iSPOT:#72996186 v13 - CITY PLAN - OUR CITY OUR PLAN – DRAFT FOR PUBLIC CONSULTATION ROUND 2 - SIGNIFICANTLY DIFFERENT CHANGES PART 6.2.1 LOW DENSITY RESIDENTIAL ZONE CODE Part 6.2.1, Page 1 of 12 6.2.1 Low density residential zone code Photograph 6.2.1-1 Example of a Low density residential zone located in Reedy Creek. Photograph by Remco Jansen. 6.2.1.1 Application This code applies to assessing all development in the Low density residential zone. When using this code, reference should be made to Section 5.3.2 and, where applicable, Section 5.3.3, in Part 5. Where development is identified in the Large lot precinct, Calypso Bay precinct or Sovereign Island precinct, additional outcomes will apply to development. Note: To the extent there is any inconsistency with the outcomes applying to the whole of the zone, the precinct outcomes will prevail. 6.2.1.2 Purpose (1) The purpose of the Low density residential zone code is to provide for Dwelling houses, supported by community uses and small-scale services and facilities that serve local residents’ daily needs. (2) The purpose of the code will be achieved through the following overall outcomes: Land use overall outcomes (a) Development in this zone provides for low intensity uses such as Dwelling houses, Community residences, Rooming accommodation (housing no more than four unrelated persons) and Home based businesses. (b) Dual occupancies and Multiple dwellings, occur in low concentrations where they achieve a dispersed or gentle-scattering effect. They are found on: (i) lots with dual frontage; or (ii) lots identified on the Residential density overlay map and have a designated residential density of RD1 or greater. (c) Residential care facilities and Retirement facilities are only located on lots within a 400m walking distance of high frequency public transport stops, mixed use centres or neighbourhood centres or district or regional level community facilities;
Transcript
iSPOT:#72996186 v13 - CITY PLAN - OUR CITY OUR PLAN – DRAFT FOR PUBLIC CONSULTATION ROUND 2 - SIGNIFICANTLY DIFFERENT CHANGES PART 6.2.1 LOW DENSITY RESIDENTIAL ZONE CODE Part 6.2.1, Page 1 of 12
6.2.1 Low density residential zone code
Photograph 6.2.1-1 Example of a Low density residential zone located in Reedy Creek. Photograph by Remco Jansen.
6.2.1.1 Application
This code applies to assessing all development in the Low density residential zone.
When using this code, reference should be made to Section 5.3.2 and, where applicable, Section 5.3.3, in Part 5.
Where development is identified in the Large lot precinct, Calypso Bay precinct or Sovereign Island precinct, additional outcomes will apply to development.
Note: To the extent there is any inconsistency with the outcomes applying to the whole of the zone, the precinct outcomes will prevail.
6.2.1.2 Purpose
(1) The purpose of the Low density residential zone code is to provide for Dwelling houses, supported by community uses and small-scale services and facilities that serve local residents’ daily needs.
(2) The purpose of the code will be achieved through the following overall outcomes:
Land use overall outcomes
(a) Development in this zone provides for low intensity uses such as Dwelling houses, Community residences, Rooming accommodation (housing no more than four unrelated persons) and Home based businesses.
(b) Dual occupancies and Multiple dwellings, occur in low concentrations where they achieve a dispersed or gentle-scattering effect. They are found on:
(i) lots with dual frontage; or
(ii) lots identified on the Residential density overlay map and have a designated residential density of RD1 or greater.
(c) Residential care facilities and Retirement facilities are only located on lots within a 400m walking distance of high frequency public transport stops, mixed use centres or neighbourhood centres or district or regional level community facilities;
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(d) Neighbourhood centres and stand-alone small scale non-residential development only occur where consistent with the Strategic framework.
(e) Party houses, Service stations, Short-term accommodation, Hotels, medium-to-large-scale Places of worship and Tourist attractions are incompatible uses that are not located in the zone.
Amenity overall outcomes
(f) Development achieves a level of amenity reasonably expected in a low density, permanent residential environment, having regard to:
(i) the qualities of the locality;
(ii) built form and scale;
(iii) noise, privacy, safety, glare, odour and light; and
(iv) traffic, parking, servicing and hours of operation.
