Local Development Area Structure Plan - Gympie Council€¦ · Deep Creek LDA, refer to the...

June 2017

Local Development Area Structure Plan

DRAFT For Community Engagement

East Deep CreekEmerging Urban Structure Plan

& Urban Design Strategies

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This document has been prepared for:

Gympie Regional Council DisclaimerGympie Regional Council (Council) publishes the information in this report as a DRAFT ONLY for community engagement purposes.

Whilst every effort has been made to ensure the accuracy of information published, Council makes no representations and gives no warranties in relation to the information provided (including accuracy, reliability, completeness, quality, or suitability). The data (including 3rd party sourced data) that underpins the mapping in this draft report is subject to change without notice as additions, improvements and other edits are made.

Council disclaims all responsibility and all liability (including through negligence) for all expenses, losses, damages and costs you might incur as a result of the use of the information in this draft report.

Town Planning Information

The mapping in the draft report does not replace the formal planning scheme maps published on the Gympie Regional Council website and, to the extent of any inconsistency between the draft mapping in this report and the formal planning scheme maps, the formal planning scheme maps prevail. This report is a draft and is not intended to be used for official purposes such as property transactions or settlements. You should NOT rely upon this draft report to make any decisions, and not use this draft report as a basis to decide whether to purchase or finance property.

Contact: Planning Strategy and Major Projects 1300 307 800 29 Channon St, Gympie, QLD, 4570 [email protected].

This document has been prepared by:

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1.0 INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . 6

1.1 Relationship to the Planning Scheme . . . . . .6

1.2 Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6

1.3 A Vision for the East Deep Creek LDA . . . . . . .6

1.4 What is Structure Planning? . . . . . . . . . . . . . . .8

1.5 General Principles for Industrial Park Development . . . . . . . . . . . . . . . . . . . . . 10

2.0 LDA Structure . . . . . . . . . . . . . . . . . . . . . . . . . 12

2.1 Emerging Urban Structure . . . . . . . . . . . . . . 12

3.0 URBAN DESIGN STRATEGIES . . . . . . . . . . . . . 14

3.1 Site Responsive Design . . . . . . . . . . . . . . . . . 14

3.2 Movement Network - Street Network & Public Transport . . . . . . . . . . . . . . . . . . . . . 18

3.3 Subdivision Design, Built Form & Landscape . . . . . . . . . . . . . . . . . . . . . . . . . . 22

3.4 Infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . 24

Contents

Contents

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EAST DEEP CREEK LOCAL DEVELOPMENT AREA

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EMERGING URBAN STRUCTURE PLAN & URBAN DESIGN STRATEGIES

FiguresFigure 1.1: Planning Scheme Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7Figure 1.2: LDA Relationship to the Planning Scheme . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8Figure 1.3: East Deep Creek Study Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9Figure 1.4: Best Practice in Industrial Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11Figure 2.1: East Deep Creek LDA Emerging Urban Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13Figure 3.1: East Deep Creek LDA Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15Figure 3.2: Entry and Building Forms Enhancing Gateway Experience . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17Figure 3.3: Street Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21Figure 3.4: Industrial Examples – CitiSwitch (Source: Lat27) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23Figure 3.5: Industrial Examples – Redlands Business Park (Source: Lat27) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23Figure 3.6: Urban Design Demonstration – Mitchell Eco Industrial Estate (Source: Lat27) . . . . . . . . . . . . . . . . . . . . . . . . .25Figure 3.7: Landscape Design Element for Industrial Parks (Source: Lat27) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26

List of Acronyms DTMR Department of Transport and Main RoadsLDA Local Development AreaLGIP Local Government Infrastructure PlanPIA Priority Infrastructure AreaSPP State Planning PolicyWSUD Water Sensitive Urban Design

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1.0 INTRODUCTION1.1 Relationship to the Planning SchemeThe East Deep Creek Local Development Area (LDA) is identified in the Gympie Regional Council Planning Scheme 2013 (the Planning Scheme), as available for future employment purposes. East Deep Creek LDA is zoned for High Impact Industry, Medium Impact Industry and Low Impact Industry and is intended to be developed for employment purposes to complement the existing industrial uses in the LDA and surrounds (see Figure 1.1).

