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Loganlea Neighbourhood Plan Planning Report October 2011 Final Excluding Appendices


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Loganlea Neighbourhood Plan Planning Report October 2011 Final Excluding Appendices

  1. 1. Loganlea Neighbourhood Plan October 2011
  2. 2. Loganlea Neighbourhood Plan Disclaimer Whilst every care has been taken in preparing this document, Logan City Council (LCC) does not make any representation to any party and will not accept responsibility or liability to any person or corporation seeking to rely on any information, advice or opinion provided in this report or otherwise given in any manner by the officers, employees or agents of LCC for any loss or damage of whatever nature suffered by any such person or corporation. Copyright The information contained in this document may only be used with the explicit written consent of LCC and then only in whole and not in part and without modification. Any entity that wishes to copy the document must submit a written request to LCC. Requests should be addressed to the Manager of Strategy & Planning, Logan City Council.2
  3. 3. Loganlea Neighbourhood PlanTable of Contents1. EXECUTIVE SUMMARY 5 7.2.4 Residential (Medium Density - Frame) &2. INTRODUCTION 6 Residential (Medium Density - Edge) Precinct 39 2.1 Plan Structure 6 7.2.5 Residential (Low Density) Precinct 413. BACKGROUND 8 7.2.6 Open Space and Community Precinct 424. SITE & SURROUNDS 10 7.3 Transport and Movement 44 4.1 Study Area 10 7.3.1 Traffic and Parking 44 4.2 Existing Land Uses 11 7.3.2 Public Transport 47 4.3 Exisitng Road Network 12 7.3.3 Pedestrian and Cycle Network 48 4.4 Existing Public Transport 13 7.4 Infrastructure 50 4.5 Existing Pedestrian and Cycle Networks 14 7.4.1 Park Planning 52 4.6 Existing Landscape and Environment 15 7.4.2 Stormwater Planning 54 4.7 Existing Community Facilities 16 7.4.3 Environmental Corridor 56 4.8 Exisiting Open Space, Park and Stormwater 18 8. IMPLEMENTATION 58 4.8.1 Park Management 18 8.1 Integration - New Logan Planning Scheme and Future Development 58 4.8.2 Stormwater Catchment Management 19 8.2 Infrastructure 58 4.8.3 Water Cycle Infrastructure 20 BIBLIOGRAPHY 605. PLANNING FRAMEWORK 21 Appendix 1: Humphries Reynolds Perkins - Logan Infill Studies (Extract) A1 5.1 South East Queensland Regional Plan 2009-2031 21 Appendix 2: Explanatory notes to Table 2 A2 5.2 Logan Planning Scheme 2006 22 Appendix 3: Halcrow - Loganlea Traffic and Parking Study A3 5.3 City Wide Planning 24 Appendix 4: EnGenY - Station Road Infill Study - Stormwater Infrastructure A4 5.4 Priority Infrastructure Planning 25 Appendix 5: AECOM - Peer Review of Valencia Street Detention Basin A56. VISION AND PRINCIPLES 26 Appendix 6: Bitzios Consulting - Logan Infill Study Station Road Precinct 6.1 Vision 26 Site Appraisal A6 6.2 Principles 26 Appendix 7: Cardno Lawson Treloar - Logan Infill Planning Study7. THE PLAN 28 Hydraulic Report (Extract) A7 7.1 Illustrated Master Plan 28 7.2 Land Use and Built Form 30 7.2.1 Mixed Use Precinct 34 7.2.2 Residential (High Density) Precinct 36 7.2.3 Residential (Medium Density - Core) Precinct 38 3
  4. 4. Loganlea Neighbourhood Plan Figures Tables Figure 1 Context Plan 7 Table 1 Existing Land Use Planning Scheme Zones 22 Figure 2 Neighbourhood Plan Planning Process 9 Table 2 Precinct Land Use Characteristics 32 Figure 3 Study Area Plan 10 Table 3 Residential Density Scenarios 33 Figure 4 Existing Zone Plan 11 Figure 5 Existing Road Network Plan 12 Figure 6 Existing Public Transport Plan 13 Figure 7 Existing Cycle Network Plan 14 Figure 8 Existing Community Facilities Plan 17 Figure 9 Existing Park Plan 18 Figure 10 Existing Stormwater Infrastructure Plan 19 Figure 11 Stormwater Catchment Area Plan 20 Figure 12 Regional Context Plan 21 Figure 13 Flood Overlay Plan 23 Figure 14 City Wide Plan 24 Figure 15 Illustrated Master Plan 29 Figure 16 Consolidated Land Use Plan 30 Figure 17 Height Plan 31 Figure 18 Proposed Traffic Plan 45 Figure 19 Proposed Public Transport Plan 47 Figure 20 Proposed Pedestrian and Cycle Network Plan 49 Figure 21 Proposed Open Space, Park and Stormwater Plan 53 Figure 22 Implementation Plan 594
  5. 5. Loganlea Neighbourhood Plan1. Executive SummaryThe Loganlea Neighbourhood Plan (the plan) provides a The vision for the plan captures the needs and future Future infrastructure identified in the plan includes newframework for the development of Loganlea over the next aspirations for the area and has been used to guide the local parks, stormwater treatment areas and wetlands,20 years. The plan area was identified to accommodate development of the plan. Council’s vision for the plan is: and an environmental corridor along the Logan River. Thesome of Logan’s future projected population growth new Logan Planning Scheme will reflect the infrastructure,due to its prime location within Logan and its access to “a well planned, high