Version 2 - Current Planning Scheme

6.2.13 Medium impact industry

6.2.13.1 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.

6.2.13.2 Purpose

The purpose of the Medium impact industry zone code is to provide for medium impact industry uses. Development may include non–industrial and business uses only where they support industrial activities and do not compromise the long–term use of the land for industrial purposes. Development does not detract from the function and viability of the region's centres. Marine industry activities are supported north of Beckinsale and Drewe Street on land fronting the Auckland inlet. Development facilitates the safe, efficient and attractive use of land for medium impact industries which require medium to large size lots 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. The zone accommodates a wide range of industrial uses that are likely to have some potential for off–site impacts, including manufacturing, transport, storage, and other uses which require larger sites in locations separated from sensitive land uses.
2. Residential uses other than caretaker's accommodation are not located within close proximity to the industrial uses and activities in the zone.
3. Low impact industry and Warehouse uses may be appropriate where they are not detrimentally affected by or compromise the operations of medium impact industry uses.
4. Other non–industrial uses that are ancillary to, and directly support, the industrial area are facilitated.
5. 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.
6. 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.
7. Lot sizes provide for a range of large format industrial uses and discourage take up of land for smaller scale activities better suited to the Low impact industrial zone on smaller sites.
8. Uses and works for 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 non–industrial land.
9. 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.
10. Development is designed to incorporate sustainable practices including maximising energy efficiency and water conservation.
11. Development is safe and legible, and designed to establish safe and efficient movement systems.
12. The scale, character and built form of development contribute to a high standard of amenity and makes a positive contribution to the public domain, particularly along major roads.
13. Development responds to land constraints including but not limited to flooding.
14. Development has access to development infrastructure and essential services.
15. Adverse impacts on natural features and processes, both on–site and from adjoining areas, are minimised through location, design, operation and management of development.
16. Development avoids significant adverse effects on water quality and the natural environment.
17. Industrial uses are adequately separated from sensitive land uses to minimise the likelihood of environmental harm or environmental nuisance occurring.
The purpose of the zone will also be achieved through the following additional overall outcomes for particular precincts:
1. Red Rover Road precinct
  1. This precinct represents a large area of land suitable for medium impact industry uses
  2. Development occurs in accordance with an industrial structure plan that:
    1. establishes a mix of medium to large size lots (greater than 3,000m2) to facilitate medium impact industry land uses
    2. demonstrates appropriate infrastructure, services and transport connections can support industrial development
    3. establishes development footprints that respond to environmental constraints and hazards in the locality, and
    4. provides an appropriate interface to the Clinton Park residential area.

Note—Plans of development are to be in accordance with the Plan of development planning scheme policy.

6.2.13.3 Assessment benchmarks

Table 6.2.13.3.1—Accepted development subject to requirements and assessable development