The provisions of the Planning Scheme require an approved Structure Plan to be in place prior to any significant development occurring within the East Deep Creek LDA. Development pressures has meant that Council prioritised the structure planning exercise for the East Deep Creek LDA to confirm a sustainable pattern of development and identify areas of constrained land where development for industrial purposes will be challenging.

1.2 BackgroundIn preparation for drafting of a new Planning Scheme for the amalgamated Gympie Regional Council in 2009 a number of studies were undertaken. Urban expansion opportunities for employment purposes were recognised in the Planning Scheme Study 2009 - Summary Report prepared for Gympie Regional Council by GHD and the raft of supporting studies informing the Report.

The Gympie Region Industrial Land Strategy – Final Report prepared by HRP in 2009, stated that Gympie city was facing a significant shortage of suitably zoned unconstrained industrial land. The Report outlined that between 33 and 62 hectares of additional industrial zoned land was required by 2016 to service the expected population and employment growth rates. The emerging concentration of larger scale and higher impact industry around Glanmire is logical from the perspective of geography and transport, so its expansion is facilitated, including a logical extension to the north, following the Bruce Highway bypass route. However, a need was established for further land to be provided to accommodate the growth in this sector and through the Gympie Regional Council Planning Scheme 2013, a number of properties were re- zoned as low, medium and high impact industry in East Deep Creek.

The East Deep Creek LDA has the potential to accommodate significant future employment growth in the medium to longer term, however to ensure the viable and efficient use of the land, structure planning is required to be undertaken prior to any significant development occurring. The structure planning also takes account of the existing rural and residential uses in the area, including residents within and in proximity to the LDA. (For further detail regarding the planning and urban economic assessment of the East Deep Creek LDA, refer to the Planning Report for the Local Development Area Structure Plans, East Deep Creek, Victory Heights and Southside, 23 June 2016).

For completeness and integration, land adjacent to the LDA and zoned for industrial purposes but not yet developed has been included in a broadened study area (see Figure 1.3). This area is not subject to the same provisions in the Planning Scheme and a development application can currently be lodged.

1.3 A Vision for the East Deep Creek LDAFor the Low Impact Industry Zone Code, the Medium Impact Industry Zone Code and the High Impact Industry Zone Code, the following Overall Outcomes are applicable to the East Deep Creek Local Development Area Precinct:

1. Development is appropriately coordinated and sequenced in accordance with an approved structure plan to ensure the most effective use of land;

2. Development of land is based upon the provision of the full range of urban infrastructure and services, consideration of environmental constraints and desired development pattern for the area;

3. Development is supported by the necessary transport infrastructure which is designed to integrate with existing networks and promotes safe and efficient public transport use.;

4. Significant topographical and natural features are protected and enhanced; and

5. Development provides an appropriate level of amenity having regard to traffic, noise, dust, odour, lighting and other locally specific impacts.

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Figure 1.1: Planning Scheme Zoning

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Figure 1.2: LDA Relationship to the Planning Scheme

LEVEL OF D

ETAIL

LEVEL TOOL COMPONENTS

Gympie Wide Gympie Regional Council Planning Scheme 2013

• East Deep Creek LDA Precinct within the High Impact, Medium Impact and Low Impact Industry Zones.

• Overall Outcomes set direction for development of East Deep Creek.• Requirement for development to occur in accordance with an approved

structure plan.

Area Specific East Deep Creek Local Development Area Structure Plan

Identifies and provides additional detail on:• Location of industrial land uses;• Key drainage corridors; and• Constraints on development.

Site Specific Development Assessment

• Detailed design of transport network (e.g. roads)• Retention of vegetation at a site specific level. • Building design and setbacks.• Site specific stormwater treatment.• Lot layout and design.• Interface with existing development.

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1.4 What is Structure Planning?Structure Planning is a tool for managing the integrated and orderly development of large areas of land held across multiple ownerships. The structure plan provides the framework to guide the development of the LDA by defining the future industrial land use pattern and indicative infrastructure networks such as roads.