Built form and character overall outcomes
(g) The built form and scale of development:
(i) has a building height and structure height that does not exceed that indicated on the Building height overlay map;
(ii) does not exceed a Partial third storey where indicated on the Building height overlay map;
(iii) Development positively contributes to its urban context, by:
(A) reinforcing the planned character;
(B) responding to the streetscape, neighbouring buildings (existing and approved) and site conditions; and
(C) responding appropriately to significant local features and views, including maintaining views or vistas to or from heritage places, landmarks, natural assets and significant public open spaces.
(iv)(iii) is responsive to site characteristics and maximises opportunities for landscaping, encourages outdoor living and provides adequate space for services and utilities;
(v)(iv) is setback from side and rear boundaries to protect the privacy and amenity of adjoining residences;
(vi)(v) is setback from road frontages to complement the streetscape character and provide space for off street parking; and
(vii)(vi)maintains a site cover that is consistent with the planned character and does not present an appearance of bulk and maximises opportunities for landscaping, encourages outdoor living and provides adequate space for services and utilities.
(h) Development contributes to a sense of openness, with buildings that present well to the street and are set amongst generous landscaping; and
(i) Streets are characterised by street trees and shared use and a network of interconnecting thoroughfares for pedestrians, cyclists and slow-moving vehicles.
Note: The designated height on the Building height overlay map may not be achievable when taking into consideration outcomes, such as, but not limited to aviation restrictions, setbacks and site cover.
Lot design overall outcomes
(j) Development:
(i) provides practical shaped sites for intended development; and
(ii) provides space for on-street parking and street trees; and
(iii) supports:
(A) traditional suburban residential living that is compatible with the intended character; or
Comment [OCOP1]: Submissions
iSPOT:#72996186 v13 - CITY PLAN - OUR CITY OUR PLAN – DRAFT FOR PUBLIC CONSULTATION ROUND 2 - SIGNIFICANTLY DIFFERENT CHANGES PART 6.2.1 LOW DENSITY RESIDENTIAL ZONE CODE Part 6.2.1, Page 3 of 12
(B) an opportunity for lots less than 600m², but no less than 400m², where located on the following:
lots with dual frontage; or
lots identified on the Minimum lot size overlay map; or
(C) an existing Dual occupancy or Multiple dwelling.
(k) Variations in the zone are –
(i) Large lot precinct;
(ii) Calypso Bay precinct; and
(iii) Sovereign Island precinct
Large lot precinct
(3) The purpose of the Large lot precinct will be achieved through the following additional overall outcomes:
(a) Identify and protect larger lots that have particular constraints or local character and amenity values.
(b) Land uses only consist of Dwelling houses.
(c) Subdivision of land is not envisaged.
Calypso Bay precinct
(4) The purpose of the Calypso Bay precinct will be achieved through the following additional overall outcomes:
(a) The cumulative residential density does not exceed 1852 dwellings within this precinct and the Calypso Bay precinct in the Medium density residential zone.
(b) Development does not compromise planned infrastructure delivery to other land within the catchment.
(c) Development does not compromise the achievement of other parts of the precinct being developed in accordance with the zone.
Sovereign Island precinct
(5) The purpose of the Sovereign Island precinct will be achieved through the following additional overall outcome:
(a) Land uses consist of Dwelling houses or Home based business.
6.2.1.3 Specific benchmarks for assessment
Part A applies to accepted development subject to requirements.
Part B applies to assessable development.
PART A – ACCEPTED DEVELOPMENT SUBJECT TO REQUIREMENTS
Table 6.2.1-1: Low density residential zone code – for accepted development subject to requirements
Required outcomes
Setbacks RO1
Setbacks are as follows:
Setback Minimum distances measured in metres (m)
Front 6m
Side and rear
Height Setback
up to 4.5m 1.5m
between 4.5m – 7.5m 2m
exceeding 7.5m an extra 0.5m is added for every
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Required outcomes 3m in height or part thereof over 7.5m
Between on-site habitable buildings (where not attached)
Double the applicable side setback.
OR
Setbacks for Dwelling houses on small lots:
Setbacks Minimum distances measured in metres (m)
Front 4.5m to wall and balcony
Secondary frontage of corner lot 4m (not including projections up to 2m)
Covered car parking (not applicable to the rear lane access)
1m behind front wall or balcony; and
6m from the frontage where vehicles access the lot.
