Version 1 - Superseded Planning Scheme
- Citation and commencement
- Part 1 About the planning scheme
- Part 2 State planning provisions
- Part 3 Strategic framework
- Part 4 Local Government Infrastructure Plan (LGIP)
- Part 5 Tables of assessment
- Part 6 Zones
- Part 7 Local plans
- Part 8 Overlays
- Part 9 Development codes
- Part 10 Other plans
- Schedule 1 Definitions
- Schedule 2 Mapping
- Schedule 3 Local Government Infrastructure Plan (LGIP) mapping and tables
- Schedule 4 Notations required under the Sustainable Planning Act 2009
- Schedule 5 Land designated for community infrastructure
- Schedule 6 Planning scheme policies
3.6 Building it better: our urban areas
3.6.1 Strategic outcomes
- Gladstone's CBD prospers as the heart of the city and region where the tallest (non–industrial) buildings in the region occur to reinforce Goondoon Street as the region's main street for commercial, retail and entertainment activities.
- Urban redevelopment and higher density housing occurs in urban revitalisation neighbourhoods across identified residential neighbourhoods and mixed use centres.
- Buildings in urban revitalisation neighbourhoods within residential zones promote neighbourhood residential character and amenity commensurate with the relevant Low–medium density residential or Medium density residential zones. These areas accommodate a range of attached housing forms including low–medium rise townhouses and medium rise apartments.
- Mixed use centres are designed as true town centres of economic and community life, rather than just 'big box' shopping centres.
- The design of the region's new neighbourhoods provide a range of housing choices, are characterised by walkability and have a neighbourhood structure with a central focus such as a park or shop. Development in new neighbourhoods does not include tall buildings and contains a mix of low–medium scale residential buildings such as dwelling houses, dual occupancy and some townhouses.
- Existing suburban areas remain as low density suburban neighbourhoods dominated by dwelling houses. Residential development must maintain the prevailing low density suburban character of these areas.
- The design of the region's neighbourhoods, centres, employment areas and public spaces adequately provides for public safety.
- Infrastructure planning and investment is organised to support development in an efficient and timely manner.
Note—The Built Form Transect (Schedule 2) translates the Gladstone Place Model into a range of built form outcomes that are intended in the region's urban areas which will experience the greatest amount of change throughout the life of this planning scheme. This covers a range of building types at different scales and intensities that are described throughout this theme and in the relevant zone codes.
Building it better: Gladstone CBD
The CBD is the most intense concentration of retail, commercial, office and entertainment activities in the region. The CBD occurs in the Principal centre zone while the surrounding CBD fringe areas are included in the Mixed use zone.
The CBD is laid out on a grid pattern and is distinctive through its undulating topography. Buildings dominate the streets, particularly streets identified as primary frontages, and include high quality public realm and streetscape outcomes that support pedestrian activity and street life.
Goondoon Street is the CBD's main street or primary frontage. Buildings are characterised by single level podiums built to the street frontage and recessed upper level tower forms. Ceilings within podiums are higher at ground level to further encourage an active street environment.
They also include awnings over footpaths to assist in providing a comfortable pedestrian environment.
Access and parking (on and off street) needs to be carefully managed to allow people to get in and out of the CBD, without compromising the function and the fabric of this principal centre. Development must contribute to street improvements to create a high quality pedestrian environment and emphasise connections between the Valley to the south–east and the harbour to the north–west.
Heritage listed buildings (identified in the Heritage overlay) are retained and incorporated in new developments (as appropriate) to enhance the visual interest of the street and acknowledge these building's inherent values.
Views along Goondoon Street to the water are important to the streetscape and are to be protected.
Gladstone CBD locality
Building it better: Urban revitalisation neighbourhoods
Urban revitalisation neighbourhoods are older urban areas generally close to the Gladstone CBD and other key locations such as the Gladstone hospital. They are reflected across residential and mixed use neighbourhoods and occur in the Low–medium density residential zone, Medium density residential zone and Mixed use zone.