Structure planning will ensure that future development in the LDA:

• appropriately addresses geographical constraints;

• protects environmental and cultural heritage values by identifying areas of significance;

• provides for major stormwater flow paths through the site;

• protects floodplains and water quality;

• provides necessary physical infrastructure;

• achieves an appropriate level of amenity and safety for adjoining land uses; and

• achieves an appropriate distribution of industrial land uses.

As shown in Figure 1.2, the structure plan is strategic planning tool that provides a level of detail between the broad scale application of the High Impact, Medium Impact and Low Impact Industrial Zones in the Planning Scheme and the site specific nature of Development Assessment. It provides guidance on appropriate locations and intensity of development, identifies open space and ecological corridors, and identifies indicative transport networks.

The structure plan will be incorporated into the Planning Scheme through an amendment which will include the structure plan maps along with a range of provisions to ensure that development proceeds in accordance with the structure plan and the key features are retained through development of the LDA.

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East Deep Creek Local Development

Area

Additional Study Area

Gympie City Centre

Figure 1.3: East Deep Creek Study Area

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1.5 General Principles for Industrial Park DevelopmentA number of principles can be identified from a review of best practice in industrial and enterprise estate to guide the development of industrial activities in constrained locations and manage the interface with the surrounding land uses and sensitive receptors:

Ease of Movement and Legibility

• Encourage simple and well connected road layout suitable for heavy vehicles;

• Ensure individual developments provide appropriate levels of accessibility and on-site parking or service access configured in a manner that is safe, highly functional and minimises visual impacts on the street (see image 1);

• Provide good pedestrian, cycle and public transport accessibility;

• Ensure centrally placed facilities and services for maximum accessibility;

• Place finer-grain activities fronting the street to cluster activity and maximise accessibility to and between properties; and

• Encourage clearly accessible ‘front doors’ to properties to guide users / visitors toward administration / reception areas.

• Future planned interchange with the Bruce Highway deviation will be an important entry to Gympie. Design treatment of this area will reflect this function.

Character, Quality and Continuity

• Promote streetscape and landscape articulation to create a positive environment and integrate properties with their surroundings;

• Ensure properties present their ‘best face’ (finer grain uses and architectural expression) to the street, creating a visually interesting environment which is more sympathetic to human scale and provides a continuous experience from the street (see Image 1); and

• Design components so that landscaped areas and gardens capture stormwater (see Image 2 & 3).

Diversity

• Prevent monotonous environments and enhance commercial identity through architectural expression at the street front;

• Provide local services and amenities for workers and visitors (see Image 4); and

• Sensitively integrate appropriate industrial / business park development with surrounding land uses.

Sustainability

• Retain natural site features, (creeks, vegetation, etc.) as best as possible (see Image 3);

• Locate facilities and services centrally with good pedestrian accessibility, to reduce internal reliance on private vehicles;

• Consider future public transport accessibility and network efficiencies in industrial estate layout and road network; and

• Promote best practice solutions to reduce the amount of water used, minimise the amount of wastewater generated, reduce run-off and re-use treated stormwater (see image 2).

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Image 4: Local amenities for workers and visitors

Image 3: Retaining existing vegetation for shade and improved estate character

Image 1: Car parking and service access arrangements that do not impact on the visual or functional performance of the street network

Image 2: Water sensitive engineering design

Figure 1.4: Best Practice in Industrial Parks

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2.0 LDA Structure

2.1 Emerging Urban Structure

Goal

To develop a high quality industrial precinct, appropriate to the Gympie context and physical setting, which facilitates a broad range of future industrial activities and is capable of attracting a wide variety of new industrial enterprises to the region.

LDA Response

• Facilitate the development of a functional, well serviced, amenable, and attractive industrial area that has regard to the local context by:

– Establishing a LDA structure which is able to support a wide range of future industrial uses in terms of lot size, industrial activity and accessibility;

– Recognising and building on the existing industrial and commercial areas to provide a variety of industrial opportunities that meet the diverse needs of industry and associated commerce; and

– Establishing a high standard of industrial estate quality and built form which assists regional economic development by attracting new industrial enterprises to the region;

• Ensure that industrial traffic and access, particularly heavy vehicle movements, do not negatively impact on the safety or amenity of existing residential or rural areas by focussing vehicle movements on Hall Road and Penny Road and linking developable areas to proposed future interchanges with the proposed Bruce Highway re-alignment (subject to State Government funding);

• Existing rural and residential uses within the LDA and in proximity to the LDA are considered with respect to new industrial development and impacts are minimised where possible. Vegetated buffers are incorporated into the emerging urban structure.