Performance outcomes	Acceptable outcomes
Use – Caretaker's accommodation
PO1 Development for caretaker's accommodation: is subordinate to non–residential uses on the same site provides adequate private open space for residents.	AO1.1 No more than 1 caretaker's accommodation unit is established per non–residential land use.
AO1.2 Caretaker's accommodation is a maximum of 100m2 GFA.
AO1.3 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.
Use – Office
PO2 Offices are accommodated within the zone where they are ancillary to the primary use.	AO2 The area used for an Office use does not exceed 100m2 GFA.
Use – Sales office
PO3 The use does not adversely impact on the amenity of the surrounding land uses and local character.	AO3.1 Development of the sales office is in place for no more than two years.
AO3.2 There are a maximum of 2 employees on site at any one time.
Built form (if involving building work)
PO4 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.	AO4 Site cover including any outdoor storage area does not exceed 80% of the total site area.
PO5 Buildings, structures and industrial activities are setback from the road frontage to mitigate the impact of activities on the streetscape.	AO5 Buildings, structures and industrial activity areas are setback a minimum of: 5m for land on a sub–arterial or arterial road, and 3m for land on a road other than a sub–arterial or arterial road.
Site area (if involving building work)
PO6 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 separation of medium impact uses to adjoining non industrial land uses vehicle access, and landscaping.	AO6 Premises for the following uses has a minimum site area, frontage and buffers as follows: medium impact industry, renewable energy facility, major electricity infrastructure: 4,000m2 site area 40m road frontage (where not a major electricity infrastructure use) 5m wide buffer along all site boundaries that adjoin land not included in the medium impact industry or special industry zone transport depot: 4,000m2 site area 40m road frontage service station: 1,500m2 site area 40m road frontage low impact industry and other uses if not elsewhere identified: 4,000m2 site area 40m road frontage.
Building design (if involving building work)
PO7 Buildings include features that contribute to an attractive streetscape.	AO7.1 The unarticulated length of external walls along a road frontage does not exceed 15m.
AO7.2 Buildings are designed and constructed with varying façade treatments and high quality finishes such as brick, painted concrete or masonry.
PO8 Buildings do not incorporate glass or surfaces that are likely to reflect the sun that has the potential to cause nuisance, discomfort or hazard to any part of the city and adjoining urban areas.	AO8 Any reflective glass material, metallic shade structures or other surface has: a level of light reflectivity that does not exceed 20%, and a level of heat transmission of not less than 20%.
PO9 Building entrances are legible and safe.	AO9.1 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.
AO9.2 Each building or tenancy is provided with a highly visible street and unit number.
AO9.3 Premises are provided with external lighting sufficient to provide safe ingress and egress for site users.
AO9.4 Office space is sited and orientated towards the principal road frontage of a site.
Amenity
PO10 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.	AO10 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.
PO11 Landscaping is provided to mitigate the visual impact of development and screen unsightly components.	AO11 A minimum 2m width of landscaping is provided along the entire principal site frontage excluding driveway.
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. Note—To achieve compliance, development is planned, designed and managed to ensure emissions from activities to achieve the appropriate acoustic objectives (measured at the receptor dB(A)).
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 Outdoor lighting does not adversely affect the amenity of adjoining properties or create a traffic hazard on adjacent roads.	AO14.1 Light emanating from any source complies with Australian Standard AS4282 Control of the Obtrusive Effects of Outdoor Lighting.
AO14.2 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.
PO15 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.	AO15.1 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.
AO15.2 Provision is made for spills to be bunded and retained on site for removal and disposal by an approved means.
AO15.3 Roof water is piped away from areas of potential contamination.
For all assessable development
Land use
PO16 Development does not compromise the use of land for medium impact industry purposes.	No acceptable outcome is nominated.
PO17 Development is of a medium impact nature and includes: industrial activities whose impacts on the natural environment can be appropriately managed, or uses which require medium to large sites in locations that are separated from sensitive land uses, and are not more appropriately accommodated in other zones, or non–industrial uses which are small in scale and ancillary to or directly support the industrial functions of the area.	No acceptable outcome is nominated.
Design
PO18 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.
Effects of development
PO19 Development responds sensitively to on–site and surrounding topography, coastal foreshores, waterways, drainage patterns, utility services, access, vegetation and adjoining land uses, 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.
PO20 Development is located, designed and operated so that adverse environmental impacts and environmental harm on nearby land is minimised.	No acceptable outcome is nominated.
Use – Food and drink outlet
PO21 Development: occurs at a scale which provides for the day to day convenience needs of employees in the medium impact industry area, and does not impact on the viability of the region's centres.	AO21 GFA including all seating areas does not exceed 150m2.
PO22 Development provides a safe environment for staff and patrons through: adequate separation from the source of any emissions generated by surrounding uses, and design and construction features which mitigate noise and air quality impacts on food preparation and dining areas.	No acceptable outcome is nominated.
Use – Service station
PO23 Buildings and structures allow for the safe operation of the service station.	AO23 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.
PO24 Retail components are ancillary to the service station use.	AO24 The maximum area of retail GFA is 80m2.

Performance outcomes

Acceptable outcomes

Use – Caretaker's accommodation

PO1

Development for caretaker's accommodation:

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

AO1.1

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

AO1.2

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

AO1.3

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.

Use – Office

PO2

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

AO2

The area used for an Office use does not exceed 100m2 GFA.

Use – Sales office 

PO3

The use does not adversely impact on the amenity of the surrounding land uses and local character.

AO3.1

Development of the sales office is in place for no more than two years.