Urban revitalisation neighbourhoods are well located to public transport, and walking and cycling routes to the Gladstone CBD and other locations. They offer excellent access to services, parks and have infrastructure capacity to support higher densities of development.
Buildings have a sense of enclosure at the street level provided by small building setbacks particularly on primary frontages. Streets are characterised by street trees providing shade and character, and footpaths for walking. Roadways are designed for sharing by vehicles and bikes. The grid–based streets are connected in a way that makes it easy to navigate.
Within the Mixed use zone the proportion of residential and commercial uses varies with its location. Buildings support a range of appropriate centre activities and attached housing. Along identified primary frontages such as Tank Street in the Valley, buildings include a single level podium for fine grain active uses that is built to the street alignment to define the street and public realm and delineate between public and private spaces. Awnings over footpaths assist in providing a comfortable pedestrian environment. Outside of primary frontages buildings maintain a close relationship to the street but are not built to the street alignment and may include either residential or commercial uses at ground level.
Residential zones within urban revitalisation neighbourhoods reflect a range of higher density housing outcomes. These include dwelling houses on narrow lots, dual occupancy and multiple dwellings such as townhouses and medium rise apartments. Residential buildings in these areas must compliment neighbourhood character as reflected in the relevant zone, present to the street and include design elements that reduce building bulk, minimise overshadowing and create pleasant living environments.
The CBD fringe and the Valley
The CBD fringe and the Valley are a mixed use area offering CBD supporting office and retail spaces and activities along with urban living options. This is identified in the Mixed use zone.
Residential development opportunities are encouraged with ground and lower level business and community uses largely concentrated on the primary frontage of Tank Street and Goondoon Street south.
The Valley locality
Goondoon Street south and Tank Street are reinforced as 'main streets' although development will be less intense than the CBD (Goondoon Street north). Buildings ranging from four to six storeys in height can offer an alternative for smaller businesses in a near–CBD location. Away from these main streets and on the fringe of the CBD, there is less imperative for buildings to be built close to the street. In these areas the public realm is less formal with a greater emphasis on planting and footpaths.
Redevelopment of land in proximity to strategic port land and major industries incorporates design and operational measures to ensure an appropriate level of onsite amenity is achieved.
Three or four storey mixed use development is appropriate along the western frontage of Toolooa Street in Gladstone south. This reinforces Toolooa Street as a gateway into the Valley and eventually CBD. This type of development is limited to land in the Mixed use zone. The eastern frontage of Toolooa Street includes land within the Specialised centre zone where development provides for smaller scale bulky goods showrooms and outdoor sales activities.
Low medium density residential development such as townhouses and other forms of attached housing are appropriate beyond the western frontage of Toolooa Street. This is identified in the Low–medium density residential zone.
The Toolooa Street shopping centre provides a major redevelopment opportunity to anchor Gladstone south and reinforce the gateway entry into the Valley and CBD.
Gladstone South locality
Gladstone west consists of the elevated Gladstone hospital and surrounding residential suburb west of Dawson Road and the rail corridor. It is close to the CBD and major transport routes, providing good access to the CBD with its highly connected street network.
Residential development in the form of medium rise apartments and other forms of attached housing up to four storeys is supported as appropriate infill development. This occurs in the Medium density residential zone.
The Gladstone hospital precinct also includes small scale medical uses, local shops and services that support the Gladstone hospital. These activities occur on the ground level of buildings with short term accommodation or permanent residential accommodation above.
Part of the western frontage of Dawson Road includes land within the Specialised centre zone where development provides for smaller scale bulky goods showrooms and outdoor sales activities.
Gladstone West locality
Building it better: Mixed use centres
A network of mixed use centres including the Gladstone CBD are accommodated across the major urban areas of the Gladstone region. They occur in the Principal centre, Mixed use, Centre and Neighbourhood centre zones.
The design of mixed use centres varies with the scale and mix of land use activities intended for each of these zones. All mixed use centres are a hub for public transport, and a focus for walking and cycling routes.