• Respond to the natural environmental context and character through site-responsive design which minimises bulk earthworks and integrates, protects and where appropriate rehabilitates important landscapes, landform, natural areas and hydrological systems;

• Ensure industrial development is responsive to adjacent areas by:

– Generally locating high impact uses in the centre of the LDA with transitions to low impact industry on the edges of the LDA;

– Generally reducing the scale of built form towards the edge of the LDA; and

– Providing appropriate buffers along boundaries with Rural and Residential Living interfaces.

• Encourage sustainable industrial development that:

– Maximises opportunities for efficient use, reuse and recycling of water resources;

– Delivers appropriate management of stormwater quality and quantity;

– Promotes use of renewable resources for energy generation; and

– Maximises opportunities for efficient storage, reuse and recycling of waste.

• Encourage development outcomes and landscape design surrounding the proposed future interchange, and along Noosa Road and Hall Road/Penny Road to the west, that is responsive to the gateway role of the area; and

• Ensure ‘back of house’ areas of industrial uses are screened from view from the road network, the planned Bruce Highway deviation and the rail line.

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Potential major interchange connecting to Noosa Road and Penny Road from future Bruce Highway upgrade (Investigate potential for full movements interchange with DTMR)

Ensure development outcomes and landscape design in this area reinforce the future role of the interchange as a city gateway providing entry experience and wayfinding elements

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Figure 2.1: East Deep Creek LDA Emerging Urban Structure

0 125 250 325 500 725 1250m

Future internal road network indicative only.

Existing overland flow paths and hydrological systems to be considered in the layout of roads and lots.

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Existing industrial activities

Existing industrial activities (Nolan Meats abattoir)

Existing industrial activities (Golden City Brick & Landscape)

Existing industrial activities (Carter Holt Harvey Wood Products )

Existing Quarry

No access from Fairview Road

No access from Spada Road

No access from Randwick Road

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3.0 URBAN DESIGN STRATEGIES3.1 Site Responsive DesignFigure 3.1 illustrates the overall constraints that have the potential to pose a challenge to further development of the East Deep Creek Study Area. Below is a summary of opportunities, constraints and challenges presented by the site’s physical character.

Opportunities

• There is the potential for additional accessibility to the area east of the rail line from planned interchanges with the Gympie Bypass road as part of the Cooroy to Curra Project;

• The undulating landscape is an advantage for the provision of new sewerage, water and stormwater infrastructure at the appropriate time, commensurate with the need and Council’s LGIP (Currently outside of the priority infrastructure area and not yet planned to be serviced by trunk infrastructure);

• There are opportunities for visual screening and integration created by existing vegetation and landform; and

• Areas of lowest constraint are located in the north, south-west and centre of the precinct. Whilst the centre of the Precinct is currently occupied by the Eldorado Gold Mine dam, this could potentially be in-filled to yield developable land.

• Hall Road, a section of Noosa Road and Penny Road can provide heavy vehicle access to the LDA.

Constraints

• Considerable areas of the LDA Precinct have a slope steeper than 10% and parts are over 15%;

• There is a large parcel in the south-east of the Precinct that is development-constrained by the presence of MSES Regulated Vegetation;

• There is a large area in the north of the site and west of railway line that is constrained by flood risk;

• Key transport routes, such as East Deep Creek Road, do not have the required level of flood immunity to function as urban roads;

• Key transport routes pass through built up residential areas which may exacerbate reverse amenity concerns;

• The existing roads within the LDA are not of an appropriate standard to accommodate industrial traffic;

• Unconstrained land is located on elevated ridgelines that are already developed and/or are sensitive to visual intrusion; and

• Overall this is a constrained LDA Precinct for industrial development – very few parcels of land are unconstrained by a combination of flood zone/gradient over 10%/MSES Regulated Vegetation; and it is likely that the Eldorado Gold Mine site will require considerable rehabilitation to facilitate its re-use.

