Version 2 - Current Planning Scheme

6.2.5 Centre

6.2.5.1 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.

6.2.5.2 Purpose

The purpose of the Centre zone code is to provide for a mix of uses and activities in a highly accessible locality that functions as a true town centre, community hub and meeting place. These uses include, but are not limited to, business, retail, professional, administrative, community, entertainment, cultural and residential and associated activities. These centres are found in a variety of configurations based on their location, surrounding uses and in terms of meeting community needs. Locations focus on major retail and shopping destinations at Kin Kora, Gladstone Central, Kirkwood Road, Calliope, Boyne Island, Tannum Sands and Agnes Water. Development in this zone:
1. Provides for accessible, convenient and attractive retail, commercial, administrative and community activities that compliments but does not compete with the Gladstone CBDs role as the provider of high order uses, particularly those relating to business, entertainment and cultural activities or Specialised centres.
2. Manages the interface between centre activities and adjoining residential areas.
3. Promotes high quality centre design that maximises access by active and public transport and activates streets and public spaces.
The purpose of the zone will be achieved through the following overall outcomes:
1. Promotion of a mix of commercial, business, professional and retail activities.
2. Shopping facilities in the form of showrooms are not established in centre zones.
3. Development is generally established in accessible, well–connected locations with access to public transport, cycling and pedestrian networks.
4. Service industries may be appropriate in the zone.
5. Development is designed to maximise energy efficiency, water conservation and public/active transport use.
6. Development provides a high level of amenity and is reflective of the surrounding character of the area.
7. Development promotes public transport use, walking and cycling.
8. Development is supported by appropriate infrastructure and essential services.
9. Development responds to land constraints including topography and flooding.

6.2.5.3 Assessment benchmarks

Table 6.2.5.3.1—Accepted development subject to requirements and assessable development