AO3.2

There are a maximum of 2 employees on site at any one time.

Built form (if involving building work)

PO4

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.

AO4

Site cover including any outdoor storage area does not exceed 80% of the total site area.

PO5

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

AO5

Buildings, structures and industrial activity areas are setback a minimum of:

5m for land on a sub–arterial or arterial road, and
3m for land on a road other than a sub–arterial or arterial road.

Site area (if involving building work) 

PO6

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
separation of medium impact uses to adjoining non industrial land uses
vehicle access, and
landscaping.

AO6

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

medium impact industry, renewable energy facility, major electricity infrastructure:
1. 4,000m2 site area
2. 40m road frontage (where not a major electricity infrastructure use)
3. 5m wide buffer along all site boundaries that adjoin land not included in the medium impact industry or special industry zone
transport depot:
1. 4,000m2 site area
2. 40m road frontage
service station:
1. 1,500m2 site area
2. 40m road frontage
low impact industry and other uses if not elsewhere identified:
1. 4,000m2 site area
2. 40m road frontage.

Building design (if involving building work)

PO7

Buildings include features that contribute to an attractive streetscape.

AO7.1

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

AO7.2

Buildings are designed and constructed with varying façade treatments and high quality finishes such as brick, painted concrete or masonry.

PO8

Buildings do not incorporate glass or surfaces that are likely to reflect the sun that has the potential to cause nuisance, discomfort or hazard to any part of the city and adjoining urban areas.

AO8

Any reflective glass material, metallic shade structures or other surface has:

a level of light reflectivity that does not exceed 20%, and
a level of heat transmission of not less than 20%.

PO9

Building entrances are legible and safe.

AO9.1

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.

AO9.2

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

AO9.3

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

AO9.4

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

Amenity

PO10

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.

AO10

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.

PO11

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

AO11

A minimum 2m width of landscaping is provided along the entire principal site frontage excluding driveway.

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.

Note—To achieve compliance, development is planned, designed and managed to ensure emissions from activities to achieve the appropriate acoustic objectives (measured at the receptor dB(A)).

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

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

AO14.1

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

AO14.2

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.

PO15

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.

AO15.1

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.

AO15.2

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

AO15.3

Roof water is piped away from areas of potential contamination.

For all assessable development

Land use

PO16

Development does not compromise the use of land for medium impact industry purposes.

No acceptable outcome is nominated.

PO17

Development is of a medium impact nature and includes:

industrial activities whose impacts on the natural environment can be appropriately managed, or
uses which require medium to large sites in locations that are separated from sensitive land uses, and are not more appropriately accommodated in other zones, or
non–industrial uses which are small in scale and ancillary to or directly support the industrial functions of the area.

No acceptable outcome is nominated.

Design

PO18

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.

Effects of development 

PO19

Development responds sensitively to on–site and surrounding topography, coastal foreshores, waterways, drainage patterns, utility services, access, vegetation and adjoining land uses, 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.

PO20

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

No acceptable outcome is nominated.

Use – Food and drink outlet 

PO21

Development:

occurs at a scale which provides for the day to day convenience needs of employees in the medium impact industry area, and
does not impact on the viability of the region's centres.

AO21

GFA including all seating areas does not exceed 150m2.

PO22

Development provides a safe environment for staff and patrons through:

adequate separation from the source of any emissions generated by surrounding uses, and
design and construction features which mitigate noise and air quality impacts on food preparation and dining areas.

No acceptable outcome is nominated.

Use – Service station

PO23

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

AO23

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.

PO24

Retail components are ancillary to the service station use.

AO24

The maximum area of retail GFA is 80m2.

6.2.13 Medium impact industry

6.2.13.1 Application

6.2.13.2 Purpose

6.2.13.3 Assessment benchmarks

Table 6.2.13.3.1—Accepted development subject to requirements and assessable development

Version 2 - Current Planning Scheme

Gladstone Regional Council

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Version 2 - Current Planning Scheme

6.2.13 Medium impact industry

6.2.13.1 Application

6.2.13.2 Purpose

6.2.13.3 Assessment benchmarks

Table 6.2.13.3.1—Accepted development subject to requirements and assessable development

Version 2 - Current 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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