• Industrial access along East Deep Creek Road and sections of Noosa Road is limited due to flood constraints and potential impacts on residential uses.

Challenges

• There is a need to upgrade and expand the existing road network to enhance accessibility and provide flood immunity;

• There is a need to address visual integration and buffering of existing neighbouring properties in the Monkland area south-west of the site and rural and residential properties to the east;

• Ensuring the interface with Good Quality Agricultural Land surrounding the Study Area is appropriate and provides suitable buffers as required;

• There is the difficulty of designing large-scale industrial buildings whilst respecting landform and minimising visual intrusion of excessive cut and fill;

• In-filling and treating the current tailings dam is likely to be a significant undertaking in terms of works and cost;

• The former Eldorado Mine Site may have contamination issues that need to be addressed prior to any development of the site;

• There will be a need to integrate WSUD and other stormwater management systems to avoid further encroachment of the flood zone;

• An appropriate interface with established residential uses along Noosa Road will need to be achieved to avoid impacts on residents. Alternatively, a new road link or links could be constructed to allow industrial traffic to bypass residential areas; and

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Figure 3.1: East Deep Creek LDA Constraints

0 125 250 325 500 725 1250m

Existing Dam

Gympie Timber Co. and Wide Bay Contractors

Cooloola Scrap Metal

Neil Mansell Concrete

Carter Holt Harvey Wood Products

Existing Quarry

Nolan Meats Abattoir

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• Minimising bushfire hazard through appropriate planning and management (noting that for the purposes of this analysis, bushfire hazard is considered a challenging yet manageable constraint);

Goal

To achieve a sustainable urban structure that responds to the natural environmental context and landscape character through site-responsive design, integrates and protects natural areas and hydrological systems and provides appropriate transitions to, and interfaces with, adjacent rural land.

LDA Response

• Estate master planning and industrial subdivision design must address the opportunities, constraints and challenges identified above and be informed by a thorough investigation of the site and its context including an analysis of:

– Surrounding existing and future and existing land uses and sensitive interfaces;

– Surrounding existing and future transport networks including road, pedestrian and cycle paths, and public transport;

– Areas of significant and regulated vegetation;

– Landform and slope, landscape setting and natural and man-made features within the site;

– Bushfire;

– Assessment of flood impacts and natural stormwater drainage systems both within and beyond the site;

– Views from within the site to significant land forms or water bodies and views to the site from key public locations; and

– Climatic conditions including solar access and prevailing winds.

• Sites in proximity to the planned interchange with the Bruce Highway deviation incorporate entry statements and building design that reinforces the gateway function of the interchange as shown in Figure 3.2

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Figure 3.2: Entry and Building Forms Enhancing Gateway Experience 17


Image 2 Landscaped entry statements - Sunshine Coast Industrial Park

Image 1 Landscaped entry statements - Harvey Bay Airport

Image 1: Street appeal, expressed entries and legibility for visitors

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3.2 Movement Network - Street Network & Public Transport

Existing Context

The East Deep Creek LDA has an established road network with a mix of rural and urban road types which connects directly to the urban road network to the west of the Precinct as shown in Figure 3.3.

East Deep Creek Road is the major east-west connection. It is a Rural Arterial which transitions into a Rural Sub-Arterial whilst passing through the Precinct. East Deep Creek Road connects to urban sub-arterial roads Tin Can Bay Road (via Tyrell Road) and Noosa Road and is the main route back into the Gympie CBD and current Bruce Highway. The other east-west connection for the site is Penny Road and Noosa Road which provides access to Hall Road and onto the current Bruce Highway. Hall Road is an Urban Sub-Arterial that connects Noosa Road and the Bruce Highway. The section of Penny Road to Flood Road is classed as a Rural Collector. Noosa Road is a Rural Sub-Arterial beyond Simpson Road and an Urban Distributor from Simpson Road to Tyrell Road.