Development within a mixed use centre is designed around high quality streets, buildings and public spaces (including parks), rather than on enclosed shopping malls surrounded by surface car parking.
Streets are grid based and have a strong sense of enclosure and connectivity in a way that is easy to navigate within the centre and surrounding residential neighbourhoods. They are lined with street trees and wide footpaths.
Buildings address street frontages and accommodate high pedestrian activity uses such as retail, entertainment or community activities presenting an interesting façade with extensive use of windows and awnings. Corners are expressed as stronger visual elements that include feature building entrances. Car parking areas avoid undermining centre activities and dominating the visual appearance of the streetscape.
Public spaces such as squares, plazas and urban parks are included as part of the design of mixed use centres in order to promote vibrancy and social interaction.
Kin Kora centre
Kin Kora is to transition into a true mixed use centre that provides a greater focus for social interaction for the local community. This transition occurs in accordance with concept diagram 1 shown. Development creates increased connectivity for users of the centre and also the ability for buildings to address the street and pedestrian thoroughfares.
Development incorporates new connections that better integrate the centre with the surrounding area and small plaza spaces create gathering and activity areas where pedestrian movement is concentrated. These spaces are to be surrounded with finer grain shopping and dining (indoors and outdoors) where buildings can 'sleeve' parts of the site providing a better interface with surrounding streets and public spaces.
Improved local street and path connections provide access to the adjoining park and Police Creek. Safe pedestrian and bike connections across the Dawson Highway are necessary as part of any signalisation of the Phillip Street and Dawson Highway intersection.
Diagram 1—Kin Kora centre
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Boyne Island centre
The Boyne Island town centre is to evolve into a true mixed use centre in accordance with concept diagram 2 shown. The expansion of the centre through development on the corner of Wyndham Avenue and Hampton Drive must reinforce and promote the riverside location by providing a mid–site linkage (both for access and view) connecting Wyndham Avenue with the Turtle Way walkway and also activate the area of the site adjoining the walkway through community infrastructure such as a park or similar measures.
Diagram 2—Boyne Island centre
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Tannum Sands centre
The Tannum Sands town centre is to evolve into a true mixed use centre in accordance with concept diagram 3 shown. Booth Avenue is to be developed over time as a 'main street' supporting mixed use buildings. A smaller node of cafes, restaurants and the like is encouraged overlooking Port Curtis at the intersection of Pacific Avenue and Ocean Street, east of the Tannum Sands shopping centre. This node has buildings fronting onto both Ocean Street and Pacific Avenue and there is the opportunity for redevelopment for tourism related uses taking advantage of the coastal views and vistas.
Diagram 3—Tannum Sands centre
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Development occurs in accordance with concept diagram 4 shown. The development of a 'main street' will assist in creating a true town centre for the northern hub concentrating mixed use development and providing better integration of surrounding land uses such as council's offices, with parks and other residential developments. This form of the centre anchors the town as a compact and walkable community.
Diagram 4—Calliope centre
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Agnes Water centre
Development occurs in accordance with concept diagram 5 shown. The expansion of the Agnes Water town centre requires development to:
- include significant public realm and streetscape improvements, and
- enhance the pedestrian environment and strengthen linkages to the beach and foreshore area.
Diagram 5—Agnes Water centre
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Smaller mixed use centres
Outside of the larger centres described previously, there are smaller mixed centres that occur throughout the Gladstone urban area and elsewhere in the region. These occur in the Neighbourhood centre zone.
Development in these smaller centres incorporates the same design principles as the larger centres described above, albeit at different scales and intensities. In particular, smaller mixed use centres:
- provide local focal points for community activity and interaction
- are well integrated into the street network and well connected to surrounding neighbourhoods promoting walking and cycling
- have building forms that activate streets and public spaces, and
- locate car parking area at the rear of the site.
Building it better: New neighbourhoods
New neighbourhoods represent the region's new growth areas and greenfield land supply. These areas will provide the majority of new dwellings and development areas for the region.