Performance outcomes	Acceptable outcomes
Uses – Bar, Club, Food and drink outlet
PO1 Hours of operation are limited to minimise nuisance to any surrounding residential uses.	AO1 Hours of operation are limited to between 6am and 10pm.
Use – Caretaker's accommodation
PO2 Development: is ancillary to the primary use provides adequate private open space for the caretaker does not compromise ground level business activities being established.	AO2.1 No more than 1 caretaker's accommodation unit is established on the site.
AO2.2 Caretaker's accommodation is a maximum of 100m2 GFA.
AO2.3 Caretaker's accommodation is located above the ground floor level, or to the rear of ground level business activities.
AO2.4 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 minimum horizontal dimension of 1.25m.
Use – Dwelling unit
PO3 Development does not compromise ground level business activities being established.	AO3 Dwelling units are located either above or to the rear of ground level business activities.
PO4 Development must provide sufficient and accessible open space for residents needs	AO4 Development provides a minimum of 16m2 private open space for each dwelling unit with a minimum dimension of 3m in any direction.
Use – Sales office
PO5 The use does not adversely impact on the amenity of the surrounding land uses and local character.	AO5.1 Development of the sales office is in place for no more than 2 years.
AO5.2 There are a maximum of 2 employees on site at any one time
For all assessable development
Land use, scale and tenancy mix
PO6 Development: provides for a range of retail, commercial, community, entertainment and recreation activities is of a size and scale that meets the needs of the local community, and does not impact on the viability of other centres in the region.	AO6 Gross floor area of the following uses does not exceed: 250m2 for Agricultural supplies store, Garden centre and Hardware and trade supplies, or No acceptable outcome is nominated for other uses.
PO7 Development provides a diverse mix of building types and tenancy sizes to support a range of business and community uses and enterprise opportunities.	No acceptable outcome is nominated.
Built Form
PO8 Building Height: is consistent with the intended character of the centre, and does not result in a significant loss of visual amenity.	AO8 Building height does not exceed that shown on the Building height and frontages overlay map.
Centre design
PO9 Development: is proportionate to the size and street frontage of the site maintains and enhances the existing streetscape protects adjacent amenity maintains appropriate levels of light and solar penetration, air circulation, and privacy for adjoining properties provides for public space and landscape areas, and reduces building bulk.	No acceptable outcome is nominated.
PO10 Buildings are designed to: overlook the external street network by having buildings built up to or close to street alignments and providing active building frontages to public streets and spaces respect and complement the existing character of the area maintain an appropriate human scale minimise the use of highly reflective materials, and respond to climatic conditions.	No acceptable outcome is nominated.
PO11 Design elements contribute to an interesting and attractive streetscape and building through: variations in materials and building form to enable articulation of facades and differentiation between buildings modulation in the façade, horizontally or vertically articulation of building entrances and openings corner treatments to address all street frontages, and elements which assist in wayfinding and legibility.	No acceptable outcome is nominated.
PO12 Building caps and rooftops contribute to the architectural distinction of the building, and effectively screen service structures, lift over–runs, plant and equipment.	No acceptable outcome is nominated.
PO13 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.
Street interface
PO14 Buildings are oriented to address all street frontages, public open space and public areas to: promote interaction and casual surveillance concentrate and reinforce pedestrian activity create consolidated street edges avoid opaque facades to provide visual interest to the frontage, and clearly define the public and private realm.	No acceptable outcome is nominated.
PO15 Buildings and pedestrian entries: are visible from the street and car parking areas incorporate sun and rain shelter, such as overhangs or awnings, and are defined by design elements (such as doors and landscaping, etc).	No acceptable outcome is nominated.
PO16 Buildings includes windows and openings to: promote street life and business activities encourage strong indoor/outdoor relationships at ground level, and to facilitate casual surveillance.	No acceptable outcome is nominated.
PO17 Development contributes towards high quality streetscape outcomes that integrate effectively with the street and along key pedestrian and cycle routes.	No acceptable outcome is nominated.
PO18 Buildings include awnings that: complement and integrate with the front building façade protect street footpaths from rain and sun are continuous and compatible with existing pedestrian shelter and awnings on adjoining buildings allow for street trees and other landscaping are visually safe and amenable are cantilevered from the main building and do not include posts within the footpath, and are constructed of lightweight materials.	No acceptable outcome is nominated.
PO19 Development must ensure safe, convenient and legible connections and pathways are provided: for pedestrians and cyclists to, from and within the site to public transport infrastructure, open space, parkland, centres and community–related activities.	No acceptable outcome is nominated.
Landscape design
