Version 1 - Superseded Planning Scheme

6.2.14 Special industry

6.2.14.1 Application

This code applies to development where the code is identified as applicable in a table of assessment. When using this code, reference should be made to section 5.3.2 and where applicable, section 5.3.3 located in Part 5.

6.2.14.2 Purpose

The purpose of the Special Industry zone code is to provide for high impact and specialised industry uses including those that are noxious and hazardous. These industrial activities are of a scale or nature which is of significance to the state and regional economy. Development may include non–industrial and business uses that support the industrial activities where they do not compromise the long–term use of the land for industrial purposes. Development does not detract from the function and viability of centres. Activities considered generally appropriate in this zone are defined as special industry and high impact industry in the schedule of definitions. Development facilitates the safe, efficient and attractive use of land for high impact and specialised industries which require large size lots, buffers and separation distances to adjoining land uses and other zones for their intended operation. Land use activities must ensure they minimise impacts on surrounding land having regard to noise, vibration, odour, dust, light or other emissions. Adverse impacts on the health, safety or amenity of sensitive land uses are minimised.
The purpose of the zone will be achieved through the following overall outcomes:
1. A range of high impact, noxious and hazardous industrial uses that require large development sites with appropriate separation from other land use activities will be facilitated.
2. Residential and sensitive land uses other than caretaker's accommodation are not located within close proximity to the industrial uses and activities in the zone.
3. Non–industrial uses such as office uses that directly support the industrial area are facilitated.
4. The zone does not accommodate uses which are primarily oriented to retail sales and which are more appropriately located in centres, such as shops, shopping centres, showrooms or retail based hardware supplies.
5. The intrusion of incompatible uses, or uses which may be more appropriately accommodated in other zones, is avoided to protect the availability of land for industrial purposes and the viability and efficient operation of existing and future industry uses.
6. Lot sizes provide for a range of large format industrial uses and discourage take up of land for smaller scale activities better suited to other industrial zones.
7. Uses and works for special industrial purposes are located, designed and managed to maintain safety to people, avoid significant adverse effects on the natural environment and minimise impacts on adjacent nonindustrial land having regard to the inherent risks associated with these types of industries.
8. Development maximises the use of existing transport infrastructure and has access to the appropriate level of transport infrastructure (railways and motorways) and facilities such as airports and seaports.
9. Development is designed to incorporate sustainable practices including maximising energy efficiency and water conservation.
10. Development has access to development infrastructure and essential services.
11. Adverse impacts on natural features and processes, both on–site and from adjoining areas, are minimised through location, design, operation and management of development.
12. Development responds to land constraints, including but not limited to topography, bushfire and flooding.
13. Development avoids significant adverse effects on water quality and the natural environment.
14. Industrial uses are adequately separated from sensitive land uses to minimise the likelihood of environmental harm or environmental nuisance occurring.