Flood Road is the main north-south route through the Precinct. It is a Rural Arterial connecting Penny Road/Noosa Road and East Deep Creek Road. Other potential north-south connections include Fairview Road which connects Noosa Road and East Deep Creek but is largely unformed, and Spada Road which is an unformed road along the eastern boundary of the Precinct. Randwick Road bounds the northern precinct boundary and is classed as a Rural Collector. Penny Road has been recently sealed and provides for east-west movements and flood free for 19 metres access to the Gympie CBD and connection to the Bruce Highway.

Network Challenges

The road network servicing the East Deep Creek LDA Precinct is largely rural in nature and is not constructed to the standards required for urban development. The current standards of road are considered poor for industrial purposes. Key roads such as East Deep Creek Road, Noosa Road, Penny Road, Flood Road and Hall Road will require upgrading to facilitate industrial uses. Ensuring the flood immunity of upgraded and new roads is an additional challenge as much of East Deep Creek Road is under Q100, in particular the intersection with Noosa Road onto Tin Can Bay Road. The bridge over the rail corridor on Hall Road presents a major constraint and is currently not able to accommodate B- Doubles.

External to the Precinct, the intersection of Tyrrell Road and Noosa Road provides a key constraint to increasing road traffic due to the geometry of the roads and the intersection and the proximity of urban residential development to both of these roads. The intersection of Noosa Road and Brisbane Road (state-controlled) is a significant challenge with high traffic volumes on Brisbane Road and marginal visibility (sight distance) causing delays and some vehicle collisions. The interface with urban residential development along Noosa Road will be a significant challenge moving forward.DRAFT

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Goal

Establish an interconnected street network that integrates appropriately with surrounding urban and rural areas, is site responsive in layout and provides sufficient capacity and road space to cater to the needs of a wide range of industrial uses.

LDA Response

• New development must provide an interconnected road network to enable greater pedestrian, cycle and vehicle permeability and avoid the use of cul-de-sacs.

• Streets should integrate appropriately with surrounding urban and rural areas and limits the impacts of heavy vehicles on adjoining residential and rural living areas:

– Identify a clear road network that provides routes through to the Gympie Township and surrounding residential areas as well as connections to the major east west arterials for industrial thoroughfare; and

– Heavy vehicle or B-double truck access should be limited to locations where a heavy vehicle route is approved. A traffic engineering report should be provided to demonstrate where heavy vehicles can enter, exit and maneuver within the subdivision safely and efficiently, with minimal impact on the streetscape and surrounding uses.

• Ensure the upgrades of sub arterial roads such as Hall Road will provide access to east west arterials such as Penny Road, Noosa Road and continuing onto the current Bruce Highway;

• Allow upgrades to East Deep Creek Road, Noosa Road, Penny Road, Flood Road and Hall Road to facilitate and meet the requirements of road networks located within an industrial precinct;

• Ensure East Deep Creek Road can operate at an appropriate level of functionality in a flood event;

• Road networks must be well connected and designed to prevent high traffic congestion and potential delays due to vehicle collisions. Design street networks to minimise civil earthworks, integrate with natural drainage systems and accentuate the topographic features of the site;

• Roads should be designed to enable buildings to front onto open space and maximise passive surveillance of open spaces;

• A logical road hierarchy and streetscape design should enhance network legibility so that the network can be easily understood by all users;

• Roads should be designed in accordance with Council’s engineering requirements and the relevant Australian Standards.

Public Transport

• Establish a road network that can accommodate a future public transport route that is efficient and highly accessible for local workers and visitors;

• Where required, relevant streets should be designed with sufficient width so they are capable of carrying bus services if required in the future.

Pedestrian and Cycle Movement

• Develop a pedestrian and cycle network as part of the subdivision application that provides for continual and safe access between the future allotments and the surrounding services, facilities and future public transport. The network should connect into existing trails where possible and provide signage to direct people to these connections.

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Figure 3.3: Street Network

0 125 250 325 500 725 1250m

Potential major interchange on Penny Road from future Gympie bypass road

Indicative road access arrangement onto bypass without major interchange

POWER EASEMENT

Indicative Noosa Road and Penny Road intersection and access arrangement onto bypass without major interchange

Future internal road network indicative only.