PO20 Landscape elements are integrated in the building design through planting at various levels including on top of podiums, rooftops and within storeys. Note—Refer also to the Landscaping code.	No acceptable outcome is nominated.
PO21 Landscape treatments includes hard and soft elements that: is of a character and durability that reflects the centre enhance the appearance of the centre extends from the street edge into building entrances, foyers and onto podiums emphasises a clear pedestrian entry point screen unsightly components provide shading, and reflects and reinforces a subtropical image through integrating landscape, outdoor and indoor spaces. Note—Refer also to the Landscaping code.	No acceptable outcome is nominated.
Amenity
PO22 Development is located, designed and operated so that adverse impacts on privacy and amenity on nearby land in a residential zone are minimised.	AO22.1 Buildings are set back 3m from any boundary shared with a residential zone.
AO22.2 A 1.8m high solid screen fence is provided along all boundaries shared with a residential zone.
AO22.3 A landscaped buffer with a minimum width of 2m and consisting of dense screen planting is provided along all boundaries shared with a residential zone.
AO22.4 Windows that have a direct view into an adjoining residential use are provided with fixed screening that is a maximum of 50% transparent to obscure views and maintain privacy for residents.
PO23 Development minimises impacts on surrounding land and provides for an appropriate level of amenity within the centre, having regard to: noise hours of operation traffic visual impact signage odour and emissions lighting access to sunlight privacy, and outlook. 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.
PO24 All uses: minimise noise, dust, odour or other nuisance from existing lawful uses, and minimise nuisance caused by noise, vibration and dust emissions generated by the state–controlled road and rail network in the vicinity.	No acceptable outcome is nominated.
Car parking and access
PO25 Parking and loading areas do not visually dominate the streetscape.	AO25.1 Parking areas are: located in a basement or semi basement, or setback a minimum of 15m from any street frontage and screened to allow a building edge for active uses. Note—Refer also to Diagram 6.2.5.3.1—Parking design in centres.
AO25.2 Vehicle loading areas are screened from footpaths, streets and public areas by fences with screening at least 1.5m in height and are 50% visually permeable.
Storage areas
PO26 Ancillary storage of goods or materials and waste management areas must be located in a manner that does not detract from the visual amenity of the local area.	AO26 Equipment, materials, goods and/or, machinery used on site are either: stored behind the front building setback and screened from view, or stored within a building.
Effects of development
PO27 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 lines 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.
Use – All accommodation activities
PO28 Where accommodation activities are proposed, residential density: is capable of being supported by local infrastructure and services can be achieved without creating conflict between residential and non–residential uses, and supports a concentrated residential population in proximity to local active and public transport networks.	No acceptable outcome is nominated.
Use – Child care centre
PO29 Development is: compatible with neighbouring uses complementary to local character and amenity supports the day to day needs of residents located on a site which must adequately accommodate activity needs and space requirements.	No acceptable outcome is nominated.
PO30 Development does not adversely impact on the amenity of area.	AO30 Hours of operation are limited to between 6am and 7pm daily.
PO31 Development minimises: the hazards of heavy traffic introduction of non–local traffic into minor, residential streets, and on–site conflict between children's activities, pedestrian movement, vehicle movement and car parking.	AO31.1 The use is not accessed from: arterial/sub–arterial routes, or an access street or access place.
AO31.2 Parking spaces are located so that children are not required to cross the driveway or vehicular access way to reach the building.
Uses – Multiple dwelling, Retirement facility, Residential care facility, Rooming accommodation
PO32 Development does not compromise ground level business activities being established.	AO32 Dwelling units are located either above the ground floor level, or to the rear of ground level business activities.
PO33 Development provides a mix of housing sizes to meet housing needs across the community.	AO33 Development of 15 or more dwellings includes the following proportion of dwelling sizes: 25% – 1 bedroom or studio 40% – 2 bedrooms 15% – 3 bedrooms or more remaining 20% is unrestricted.
PO34 Development must provide sufficient and accessible open space for residents needs.	AO34.1 Development provides a minimum of 16m2 private open space for each dwelling with a minimum dimension of 3.0m in any direction.
AO34.2 Private open space is accessible from the main living area.
AO34.3 Development greater than 18 dwellings provides a minimum communal open space area of 50m2 with a minimum dimension of 5m.
PO35 Habitable spaces must not directly overlook dwellings on adjacent land.	AO35 Habitable room windows of a dwelling unit are separated a minimum of 9m from a habitable room window or private open space of another dwelling unit unless: windows have translucent glazing or sill heights of at least 1.5m, or there is a 1.8m high dividing fence at ground level outlook from windows, balconies, and terraces of a dwelling unit is screened where screening is a permanent screen or perforated panels or trellises which have a maximum of 50% openings, and permanent and fixed, and designed to complement the development. Note—Refer below to Diagram 1—Privacy