6.2.14.3 Assessment criteria

Table 6.2.14.3.1—For all assessable development

Performance outcomes	Acceptable outcomes
Built form
PO1 Buildings and outdoor storage areas: are appropriate to the scale, bulk and character of other buildings and activities in the surrounding industrial area or intended in the zone, and do not result in a significant loss of visual amenity.	No acceptable outcome is nominated.
PO2 Buildings, structures and high impact industry and specialised industrial activities are setback from the road frontage to mitigate the impact of activities on the streetscape.	AO2 Buildings, structures and industrial activity areas are setback: 10m for land on a sub–arterial or arterial road, and 6m for land on a road other than a sub–arterial or arterial road.
Site area (if involving building work)
PO3 Development has sufficient area, frontage and buffers to accommodate the following: the building or buildings and associated storage areas (e.g. stockpiles) associated car parking areas located in a safe and accessible area on site movement of delivery and service vehicles vehicle access separation of high impact and specialised industry uses to adjoining non industrial land uses, and landscaping.	AO3 Premises for the following uses has a minimum site area, frontage and buffers as follows: high Impact industry and Special industry: 1 hectare site area 60m road frontage 20m wide buffer along all site boundaries that adjoin uses other than special industry uses. renewable energy facility, major electricity infrastructure 4,000m2 site area 40m road frontage(where not a major electricity infrastructure use) 10m wide buffer along all site boundaries that adjoin land not included in the medium impact industry, high impact industry or special industry zone Other uses not elsewhere identified 4,000m2 site area 40m road frontage Service station 1,500m2 site area 40m road frontage.
Land use
PO4 Development: does not compromise the use of land for high impact and specialised industry purposes accommodates industrial uses with potential for high, noxious or hazardous impacts requires larger sites in locations that are well separated from sensitive land uses, and does not accommodate uses that attract members of the public who are not employed in the zone.	No acceptable outcome is nominated.
Building design
PO5 Buildings include features that contribute to an attractive streetscape.	A5.1 The unarticulated length of external walls along a road frontage does not exceed 15m.
AO5.2 Buildings: are designed and constructed with varying façade treatments and high quality finishes such as brick, painted concrete or masonry, and do not incorporate highly reflective materials.
PO6 Building entrances are legible and safe.	AO6.1 The main entry to the premises is: easily identifiable and directly accessible from the street with a clearly defined entrance point, and separate to vehicle access points.
AO6.2 Each building or tenancy is provided with a highly visible street and unit number.
AO6.3 Premises are provided with external lighting sufficient to provide safe ingress and egress for site users.
AO6.4 Office space is sited and orientated towards the principal road frontage of a site.
PO7 Development is designed to facilitate the safety and security of people and property having regard to: maximising casual surveillance and sight lines exterior building design that promotes safety adequate lighting appropriate signage and wayfinding minimisation of personal concealment and entrapment locations, and building entrances, parking, loading and storage areas that are well lit and have clearly defined access points. Note—Applicants should have regard to Crime Prevention through Environmental Design Guidelines for Queensland.	No acceptable outcome is nominated.
Amenity
PO8 Utility elements (including refuse areas, outdoor storage, plant and equipment, loading and unloading areas) are screened from view from the street and adjoining any land in another zone.	AO8 Utility elements are: located within or behind the building, or screened by a 1.8m high solid wall or fence, or behind landscaping having the same screening effect as a 1.8m screen fence. Note—Screening can be provided by any combination of the above treatments to meet the acceptable outcome.
PO9 Landscaping is provided to mitigate the visual impact of development and screen unsightly components. Note—Refer also to the Landscaping code.	AO9 Landscaping is provided along the entire principal site frontage, excluding driveway, with a minimum width of: 4m along an arterial road, and 2m along any other road.
PO10 Outdoor lighting does not adversely affect the amenity of adjoining properties or create a traffic hazard on adjacent roads.	AO10.1 Light emanating from any source complies with Australian Standard AS4282 Control of the Obtrusive Effects of Outdoor Lighting.
AO10.2 Outdoor lighting is provided in accordance with Australian Standard AS 1158.1.1 – Road Lighting – Vehicular Traffic Category V) Lighting – Performance and Installation Design Requirements.
Effects of development
PO11 Development responds sensitively to on–site and surrounding topography, coastal foreshores, waterways, drainage patterns, utility services, access, vegetation and adjoining land use, such that: any hazards to people or property are avoided any earthworks are minimised the retention of natural drainage line is maximised the retention of existing vegetation is maximised damage or disruption to sewerage, stormwater and water infrastructure is avoided, and there is adequate buffering, screening or separation to adjoining development.	No acceptable outcome is nominated.
PO12 Development minimises potential conflicts with, or impacts on, other uses having regard to vibration, odour, dust or other emissions.	AO12.1 Development achieves the air quality design objectives set out in the Environmental Protection (Air) Policy 2008, as amended.
AO12.2 Development that involves the storage of materials on site that are capable of generating air contaminants either by wind or when disturbed are managed by: being wholly enclosed in storage bins, or a watering program so material cannot become airborne.
PO13 Development prevents or minimises the generation of any noise so that: nuisance is not caused to adjoining premises or other nearby sensitive land uses, and desired ambient noise levels in residential areas are not exceeded.	AO13 Development achieves the noise generation levels set out in the Environmental Protection (Noise) Policy 2008, as amended.
PO14 Development provides for the collection, treatment and disposal of liquid wastes or sources of contamination such that off–site releases of contaminants do not occur.	AO14.1 Areas where potentially contaminating substances are stored or used, are: roofed and sealed with concrete, asphalt or similar impervious substance and bunded; and located in an area free of flooding by a Defined flood event, and free from medium or high storm tide inundation.
AO14.2 Provision is made for spills to be bunded and retained on site for removal and disposal by an approved means.
AO14.3 Roof water is piped away from areas of potential contamination.
PO15 Development is located, designed and operated so that adverse environmental impacts and environmental harm on nearby land is minimised. Note—Applicants may be required to engage specialists to provide detailed investigations into the above matters in order to demonstrate compliance with this performance criterion.	No acceptable outcome is nominated.
Use – Caretaker's accommodation
PO16 Development for caretaker's accommodation: is subordinate to non–residential uses on the same site provides adequate private open space for residents.	AO16.1 No more than 1 caretaker's accommodation unit is established per non–residential land use.
AO16.2 Caretaker's accommodation is a maximum of 100m2 GFA.
AO16.3 Caretaker's accommodation is provided with a private open space area which: is directly accessible from a habitable room, and where a balcony, a verandah or a deck, has a minimum area of 15m2 with a minimum horizontal dimension of 1.25m.
AO17 Development for caretaker's accommodation provides a safe living environment for residents through: adequate separation from the source of any emissions generated by the primary use of the site, and design and construction features which mitigate noise, lighting and air quality impacts on habitable rooms.	No acceptable outcome is nominated.
Use – Office
PO18 Offices are accommodated within the zone where they are ancillary to the primary use.	AO18 The area used for an Office use does not exceed 250m2 GFA.
Use – Service station
PO19 Buildings and structures allow for the safe operation of the service station.	AO19 All buildings and structures, including equipment associated with the service station operation are setback as follows: 10m from the front boundary 2m from the side and rear boundaries.
PO20 Retail components are ancillary to the service station use.	AO20 The maximum area of retail GFA is 80m2.