amenity, residential land use and built form aspects of the plan. Once thea wide range of services and facilities. It is envisaged community that assists in accommodating Logan’s new Logan Planning Scheme has been adopted, thethat the plan will provide a residential base to support growing population and maximises access to zoning and development controls over properties withinthe development of Meadowbrook as a future Health, public transport, health services, and employment the plan area will change to reflect the endorsed plan.Education and Technology Employment Opportunity Area. and training opportunities.”As part of Council’s commitment to meet the housing The plan proposes a pattern of residential usestargets set out in the South East Queensland Regional and densities that respond to the locality. HigherPlan 2009-2031 (SEQRP 2009-2031), the area is density residential areas are located in areas of goodexpected to accommodate an ultimate population of public transport accessibility and in proximity to theapproximately 5,730 people. Therefore, it is important Meadowbrook centre. The plan also gives guidance forthat the Loganlea community benefits from a well-planned the desired future built form and identifies the locations ofapproach to managing the City’s growth. key infrastructure. 5
  6. 6. Loganlea Neighbourhood Plan 2. Introduction The Loganlea Neighbourhood Plan (the plan) provides a The key objectives for the plan are to: 2.1 Plan Structure spatial framework for the development of Loganlea over the next 20 years. The planning process adopted by • sustainably manage Logan’s growth; This plan contains the following sections: Logan City Council is a non-statutory planning exercise • guide the planning and development of the • Background – describes the key planning carried out to inform the new Logan Planning Scheme Loganlea area; processes involved to date; and the city’s residents. Once endorsed by Council, it will • establish acceptable design standards; be incorporated into the new Logan Planning Scheme. • Site and Surrounds – outlines the existing • identify the land that is required for future characteristics and context of the site; infrastructure; and The plan area was identified to accommodate • manage community risks such as flooding. • Planning Framework – provides an overview of the some of Logan’s future population growth due to its planning policy relevant to the site; locational advantages and access to a wide range of • Vision and Principles – presents the overall vision regional services and facilities. The plan area covers and key overarching development principles to approximately 68.3 hectares and lies centrally within guide development for the site; Logan City (Figure 1). • Proposed Plan – provides an illustrated masterplan for the area and documents the application of the The plan area provides a residential base for the principles to the plan; and development of Meadowbrook as a future Health, • Implementation – provides guidance on the Education and Technology Employment Opportunity mechanisms and actions required to implement the Area. As part of Council’s commitment to meet the plan. housing targets set out in the South East Queensland Regional Plan 2009-2031 (SEQRP), the area is expected to accommodate an ultimate population of approximately 5,730. It is therefore important that the Loganlea community benefits from a well-planned approach to managing the city’s growth.6
  7. 7. Loganlea Neighbourhood PlanFigure 1 Context Plan 7
  8. 8. Loganlea Neighbourhood Plan 3. Background Logan City and South East Queensland are expected The Planning Process In December 2010, Council resolved to endorse the to experience significant population growth over the The Neighbourhood Planning process formally plan in-principle for the purpose of targeted community next 20 years. The City of Logan currently comprises a commenced in May 2009, when Council resolved that engagement and to inform the drafting of the new Logan population of approximately 260,000 people and this is consultants be engaged to undertake local planning Planning Scheme. projected to grow to over 430,000 people by 2031. The exercises, investigations and feasibility analysis on areas SEQRP requires Logan to plan for an additional 70,000 that have potential to facilitate increased population Public consultation for the draft plan was undertaken dwellings by 2031 to accommodate Logan’s growing densities. Several areas were identified for further from 14 March 2011 to 13 May 2011. A total of population and changing demographics. At least 28,000 investigation to establish the viability and capability of 75 submissions were received. In order to address of these dwellings are to be constructed within existing greater intensification. Loganlea was one of these areas. submitters’ concerns, Halcrow was commissioned urban areas. Neighbourhood Planning aims to coordinate As a result of the above resolution, SGS Economics & to