New neighbourhoods only occur within, or as planned urban extensions of, the urban areas of Gladstone, Boyne Island, Tannum Sands, Calliope and to a lesser extent in Agnes Water. This is represented by land included in the Emerging community zone. New neighbourhoods are not supported in other zones.
With the exception of Calliope, residential development in new neighbourhoods provides for a minimum average of 15 dwellings per hectare net which is a moderately increased number of dwellings per hectare of land compared to existing conventional suburban development in the region. Calliope's new neighbourhoods provide for a minimum average of 12.5 dwellings per hectare net to reflect larger urban residential lots in keeping with the locality's surrounding rural character.
A diverse range of low–medium residential detached and attached housing types are appropriate in new neighbourhoods. This is consistent with the character of the Low–medium density residential zone elsewhere in the region. These housing types include dwelling houses on narrow lots, dual occupancy and some townhouse style multiple dwellings. Residential buildings in these areas must compliment neighbourhood character, present to the street and include design elements that reduce building bulk, minimise overshadowing and create pleasant living environments.
New neighbourhoods require structure plans to be prepared where urban development:
- contributes to a logical expansion of the settlement pattern through the efficient use of land and infrastructure
- allows for the staging of development in line with the provision of community infrastructure (including parks) and services
- facilitates integration with existing and future urban development, having regard to movement networks, open space networks and accessibility to community infrastructure
- provides accessibility for all modes of transport including pedestrian, cyclist, public transport and private motor vehicles
- creates clear, direct pedestrian and cycle access to centres, local parks and public transport stops
- provides for a range of housing types and associated lot sizes while avoiding large tracts of any one housing type
- increases residential densities in and around centres, along connector streets and close to transit nodes, parks and schools
- includes provision for convenience level centres where this does not impact on the viability of the existing centres network
- locates community facilities including schools, where appropriate, requiring high levels of accessibility within or adjoining centres
- mitigates and minimises impacts on the natural terrain, natural environment and water quality
- orients major streets and vistas to landmarks
- provides a grid based road network with a capacity adequate for current and future demand
- does not increase unreasonable hazard or risk to existing or future residents
- avoids impacts associated with the location of sensitive uses in proximity to major electricity, pump station, substations and bulk water infrastructure and corridors, and
- provides an open space network suitable for community needs.
Gladstone city's landform has been dominant in determining the structure of its urban development with roads, open space and development bypassing much of its steeper land.
In 2004 a structure plan was prepared for land south of Kirkwood Road and between the Dawson Highway and Auckland Creek. Land sufficient for approximately a further 2,500 potential lots was identified along with the inclusion of a school within the Kirkwood Road corridor. While the Kirkwood Road area has been substantially developed, remaining greenfield land will accommodate further new neighbourhoods for the region over the life of this planning scheme.
Boyne Island and Tannum Sands
Spurred on by its riverside and coastal amenity, Boyne Island / Tannum Sands has long been a fast growing urban area in the region.
Boyne Island and Tannum Sands is now a major urban growth area that is separated from and distinct to Gladstone's urban area.
New housing is dominated by the master planned communities of Riverstone Rise, The Sands and Tannum Blue. These master planned communities will provide the majority of new housing in Boyne Island and Tannum Sands' new neighbourhoods.
Urban growth is clearly defined by an urban footprint that accommodates projected growth over the next 20 years. There is no need for urban expansion beyond the Emerging community zone.
A structure plan has been prepared (Schedule 2) that identifies key connections, neighbourhood structure, detailed centre design and other elements from which to base the planning and design of new neighbourhoods for Boyne Island and Tannum Sands.
Calliope is an urban area that derives its character and identity from its relationship with the surrounding rural landscape. It offers housing in a semi–rural setting and functions as a service centre for local residents and also agricultural activities in surrounding rural localities.
Calliope has grown into a major urban growth centre for the region. Its abundant serviceable and developable land presents ample opportunity for major greenfield development projects in relative proximity to major employment areas such as the Gladstone State Development Area and Gladstone city.