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LEGEND

LDA Boundary

Additional Study Area

Future Bypass (State Controlled Road)

Rural Arterial

Rural Collector

Rural Local

Rural Residential Distributor

Rural Sub-Arterial

Urban Collector

Urban Local

Proposed Future Connections

Cross Rail Bridge Capacity Issue

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3.3 Subdivision Design, Built Form & Landscape

Goal

Create an efficient, high quality industrial precinct that meets market demand.

LDA Response

Lot Layout

• Provide for a diversity of lot sizes and enable flexibility within allotments to cater for a range of industrial and related business uses;

• Lots should be regular in shape, provide for efficient use of land and enable a range of industrial and business uses to be accommodated on the lot;

• Ensure lots are of an adequate size to protect localised environmental and landscape features and respond to the site’s constraints and features; and

• Where practicable, maximise passive solar design through the orientation of allotments and buildings.

Building Form and Performance

• The intensity of uses and scale of built form should generally reduce towards the edge of the area, particularly where adjoining sensitive uses;

• Ensure the built form maximises the efficient use of land and is climate responsive;

• Reduce on-going operational costs to improve economic sustainability of the development through the adoption of resource efficiencies and adaptable building design; and

• Ensure the development adopts best practice measures to minimise impacts on the surrounding environment, particularly in areas of pollution control.

Car Parking and Service Access

• Provide visually pleasing industrial and related office areas where parking is not a dominant element of the streetscape. Provide landscaped car parks that integrate with the design of the site and adjoining streetscape;

• Establish safe and efficient access within car parks for all users; and

• Provide safe and efficient loading and servicing of industrial and related business sites and minimise the visual impact of loading bays and service areas when viewed from the surrounding streets and other key viewing areas.

Landscape

• Main entries should provide a legible and visually pleasing entry statement and identity;

• Landscape all on-site open areas not used for buildings, driveways, parking, recreational facilities or pedestrian amenities;

• Wherever practicable, retain mature and healthy vegetation and trees when developing the site, especially native species;

• Ensure new developments provide suitable activation and passive surveillance of existing and new open space areas;

• Ensure streetscape landscaping is durable and require minimal maintenance;

• Provide for landscape buffers on the eastern and western boundaries of the study area as shown in Figure 2.1; and

• Signage is provided om free standing, non-moving signs that are consolidated to avoid multiple signs along the road frontage.

(refer to Figure 3.7 for indicative landscape design elements for industrial parks)

Open Space

• Incorporate natural and valued landscape elements into new open space areas that reflect the rural character of Gympie;

• Distribute open space throughout the subdivision so that it is accessible to workers of the business or industrial area, and other surrounding land uses;

• Incorporate natural elements into the open space network such as creeks or water bodies and areas of established vegetation. Provide linear open space links along creeks with appropriate pedestrian and bicycle access; and

• Design street networks so that buildings will front onto the open space on each side and provide smaller lots at the open space frontage in order to achieve greater activation.

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Regular Lot Layout

Variety of lot sizes ranging from 2000sqm to 20,000sqm

with a uniform shape to accommodate a range of industrial uses. Flexible

with ability to subdivide or consolidate lots.

Freight Accessibility

Excellent location for transport operators positioned at the crossroads of three national highways. Direct connection to the Brisbane Airport, Port,

north and south Gateway arterials and the TradeCoast

Precinct.

Figure 3.4: Industrial Examples – CitiSwitch (Source: Lat27)

Open Space

Regeneration of over 9ha of bushland to optimise natural site values. Establishment of

105 000 drought tolerant plants reflecting the regions natural

flora and fauna.

Stormwater Management

Development underpinned by WSUD principles and integrated

water cycle management stormwater flows, water quality and sustainable water use. Off

site stormwater treatment areas.

Legibility

Attractive and inviting entrance feature.

Worker Accessibility

Bus stop located at entrance to site. Connected to local bicycle and active transport networks.

Figure 3.5: Industrial Examples – Redlands Business Park (Source: Lat27)

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3.4 Infrastructure

Goal

Establish an industrial estate that is functional, efficient and promotes sustainable development practices.