Performance outcomes

Acceptable outcomes

Built form 

PO1

Buildings and outdoor storage areas:

are appropriate to the scale, bulk and character of other buildings and activities in the surrounding industrial area or intended in the zone, and
do not result in a significant loss of visual amenity.

No acceptable outcome is nominated.

PO2

Buildings, structures and high impact industry and specialised industrial activities are setback from the road frontage to mitigate the impact of activities on the streetscape.

AO2

Buildings, structures and industrial activity areas are setback:

10m for land on a sub–arterial or arterial road, and
6m for land on a road other than a sub–arterial or arterial road.

Site area (if involving building work) 

PO3

Development has sufficient area, frontage and buffers to accommodate the following:

the building or buildings and associated storage areas (e.g. stockpiles)
associated car parking areas located in a safe and accessible area
on site movement of delivery and service vehicles
vehicle access
separation of high impact and specialised industry uses to adjoining non industrial land uses, and
landscaping.

AO3

Premises for the following uses has a minimum site area, frontage and buffers as follows:

high Impact industry and Special industry:
1. 1 hectare site area
2. 60m road frontage
3. 20m wide buffer along all site boundaries that adjoin uses other than special industry uses.
renewable energy facility, major electricity infrastructure
1. 4,000m2 site area
2. 40m road frontage(where not a major electricity infrastructure use)
3. 10m wide buffer along all site boundaries that adjoin land not included in the medium impact industry, high impact industry or special industry zone
Other uses not elsewhere identified
1. 4,000m2 site area
2. 40m road frontage
Service station
1. 1,500m2 site area
2. 40m road frontage.

Land use

PO4

Development:

does not compromise the use of land for high impact and specialised industry purposes
accommodates industrial uses with potential for high, noxious or hazardous impacts
requires larger sites in locations that are well separated from sensitive land uses, and
does not accommodate uses that attract members of the public who are not employed in the zone.

No acceptable outcome is nominated.

Building design

PO5

Buildings include features that contribute to an attractive streetscape.

A5.1

The unarticulated length of external walls along a road frontage does not exceed 15m.

AO5.2

Buildings:

are designed and constructed with varying façade treatments and high quality finishes such as brick, painted concrete or masonry, and
do not incorporate highly reflective materials.

PO6

Building entrances are legible and safe.

AO6.1

The main entry to the premises is:

easily identifiable and directly accessible from the street with a clearly defined entrance point, and
separate to vehicle access points.

AO6.2

Each building or tenancy is provided with a highly visible street and unit number.

AO6.3

Premises are provided with external lighting sufficient to provide safe ingress and egress for site users.

AO6.4

Office space is sited and orientated towards the principal road frontage of a site.

PO7

Development is designed to facilitate the safety and security of people and property having regard to:

maximising casual surveillance and sight lines
exterior building design that promotes safety
adequate lighting
appropriate signage and wayfinding
minimisation of personal concealment and entrapment locations, and
building entrances, parking, loading and storage areas that are well lit and have clearly defined access points.

Note—Applicants should have regard to Crime Prevention through Environmental Design Guidelines for Queensland.

No acceptable outcome is nominated.

Amenity 

PO8

Utility elements (including refuse areas, outdoor storage, plant and equipment, loading and unloading areas) are screened from view from the street and adjoining any land in another zone.

AO8

Utility elements are:

located within or behind the building, or
screened by a 1.8m high solid wall or fence, or
behind landscaping having the same screening effect as a 1.8m screen fence.

Note—Screening can be provided by any combination of the above treatments to meet the acceptable outcome.

PO9

Landscaping is provided to mitigate the visual impact of development and screen unsightly components.

Note—Refer also to the Landscaping code.