undertake a Traffic and Parking Analysis, and a and guide future growth in different communities across Planning was commissioned to undertake an economic peer review of the location of proposed stormwater the city, in accordance with the SEQRP. The plan has feasibility assessment to broadly assess the viability infrastructure was conducted by AECOM. The results of been prepared by Council to sustainably manage and associated with increasing densities in nominated sites these technical studies, and the feedback received from accommodate a part of this population growth. within Logan. Humphrey Reynolds Perkins together with the community, were used to amend the draft plan and BDA Architecture, Cardno and Bitzios Consulting were prepare this planning report. Why Loganlea? also commissioned by Council to investigate several The plan area was identified to accommodate some of selected areas to determine appropriate future land use A separate submissions report has been prepared which Logan’s future population growth due to its locational plans. provides summaries of the submissions received, and advantages and its access to a wide range of services how Council responded to these submissions. The and facilities. Council has recognised the importance of In October 2009, Council resolved to further progress Loganlea Neighbourhood Plan Submissions Report can Loganlea as a location that enjoys convenient rail access work on the plan, particularly in relation to parks, be accessed on Council’s website ( to Brisbane and the Gold Coast, easy access to the stormwater and road demands. EnGenY was au). For further information, please contact Council on Logan and Pacific Motorways, and proximity to the Logan subsequently commissioned to develop stormwater 3412 3412. Hospital, Metropolitan South Institute of TAFE and Griffith quality and quantity infrastructure plans. Matters relating University. These facilities make up the Meadowbrook to parks and roads were analysed by the relevant Council Health, Education and Technology Employment branches. Opportunity Area under the SEQRP and will benefit from additional residential uses in the immediate area.8
  9. 9. Loganlea Neighbourhood Plan Consider Public Incorporation Initial Submissions into the new Technical Draft Plan Consultation and Further Endorsed Plan Logan Planning Studies Technical Scheme Studies Figure 2 Neighbourhood Plan Planning Process 9
  10. 10. Loganlea Neighbourhood Plan 4. SITE & SURROUNDS 4.1 Study Area Loganlea is located approximately 30 minutes from the Brisbane CBD and 35 minutes from the Gold Coast (Figure 3). The plan area covers approximately 68.3 hectares and lies centrally within Logan City. The area is bisected by Loganlea Road and the northern boundary is defined by the railway line. The Meadowbrook Health, Education and Technology Employment Opportunity Area, which contains the Logan Hospital, Metropolitan South Institute of TAFE and Griffith University, is located to the north of the plan area. Loganlea State High School and the riverfront parkland and sporting venues at Noffke Park are located east of the plan area. Figure 3 Study Area Plan10
  11. 11. Loganlea Neighbourhood Plan4.2 Existing Land UsesThe Loganlea area is characterised by detached housingon small lots typically 800m2 in size. There are currently490 dwellings within the plan area and approximately1,300 people. Residential dwellings are generally one totwo storeys in height and built over the last five decades.Attached housing development is generally limited to arecent development on Station Road. A small conveniencecentre also exists on Station Road. Figure 4 illustrates theexisting zones in the plan area. The land uses are generallyreflective of these zones. Figure 4 Existing Zone Plan 11
  12. 12. Loganlea Neighbourhood Plan 4.3 Existing Road Network The plan area has a good supporting road network with connections to the Logan Motorway via Loganlea Road (North) and Station Road/Kingston Road (West). There are also road connections to the Pacific Motorway (Brisbane) via Loganlea Road and south-west (Beenleigh) via Loganlea Road/Kingston Road. The internal road network predominately consists of through roads, however, there are a number of cul-de-sacs in the western precinct that reduce east-west connectivity. Station Road is a two lane undivided road under Council jurisdiction. This road provides a key east-west link between Loganlea Road and Kingston Road, while also providing a public transport (bus) route for services accessing the railway station, hospital and TAFE. Most parts of Station Road have shared parking and cycle lanes on both sides; however, on-street parking is restricted on the northern side of Station Road to the east of Haig Road. Loganlea Road is a four lane urban arterial road under Council management. Its configuration consists of two traffic lanes in each direction divided by a narrow landscaped median, carrying approximately 18,000 vehicles per day. Station, Haig, Webb and Monash Roads are major urban collectors, which provide a local traffic access and distribution function for the plan area. Access to Loganlea Road occurs via a ‘clover-leaf’ style interchange using the Station Road underpass with Carnival and Bernice Streets looping onto Loganlea Road, thereby providing a left-in, left-out configuration. A similar access configuration occurs on the northern side of the rail line. The existing road network is shown in Figure 5. Figure 5 Existing Road Network Plan12