Performance outcomes

Acceptable outcomes

Uses – Bar, Club, Food and drink outlet

PO1

Hours of operation are limited to minimise nuisance to any surrounding residential uses.

AO1

Hours of operation are limited to between 6am and 10pm.

Use – Caretaker's accommodation

PO2

Development:

is ancillary to the primary use
provides adequate private open space for the caretaker
does not compromise ground level business activities being established.

AO2.1

No more than 1 caretaker's accommodation unit is established on the site.

AO2.2

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

AO2.3

Caretaker's accommodation is located above the ground floor level, or to the rear of ground level business activities.

AO2.4

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 minimum horizontal dimension of 1.25m.

Use – Dwelling unit

PO3

Development does not compromise ground level business activities being established.

AO3

Dwelling units are located either above or to the rear of ground level business activities.

PO4

Development must provide sufficient

and accessible open space for residents needs

AO4

Development provides a minimum of 16m2 private open space for each dwelling unit with a minimum dimension of 3m in any direction.

Use – Sales office

PO5

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

AO5.1

Development of the sales office is in place for no more than 2 years.

AO5.2

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

For all assessable development

Land use, scale and tenancy mix

PO6

Development:

provides for a range of retail, commercial, community, entertainment and recreation activities
is of a size and scale that meets the needs of the local community, and
does not impact on the viability of other centres in the region.

AO6

Gross floor area of the following uses does not exceed:

250m2 for Agricultural supplies store, Garden centre and Hardware and trade supplies, or
No acceptable outcome is nominated for other uses.

PO7

Development provides a diverse mix of building types and tenancy sizes to support a range of business and community uses and enterprise opportunities.

No acceptable outcome is nominated.

Built Form

PO8

Building Height:

is consistent with the intended character of the centre, and
does not result in a significant loss of visual amenity.

AO8

Building height does not exceed that shown on the Building height and frontages overlay map.

Centre design

PO9

Development:

is proportionate to the size and street frontage of the site
maintains and enhances the existing streetscape
protects adjacent amenity
maintains appropriate levels of light and solar penetration, air circulation, and privacy for adjoining properties
provides for public space and landscape areas, and
reduces building bulk.

No acceptable outcome is nominated.

PO10

Buildings are designed to:

overlook the external street network by having buildings built up to or close to street alignments and providing active building frontages to public streets and spaces
respect and complement the existing character of the area
maintain an appropriate human scale
minimise the use of highly reflective materials, and
respond to climatic conditions.

No acceptable outcome is nominated.

PO11

Design elements contribute to an interesting and attractive streetscape and building through:

variations in materials and building form to enable articulation of facades and differentiation between buildings
modulation in the façade, horizontally or vertically
articulation of building entrances and openings
corner treatments to address all street frontages, and
elements which assist in wayfinding and legibility.

No acceptable outcome is nominated.

PO12

Building caps and rooftops contribute to the architectural distinction of the building, and effectively screen service structures, lift over–runs, plant and equipment.

No acceptable outcome is nominated.

PO13

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.

Street interface

PO14

Buildings are oriented to address all street frontages, public open space and public areas to:

promote interaction and casual surveillance
concentrate and reinforce pedestrian activity
create consolidated street edges
avoid opaque facades to provide visual interest to the frontage, and
clearly define the public and private realm.

No acceptable outcome is nominated.

PO15

Buildings and pedestrian entries:

are visible from the street and car parking areas
incorporate sun and rain shelter, such as overhangs or awnings, and
are defined by design elements (such as doors and landscaping, etc).

No acceptable outcome is nominated.

PO16

Buildings includes windows and openings to:

promote street life and business activities
encourage strong indoor/outdoor relationships at ground level, and
to facilitate casual surveillance.

No acceptable outcome is nominated.

PO17

Development contributes towards high quality streetscape outcomes that integrate effectively with the street and along key pedestrian and cycle routes.

No acceptable outcome is nominated.

PO18

Buildings include awnings that:

complement and integrate with the front building façade
protect street footpaths from rain and sun
are continuous and compatible with existing pedestrian shelter and awnings on adjoining buildings
allow for street trees and other landscaping
are visually safe and amenable
are cantilevered from the main building and do not include posts within the footpath, and
are constructed of lightweight materials.

No acceptable outcome is nominated.

PO19

Development must ensure safe, convenient and legible connections and pathways are provided:

for pedestrians and cyclists to, from and within the site
to public transport infrastructure, open space, parkland, centres and community–related activities.

No acceptable outcome is nominated.

Landscape design

PO20

Landscape elements are integrated in the building design through planting at various levels including on top of podiums, rooftops and within storeys.

Note—Refer also to the Landscaping code.

No acceptable outcome is nominated.

PO21

Landscape treatments includes hard and soft elements that:

is of a character and durability that reflects the centre
enhance the appearance of the centre
extends from the street edge into building entrances, foyers and onto podiums
emphasises a clear pedestrian entry point
screen unsightly components
provide shading, and
reflects and reinforces a subtropical image through integrating landscape, outdoor and indoor spaces.

Note—Refer also to the Landscaping code.

No acceptable outcome is nominated.

Amenity

PO22

Development is located, designed and operated so that adverse impacts on privacy and amenity on nearby land in a residential zone are minimised.

AO22.1

Buildings are set back 3m from any boundary shared with a residential zone.