AO9

Landscaping is provided along the entire principal site frontage, excluding driveway, with a minimum width of:

4m along an arterial road, and
2m along any other road.

PO10

Outdoor lighting does not adversely affect the amenity of adjoining properties or create a traffic hazard on adjacent roads.

AO10.1

Light emanating from any source complies with Australian Standard AS4282 Control of the Obtrusive Effects of Outdoor Lighting.

AO10.2

Outdoor lighting is provided in accordance with Australian Standard AS 1158.1.1 – Road Lighting – Vehicular Traffic Category V) Lighting – Performance and Installation Design Requirements.

Effects of development 

PO11

Development responds sensitively to on–site and surrounding topography, coastal foreshores, waterways, drainage patterns, utility services, access, vegetation and adjoining land use, such that:

any hazards to people or property are avoided
any earthworks are minimised
the retention of natural drainage line is maximised
the retention of existing vegetation is maximised
damage or disruption to sewerage, stormwater and water infrastructure is avoided, and
there is adequate buffering, screening or separation to adjoining development.

No acceptable outcome is nominated.

PO12

Development minimises potential conflicts with, or impacts on, other uses having regard to vibration, odour, dust or other emissions.

AO12.1

Development achieves the air quality design objectives set out in the Environmental Protection (Air) Policy 2008, as amended.

AO12.2

Development that involves the storage of materials on site that are capable of generating air contaminants either by wind or when disturbed are managed by:

being wholly enclosed in storage bins, or
a watering program so material cannot become airborne.

PO13

Development prevents or minimises the generation of any noise so that:

nuisance is not caused to adjoining premises or other nearby sensitive land uses, and
desired ambient noise levels in residential areas are not exceeded.

AO13

Development achieves the noise generation levels set out in the Environmental Protection (Noise) Policy 2008, as amended.

PO14

Development provides for the collection, treatment and disposal of liquid wastes or sources of contamination such that off–site releases of contaminants do not occur.

AO14.1

Areas where potentially contaminating substances are stored or used, are:

roofed and sealed with concrete, asphalt or similar impervious substance and bunded; and
located in an area free of flooding by a Defined flood event, and free from medium or high storm tide inundation.

AO14.2

Provision is made for spills to be bunded and retained on site for removal and disposal by an approved means.

AO14.3

Roof water is piped away from areas of potential contamination.

PO15

Development is located, designed and operated so that adverse environmental impacts and environmental harm on nearby land is minimised.

Note—Applicants may be required to engage specialists to provide detailed investigations into the above matters in order to demonstrate compliance with this performance criterion.

No acceptable outcome is nominated.

Use – Caretaker's accommodation 

PO16

Development for caretaker's accommodation:

is subordinate to non–residential uses on the same site
provides adequate private open space for residents.

AO16.1

No more than 1 caretaker's accommodation unit is established per non–residential land use.

AO16.2

Caretaker's accommodation is a maximum of 100m2 GFA.

AO16.3

Caretaker's accommodation is provided with a private open space area which:

is directly accessible from a habitable room, and
where a balcony, a verandah or a deck, has a minimum area of 15m2 with a minimum horizontal dimension of 1.25m.

AO17

Development for caretaker's accommodation provides a safe living environment for residents through:

adequate separation from the source of any emissions generated by the primary use of the site, and
design and construction features which mitigate noise, lighting and air quality impacts on habitable rooms.

No acceptable outcome is nominated.

Use – Office 

PO18

Offices are accommodated within the zone where they are ancillary to the primary use.

AO18

The area used for an Office use does not exceed 250m2 GFA.

Use – Service station 

PO19

Buildings and structures allow for the safe operation of the service station.

AO19

All buildings and structures, including equipment associated with the service station operation are setback as follows:

10m from the front boundary
2m from the side and rear boundaries.

PO20

Retail components are ancillary to the service station use.

AO20

The maximum area of retail GFA is 80m2.

6.2.14 Special industry

6.2.14.1 Application

6.2.14.2 Purpose

6.2.14.3 Assessment criteria

Table 6.2.14.3.1—For all assessable development

Version 1 - Superseded Planning Scheme

Gladstone Regional Council

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Version 1 - Superseded Planning Scheme

6.2.14 Special industry

6.2.14.1 Application

6.2.14.2 Purpose

6.2.14.3 Assessment criteria

Table 6.2.14.3.1—For all assessable development

Version 1 - Superseded Planning Scheme

Gladstone Regional Council

Connect. Innovate. Diversify.

Get in Touch

Phone

Opening Hours

Social media

Postal Address

Council Offices

Rural Transaction Centres

Footer Image Links

Footer Acknowledgement

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