LDA Response

Integrated Water Cycle Management

• Maximise opportunities for efficient use, reuse and recycling of water resources and ensure appropriate management of stormwater quality and quantity;

• Strategies to improve the management of water resources include:

– Infiltrate minor rainfall events as close to the source as possible i.e. install soakage systems in road reserves and verges;

– Treat stormwater flows prior to them entering the receiving environments via bioretention systems incorporated into road reserves and verges;

– Manage flooding and water logging appropriately;

– Minimise impervious areas by using pervious paving and direct stormwater from pervious areas to vegetated garden areas;

– Install rainwater tanks and collection systems to supply water for non-potable uses;

– Investigate the viability of using recycled water to assist in meeting the demand, particularly for toilet flushing, external uses and suitable industrial processes;

– Consider the proximity of available alternative sources (i.e. wastewater treatment plants), available infrastructure (i.e. third pipe networks) and availability of other sources (i.e. groundwater);

– Seek opportunities to provide recycled water from sources within the industrial development, through industrial networking. Co-locate industry types that are able to supply and use recycled water;

– Establish water efficient landscaping in public areas and promote the use of drought resistant, local vegetation; and

– Identify monitoring requirements for the assessment of water use (supply) and any impact of the industrial development on the water resources of the area (ground and surface water including any wetlands and drainage).

Energy

Industrial developments should investigate strategies to:

• Reduce the amount of energy used;

• Improve the efficiency of use;

• Increase the use of renewable sources.

• Strategies to improve the management and use of energy resources include:

– Retention of landform as far as practicable to minimise cut to fill needs and the transport and supply of fill;

– Ensure appropriate layout and orientation of blocks so that premises can maximise passive solar lighting, thermal conditions and cross ventilation;

– Investigate renewable sources of energy (consider a system of decentralised power generation such as co-generation) or provide infrastructure to facilitate connection of the development to a renewable power generation and distribution system;

– Investigate opportunities for energy recovery through industrial networking within the estate;

– Design a safe, equitable and feasible road layout with a clearly defined access hierarchy to facilitate the traffic flow of heavy goods delivery vehicles as well as commuter and visitor traffic; and

– Develop a traffic management strategy which addresses access to industrial developments including noise management and parking needs and encourages increased public transport use, walking and cycling to maximise the use of land and minimise emissions from transport sources.

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Waste

Investigate coordinated precinct-wide waste management strategies that:

• Ensure access to recycling facilities by incorporating a resource recovery facility or recycling facility within the development to reduce waste outputs; and

• Identify and categorise areas for the stockpiling or storage of wastes to achieve optimal exchange of products and by-products.

Communal Area

Investigate strategies for management of common areas that:

• Provide for effective maintenance;

• Ensure common areas are largely free of rubbish; and

• Establish responsibilities with regard to the management of communal areas.

Open Space & Public Realm

Recreation area for employees with gazebo and barbecue

facilities.

Freight Accessibility

Direct access along Stapylton-Jacobs Well Rd to the Pacific

Motorway.

Integrated Water Management

100% reduction in potable water use.

3 x 45000L underground tanks to capture road storm water

and roof water (potable).Rainwater tanks.

Gross pollutant traps.Semi-permeable paving.

Subsurface irrigation utilising rainwater.

Energy

Solar powered street lighting, water pumps and security

system / extensive insulation of sheds / energy efficient

lighting.

Site Responsive Design

Protection and enhancement of landform, natural

environments and hydrology. Existing dam and vegetation

retained.

Figure 3.6: Urban Design Demonstration – Mitchell Eco Industrial Estate (Source: Lat27)

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Figure 3.7: Landscape Design Elements for Industrial Parks

Image 2: Integration of natural waterways and stormwater corridors (Logis Eco Industrial Park, Vic)

Image 1: Landscaped building entry (Osborne Park, Vic)DRAFT

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Image 4: Appropriate buffers and interfaces to open spaces

Image 3: Facilities for workers’ lunches and social spaces

Image 5: Screen planting to car parking and service areas

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Local Development Area Structure Plan - Gympie Council€¦ · Deep Creek LDA, refer to the...

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Transcript of Local Development Area Structure Plan - Gympie Council€¦ · Deep Creek LDA, refer to the...