Side and rear (not applicable to the secondary frontage of corner lots)
Height Setback
up to 4.5m 1m to wall and balcony
0.5m to outermost projection
0m to class 10 buildings and/or non-habitable room where:
(a) located along either a southern or western boundary;
(b) a maximum length of 12m where no single part exceeds 6m in length
(c) at least 1m separation from a habitable window of a neighbouring dwelling.
for the part between 4.5m - 7.5m
1.5m to wall and balcony
1m to outermost projection
for that part exceeding 7.5m 2m to wall and balcony
1.5m to outermost projection
Rear lane 0.5m minimum
1m maximum for covered car parking
OR
For development on rear lots the setback is 3m from all boundaries.
Site cover RO2
Site cover does not exceed 50%.
Height RO3
Building height and structure height does not exceed that shown on the Building height overlay map.
RO4
Freestanding garages and carports do not exceed a height of 3.5m.
Density RO5
Residential density is limited to a dwelling house.
OR
Residential density does not exceed that identified on the Residential density overlay map.
OR
Where not identified on the Residential density overlay map, density does not exceed one dwelling per 400m2.
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Required outcomes
RO6
Large lot precinct
One dwelling house per lot.
Advisory note
Accepted development identified in the assessment tables as subject to requirements must comply with all the nominated requirements in this and other applicable codes.
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PART B – ASSESSABLE DEVELOPMENT BENCHMARKS
Table 6.2.1-2: Low density residential zone code – for assessable development
Performance outcomes Acceptable outcomes
Setbacks
PO1
Setbacks:
(a) assist in the protection of adjacent amenity;
(b) allow for access around the building;
(c) contribute to streetscape character; and
(d) allow for off-street car parking.
Note: The preparation of a site context and urban design report in accordance with SC6.12 City Plan policy – Site context and urban design is the Council’s preferred method to demonstrate compliance with this performance outcome.
AO1
Setbacks are as follows:
Setback Minimum distances measured in metres (m)
Front 6m
Side and rear
Height Setback
up to 4.5m 1.5m
between 4.5m – 7.5m
2m
exceeding 7.5m an extra 0.5m is added for every 3m in height or part thereof over 7.5m
Between on site habitable buildings (where not attached)
Double the applicable side setback.
OR
For development on rear lots the setback is 3m from all boundaries.
OR
Setbacks for Dwelling houses on small lots:
Setback Minimum distances measured in metres (m)
Front 4.5m to wall and balcony
Secondary frontage of corner lot
4m (not including projections up to 2m)
Covered car parking (not applicable to the rear lane access)
1m behind front wall or balcony; and
6m from the frontage where vehicles access the lot.
Side and rear (not applicable to the secondary frontage of corner lots)
Height Setback
up to 4.5m 1m to wall and balcony
0.5m to outermost projection
0m to class 10 building and/or non-habitable room where:
(a) located along either a southern or western boundary;
(b) a maximum length of 12m where no single part exceeds 6m in
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Performance outcomes Acceptable outcomes length; and
(c) at least 1m separation from a habitable window of a neighbouring dwelling.
for that part between 4.5m – 7.5m
1.5m to wall and balcony
1m to outermost projection
for that part exceeding 7.5m
2m to wall and balcony
1.5m to outermost projection
Rear lane 0.5m minimum
1m maximum for covered car parking
Figure 6.2.1-1
Illustration showing buildings up to 9m in height contained within building amenity envelope
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Performance outcomes Acceptable outcomes
Figure 6.2.1-2
Illustration showing Low density residential zone setbacks for Dwelling houses on small lots
Figure 6.2.1-3
Illustration showing Low density residential zone rear lane setbacks for Dwelling houses on small lots
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Performance outcomes Acceptable outcomes
Figure 6.2.1-4 Illustration showing Low density residential zone setback outcomes for dwelling houses on rear lots
Site cover
PO2
Site cover:
(a) is balanced between built form and green areas for landscaped private open space; and
(b) contributes towards neighbourhood character.
Note: The preparation of a site context and urban design report in accordance with SC6.12 City Plan policy – Site context and urban design is the Council’s preferred method to demonstrate compliance with this performance outcome.
AO2
Site cover does not exceed 50%.
Height
PO3
Building height and structure height does not exceed that shown on the Building height overlay map.
OR
Building height does not exceed a Partial third storey where indicated on the Building height overlay map as having a building height of 9 metres.
AO3
No acceptable outcome provided.
