made via the relevant Councillor for consideration in future programs.

Thank you for your suggestion to install public gym equipment near Northgate State School. It is not currently a Council priority to deliver exercise equipment in the suggested location. However, requests for such upgrades to the existing playground can be

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made via the relevant Councillor for consideration in future programs.

Thank you for your suggestions regarding the Nudgee Reserve. Council recently approved the Nudgee Sport and Recreation Precinct Plan. Council undertakes sport and recreation precinct plans, in consultation with Council’s community facility tenants and community users, to ensure the optimal use of valuable community facilities and to inform the future investment, development and management of these sites.

The detailed planning and design phase has commenced with works proposed to begin in the 2019-20 financial year. Remediation of the site must also occur before it can be used for formal sport use.

The precinct plan includes a staged development of a multi-sport and recreation facility for touch football, soccer and cricket, with an associated clubhouse, storage and parking, walking and cycling track, playground and fitness equipment station. Suggestions regarding the inclusion of an aquatic centre, water park, tennis or basketball courts will be explored further during the detailed design phase.

6.3 Environment6.3.1 010 Objection to large number of recent

developments approved on Weyers Road which are affecting local creeks and wildlife.

The draft neighbourhood plan recognises the ecological important of local creeks and biodiversity area that support wildlife. Areas with high ecological significance along Weyers Road are included in the Biodiversity overlay mapping in City Plan. Potential impact on mapped areas is regulated by the Biodiversity overlay code, a key purpose of which is to facilitate outcomes for the conservation, consolidation, connection and restoration of the mapped biodiversity areas, functions, corridors and lands of strategic biodiversity value within Brisbane.

Several areas along Weyers Road are also affected by flooding and are identified in the Flood overlay mapping in City Plan.

No change

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Development applications for sites on Weyers Road are required to consider the range of requirements relating to flooding and the protection of biodiversity values which are outlined in City Plan.

6.4 Site specific 6.4.1 071 Concerns about the intent for area

adjacent to Banyo Memorial Park including Railway Parade, Eames Street and St Vincents Road, which is unclear in the neighbourhood plan.

Banyo District Park is park of Council’s active open space network to support the recreation needs of residents in Banyo. The Open space zone supports the existing recreation uses and supports future upgrades of the park.

The residential streets adjoining the park at Railway Parade, Eames Street, and 302 to 309 St Vincents Road, Banyo, are in the Low density residential zone and there are no proposed changes for those streets.

No change

7.0 Infrastructure Reference Submission


7.1 011, 084 Concerns that there is not enough stormwater, drainage and flood infrastructure to support new residential development and that this could affect existing residences in Nudgee.

Concerns that residential development is not being supported by infrastructure and open space facilities in the Banyo—Northgate area.

Council has an integrated land use and infrastructure planning process. The process includes estimating growth in the plan area and determining whether additional infrastructure or upgrades to the infrastructure and networks is required. Proposed new infrastructure is represented in Council’s LGIP, which enables Council to require infrastructure contributions through the development approval process. The population growth forecast as a result of the proposed zoning changes in the plan area has been considered in the LGIP.

No change

7.2 011 Concerns that water pressure is decreasing due to construction of

Council has an integrated land use and infrastructure planning process. The process includes estimating growth in the plan area and

No change

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additional dwellings Nudgee. determining whether additional infrastructure or upgrades to the networks is required. This is provided to the network owners for their forward planning.

The water reticulation system is operated and managed by Queensland Urban Utilities (QUU), concerns about water mains pressure can be raised via the contact QUU website (https://www.urbanutilities.com.au/). Issues related to water pressure are not within the scope of the neighbourhood planning process.

7.3 011 Concerns that some new dwellings at risk of flooding as built on flood plains in Nudgee.

Council is committed to managing and reducing the risks of flooding to ensure our city is safe, confident and ready. Council takes a flood risk management approach to manage the risk of flooding including flood mitigation infrastructure, flood awareness and information, land use planning and development control and flood emergency management.

Urban planning is one of the most effective means of addressing flooding, but these planning rules can only apply to new development. New development in waterway and overland flow corridors is generally regulated by development and overlay codes in City Plan.

Several areas along Weyers Road are affected by some degree of flooding and are identified in the Flood overlay mapping in City Plan. Development applications in these affected areas will need to respond to the requirements within City Plan.

No change

7.4 010, 039 Request for improvements to stormwater management in Weyers Road, Nudgee, Northgate and Virginia

Council has an integrated land use and infrastructure planning process. The process includes estimating growth in the plan area and determining whether additional infrastructure or upgrades to the infrastructure and networks is required. Proposed new infrastructure is represented in Council’s LGIP, which enables Council to require infrastructure contributions through the development approval process. The population growth forecast as a result of the proposed zoning changes in the plan area has been considered in Council’s

No change

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https://www.urbanutilities.com.au/



LGIP.

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