Calliope's urban growth is clearly defined by an urban footprint that can accommodate projected growth over the next 30 years through remaining greenfield land in the Emerging community zone particularly in the Calliope east expansion area. In the short term (0–15 years) growth is to follow the take up of vacant land within Calliope's existing urban area. Longer term growth occurs in the Calliope East expansion area where the delivery of new neighbourhoods occurs contiguous to existing urban development. This is reflected in the staging plan below.
Calliope Staging Plan
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Whilst there is opportunity for small scale attached housing and smaller detached housing close to the town's major centre, Calliope's new neighbourhoods are dominated by detached dwellings on larger lots (12.5 dwellings per hectare net) that reflect the surrounding rural character of the area.
There are two sites identified for future educational facilities in Calliope. The first is the existing State Government owned land east of the new town centre. The other site known locally as Archays Paddock on Taragoola Road located in close proximity to the old town centre and on the existing cycle network.
A small area of Calliope is affected by subsidence hazard associated with the presence of historical goldmines. These areas are not supported for future intensification.
A structure plan (Schedule 2) has been prepared that identifies key connections, neighbourhood structure, centres detailed design and other elements in which to base the planning of new neighbourhoods for Calliope.
Agnes Water is one the southern urban anchors of the Gladstone region located in a stunning natural setting. It is a balanced and functional urban community with parks and recreational areas, community facilities, and local economic and employment opportunities.
There is a clearly defined urban footprint identified in the Emerging community zone which can adequately accommodate future population growth in new neighbourhoods for the life of the planning scheme and beyond.
Should population growth exceed the supply of identified residential land within the urban footprint of Agnes Water, there is the potential to plan for additional residential land and a future local centre in the locality near the intersection of Round Hill Road and the future Seventeen Seventy connector road. Interim land uses must not compromise the future role of this strategic location. A private high school to be located on Round Hill Road will serve the immediate communities of Agnes Water, Seventeen Seventy and surrounding smaller townships.
A structure plan has been prepared (Schedule 2) that identifies key connections, neighbourhood structure, centres detailed design and other elements in which to base the planning of new neighbourhoods for Agnes Water.
Building it better: Existing suburban areas
Existing suburban areas represent well established low density residential neighbourhoods in the region's major urban areas. They are dominated by dwelling houses on medium to large residential lots located in the Low density residential zone.
Existing suburban areas remain unchanged apart from limited dual occupancy housing forms only where development maintains low density residential character. Infill development including higher density attached housing is not appropriate in existing suburban areas in the Low density residential zone.
The prevailing subdivision pattern of medium to larger residential lots is also maintained in these areas.
Building it better: Safe communities
Development is planned, designed and built in a way that promotes safety in our communities to reduce the risk of crime and anti–social behaviour.
Urban development including streets, public spaces, buildings and parks are planned and designed to reduce the risk of accidents and increase security particularly in public spaces.
Building it better: Land use and infrastructure planning
Development is supported by well planned, efficient, functional and safe infrastructure networks. Infrastructure priorities are planned in accordance with the Local Government Infrastructure Plan (LGIP) (Part 4).
Structure plans integrate land use and infrastructure planning for greenfield development in the new neighbourhoods at Gladstone, Calliope, Boyne Island / Tannum Sands and Agnes Water. These structure plans also provide the basis for state infrastructure
providers to plan for the efficient provision of key infrastructure including education facilities.
Land use and infrastructure planning outcomes:
- prioritise the use of existing infrastructure particularly where capacity exists
- minimise growth fronts by prioritising developments covered by structure plans and mixed use centres and urban revitalisation neighbourhoods, and
- support financially sustainable infrastructure standards and delivery.
- Strategic framework maps - Strategic Framework Theme: Building it better – our urban places – built form transect
- Strategic framework maps - Strategic Framework Theme: Community living and building it better – our urban places
- Other plans maps - Boyne Island & Tannum Sands Structure Plan
- Other plans maps - Calliope Structure Plan
- Other plans maps - Agnes Water & Seventeen Seventy Structure Plan.