PO4
Free standing garages and carports do not exceed a height of 3.5m.
AO4
No acceptable outcome provided.
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Performance outcomes Acceptable outcomes
Figure 6.2.1-5 Illustration showing Low density residential zone setbacks and height outcomes
Density
PO5
Development positively contributes to its urban context by:
(a) reinforcing the planned character;
(b) responding to the streetscape, neighbouring buildings (existing and approved) and site conditions; and
(c) responding appropriately to significant local features and views, including maintaining views or vistas to or from heritage places, landmarks, natural assets and significant public open spaces.
Note: The preparation of a Site context and urban design report in accordance with SC6.12 City Plan Policy – Site context and urban design is the Council’s preferred method of addressing this performance outcome.
Note: The requirements of this performance outcome are in addition to the requirements of any other performance outcomes or acceptable outcomes in this code. For example, even if a development complies with the setback requirements of performance outcome PO1, or acceptable outcome AO1, additional setbacks may be required to comply with this performance outcome.
AO5
No acceptable outcome provided.
PO6PO5
Development is low density to complement the existing residential development of the neighbourhood and protects its Dwelling house character.
AO6AO5
Residential density is limited to a dwelling house.
OR
Residential density does not exceed that identified on the Residential density overlay map.
OR
Where not identified on the Residential density overlay map, density does not exceed one dwelling per 400m2.
OR
For Residential care facilities and Retirement facilities, no acceptable outcome provided.
PO7PO6
Large lot precinct
Residential density is limited to a dwelling house
AO7AO6
Large lot precinct
No acceptable outcome provided.
Comment [OCOP2]: Submissions
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Performance outcomes Acceptable outcomes
PO8PO7
Calypso Bay precinct
The cumulative density (as a consequence of any material change of use or reconfiguring of a lot application) of this precinct and the Calypso Bay precinct in the Medium density residential zone does not exceed 1852 dwellings.
Development proposals do not compromise the achievement of other parts of the precinct being developed in accordance with the zone. Note: A reconciliation table is to be provided to Council
identifying the proposed and total dwellings in this precinct and the Calypso Bay precinct in the Medium density residential zone.
Sufficient density reserves should be demonstrated to show that balance land can be developed consistent with the zone and precinct intent.
AO8AO7
Calypso Bay precinct
No acceptable outcome provided.
Lot design (for subdivision only)
PO9PO8
Minimum lot size (exclusive of access strip or access easement for rear lots) is:
(a) 600m2 ; or
(b) 400m2 where:
(i) a lot with dual frontage; or
(ii) identified on the Minimum lot size overlay map; or
(c) appropriate to support existing Dual occupancies and Multiple dwellings.
AO9AO8
No acceptable outcome provided.
PO10PO9
Lots are of a configuration that:
(a) supports low density;
(b) create practical shaped sites for intended development; and
(c) provide generous space for on-street parking and street trees.
Note: this provision does not apply to land that is to be dedicated to Council or State for open space or infrastructure purpose.
AO10AO9
Minimum road frontage is 17m.
OR
Minimum road frontage is 4.5m for a rear lot.
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Performance outcomes Acceptable outcomes
PO11PO10
Large lot precinct
New lots are not created. Note: this provision does not apply to land that is to be
dedicated to Council or State for open space or infrastructure purpose.
AO11AO10
Large lot precinct
No acceptable outcome provided.
PO12PO11
Calypso Bay precinct
The cumulative density (as a consequence of any material change of use or reconfiguring of a lot application) of the precinct and the Calypso Bay precinct in the Medium density residential zone does not exceed 1852 dwellings.
Development proposals do not compromise the achievement of other parts of the precinct being developed in accordance with the zone. Note: A reconciliation table is to be provided to Council
identifying the proposed and total dwellings in this precinct and the Calypso Bay precinct in the Medium density residential zone.
Sufficient density reserves should be demonstrated to show that balance land can be developed consistent with the zone and precinct intent.
AO12AO11
Calypso Bay precinct
No acceptable outcome provided.
Land uses
PO13PO12
Non-residential uses (other than community uses and neighbourhood centres) are small scale and stand-alone.
AO13AO12
A non-residential use (such as a health care service or an emergency service) includes a single tenancy and does not adjoin another existing or approved non-residential use.
PO14PO13
Sovereign Island precinct
Land uses consist of Dwelling houses or Home based business.