  13. 13. Loganlea Neighbourhood Plan4.4 Existing Public TransportPublic transport for the plan area is centred on theLoganlea Railway Station. The Station has frequentservices and offers express connections to the BrisbaneCBD, Gold Coast and the Brisbane InternationalAirport. As such, it is an important asset for the areaand provides a basis for the location of higher residentialdensity opportunities in the area. This area is also wellserved by scheduled Translink buses (routes 560, 556,562) operating along Station and Loganlea Roads,connecting the study area to the Logan Hospital, TAFE,Griffith University, Beenleigh, Browns Plains and theLogan Hyperdome. Combined, these bus routes provideservices at half-hour intervals operating between 6amand 7pm. Figure 6 shows the existing public transportnetwork for the area. Figure 6 Existing Public Transport Plan 13
  14. 14. Loganlea Neighbourhood Plan 4.5 Existing Pedestrian and Cycle Networks The pedestrian and cycle connections through the plan area are limited due to the constraints of the rail line, Loganlea Road and the Logan River. These factors make the provision of good pedestrian connectivity through the locality, particularly in the east west direction across Loganlea Road, a challenge. Figure 7 shows the existing cycle network. Key pedestrian linkages mirror the road access configurations, with Station, Carnival and Bernice Streets used to access the Loganlea Road Bridge over the rail line. Formed pedestrian pathways are provided on the western side of Loganlea Road, and over the bridge. The Loganlea Railway Station provides additional pedestrian links over the rail line. The only connection across Loganlea Road within the study area is in the form of an underpass on Station Road. Although functional, these pedestrian links lack amenity. Another key existing pedestrian and cycling route is located across the northern side of the railway line along Armstrong Road to access Logan Hospital and the TAFE. The Slacks Creek Cycle Route runs north-south along Loganlea Road (shared pedestrian/bikeway) from Slacks Creek to Waterford West via the hospital and Griffith University. Station Road also provides an east-west on- road cycle route between Beenleigh-Kingston Road and Loganlea Road. Figure 7 Existing Cycle Network Plan14
  15. 15. Loganlea Neighbourhood Plan4.6 Existing Landscape and EnvironmentThe plan area is generally flat with shallow slopingportions limited to Carnival Street and areas in the easternportions of the site. The majority of the plan area doesnot contain any areas of environmental significance as it isalmost entirely developed as a residential neighbourhood.The Logan River, which adjoins the plan area boundary,is an underutilised asset of the community. This is mainlydue to limited public access as riverfront land is in privateownership. Safe access to the Logan River is alsohindered by the steep grades of the riverbank. 15
  16. 16. Loganlea Neighbourhood Plan 4.7 Existing Community Facilities The plan area currently contains the following community facilities: • Loganlea Guides; and • Logan Artists Workshop Space. In the broader area there are several other facilities including community centres, general community spaces, the Marsden Library, museums, a performing arts venue, and an aquatic centre (Figure 8). There is also a number of privately owned general community spaces in this area that provide community uses. Other facilities that service this area include the Logan Central Library, Logan Art Gallery and Logan Entertainment Centre. Loganlea State High School and Waterford West State School have recently received funding from the Building the Education Revolution Program to improve facilities that are intended to be accessible by the community. The catchment for future district community facilities in the Meadowbrook Health, Education and Technology Employment Opportunity Area also services the plan area.16
  17. 17. Loganlea Neighbourhood PlanFigure 8 Existing Community Facilities Plan 17