AO22.2

A 1.8m high solid screen fence is provided along all boundaries shared with a residential zone.

AO22.3

A landscaped buffer with a minimum width of 2m and consisting of dense screen planting is provided along all boundaries shared with a residential zone.

AO22.4

Windows that have a direct view into an adjoining residential use are provided with fixed screening that is a maximum of 50% transparent to obscure views and maintain privacy for residents.

PO23

Development minimises impacts on surrounding land and provides for an appropriate level of amenity within the centre, having regard to:

noise
hours of operation
traffic
visual impact
signage
odour and emissions
lighting
access to sunlight
privacy, and
outlook.

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.

PO24

All uses:

minimise noise, dust, odour or other nuisance from existing lawful uses, and
minimise nuisance caused by noise, vibration and dust emissions generated by the state–controlled road and rail network in the vicinity.

No acceptable outcome is nominated.

Car parking and access

PO25

Parking and loading areas do not visually dominate the streetscape.

AO25.1

Parking areas are:

located in a basement or semi basement, or
setback a minimum of 15m from any street frontage and screened to allow a building edge for active uses.

Note—Refer also to Diagram 6.2.5.3.1—Parking design in centres.

AO25.2

Vehicle loading areas are screened from footpaths, streets and public areas by fences with screening at least 1.5m in height and are 50% visually permeable.

Storage areas

PO26

Ancillary storage of goods or materials and waste management areas must be located in a manner that does not detract from the visual amenity of the local area.

AO26

Equipment, materials, goods and/or, machinery used on site are either:

stored behind the front building setback and screened from view, or
stored within a building.

Effects of development

PO27

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 lines 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.

Use – All accommodation activities

PO28

Where accommodation activities are proposed, residential density:

is capable of being supported by local infrastructure and services
can be achieved without creating conflict between residential and non–residential uses, and
supports a concentrated residential population in proximity to local active and public transport networks.

No acceptable outcome is nominated.

Use – Child care centre

PO29

Development is:

compatible with neighbouring uses
complementary to local character and amenity
supports the day to day needs of residents
located on a site which must adequately accommodate activity needs and space requirements.

No acceptable outcome is nominated.

PO30

Development does not adversely impact on the amenity of area.

AO30

Hours of operation are limited to between 6am and 7pm daily.

PO31

Development minimises:

the hazards of heavy traffic
introduction of non–local traffic into minor, residential streets, and
on–site conflict between children's activities, pedestrian movement, vehicle movement and car parking.

AO31.1

The use is not accessed from:

arterial/sub–arterial routes, or
an access street or access place.

AO31.2

Parking spaces are located so that children are not required to cross the driveway or vehicular access way to reach the building.

Uses – Multiple dwelling, Retirement facility, Residential care facility, Rooming accommodation

PO32

Development does not compromise ground level business activities being established.

AO32

Dwelling units are located either above the ground floor level, or to the rear of ground level business activities.

PO33

Development provides a mix of housing sizes to meet housing needs across the community.

AO33

Development of 15 or more dwellings includes the following proportion of dwelling sizes:

25% – 1 bedroom or studio
40% – 2 bedrooms
15% – 3 bedrooms or more
remaining 20% is unrestricted.

PO34

Development must provide sufficient and accessible open space for residents needs.

AO34.1

Development provides a minimum of 16m2 private open space for each dwelling with a minimum dimension of 3.0m in any direction.

AO34.2

Private open space is accessible from the main living area.

AO34.3

Development greater than 18 dwellings provides a minimum communal open space area of 50m2 with a minimum dimension of 5m.

PO35

Habitable spaces must not directly overlook dwellings on adjacent land.

AO35

Habitable room windows of a dwelling unit are separated a minimum of 9m from a habitable room window or private open space of another dwelling unit unless:

windows have translucent glazing or sill heights of at least 1.5m, or
there is a 1.8m high dividing fence at ground level
outlook from windows, balconies, and terraces of a dwelling unit is screened where screening is a permanent screen or perforated panels or trellises which have a maximum of 50% openings, and permanent and fixed, and designed to complement the development.

Note—Refer below to Diagram 1—Privacy

130909-Privacy-Sections-Part1