  18. 18. Loganlea Neighbourhood Plan 4.8 Existing Open Space, Park and Stormwater 4.8.1 Park Management Currently, there is a limited number of small scale parks that complement existing recreation park areas within the plan area including O’Malley, Surman and Coral Parks (Figure 9). O’Malley Park is leased by the Girl Guides Association and approximately 4,000m² of the park area is publicly accessible. Surman Park (2,200m²) and Coral Park (3,800m²) are undersized local recreation facilities. These smaller parks are intended to service local residents within a short walking distance. Local parks are generally suitable for a limited range of low key recreational uses, however the existing facilities do not meet the desired standards of service for local recreation parks. Kraatz Park and Coral Street L122 are constrained parks suitable for stormwater infrastructure management. Coral Street L122 is Council owned land that accommodates a sewerage pump station and Kraatz Park is Crown Reserve for Parks and Recreation. Noffke and Riverdale Parks are high quality sporting and recreational areas located to the east of the railway line adjacent to Loganlea State High School. Riverdale Park is an extensive Metropolitan Recreation Park of 33 hectares. Noffke Park is a District Sports Park of seven hectares. Sturdee Park is a District Recreation Park of 5.3 hectares that is located to the west of the plan area (Figure 9). These are large park facilities that cater for larger groups of users which are capable of serving the plan area. The smaller parks located outside of the plan area, such as Packet and Haig Parks, will provide little if any service provision to the plan area. Figure 9: Existing Park Plan18
  19. 19. Loganlea Neighbourhood Plan4.8.2 Stormwater Catchment ManagementThe plan area is serviced by an existing stormwaternetwork primarily comprised of stormwater pits, pipes andoverland flow paths. The topography of the plan area andthe existing stormwater network dictate that stormwaterfalling on the north-eastern and north-western portionsof the catchment discharges north from the plan areaand ultimately flows to Scrubby Creek, whilst the south-eastern, south-western and central portions dischargeto the Logan River. The existing stormwater networkin the plan area is shown in Figure 10. The plan area issubsequently influenced by five stormwater catchmentareas as shown in Figure 11 (overleaf).Stormwater drainage for the plan area has several inflowand outflow points. For the south-western area, thestormwater flow discharges to an open channel systemnear Coral Street, which then returns into the plan areato pass under Loganlea Road, before discharging to theLogan River. Drainage south-east of Loganlea Roadalso discharges to this open channel system from IsabelStreet, prior to the confluence with the Logan River. Forthe central plan area, piped flow from Bernice Street,piped and overland flow from Carnival Street as well aspiped flow along Loganlea Road are discharged to theopen channel system which drains to the Logan River.The overland flow from Bernice Street, Valencia Street,Station Road and Loganlea Road discharges northwardsunder the railway line to an open channel that drains toScrubby Creek. Figure 10 Existing Stormwater Infrastructure Plan 19
  20. 20. Loganlea Neighbourhood Plan Any increases in stormwater flows that result from development must generally be mitigated to ensure no- worsening for stormwater quality and quantity beyond the boundary for the plan area. Typically, mitigation of stormwater flow increases is achieved through the use of detention storages and quality treatment mechanisms to ensure that future stormwater is managed and to avoid impacts to downstream stormwater drainage systems. 4.8.3 Water Cycle Infrastructure The plan area is located in the Marsden water supply catchment and is currently serviced by the Illaweena Street Reservoirs via an existing 300mm diameter trunk water main on Haig Road and a network of smaller trunk and reticulation mains. In terms of sewerage infrastructure, the plan area is part of the catchment for the Loganholme Water Pollution Control Centre (WPCC). The sewerage trunk infrastructure servicing the immediate area includes a pump station and rising main that also receives flow from twin 450mm diameter gravity trunk sewers to the south. The rising main discharges into a trunk gravity network to the north that ultimately discharges into the Alfred Street pump station and in turn the trunk network through to the Loganholme WPCC. Technical studies have identified that current water and sewerage infrastructure in the area will be able to manage the additional demand generated by increased densities and upgrading will not be required (Appendix 1). Figure 11 Stormwater Catchment Area Plan20
  21. 21. Loganlea Neighbourhood Plan5. Planning Framework5.1 South East Queensland Regional Plan 2009-2031The purpose of the SEQRP is to manage regionalgrowth and change in the most sustainable way toprotect and enhance the quality of life in the region. TheSEQRP regulates development and provides regionalplanning policy. The SEQRP policies are to be reflectedin local government planning schemes. The SEQRPhas identified that a range of infill and redevelopmentopportunities exist in Logan City. Further, a majorchallenge for Logan City Council is to ensure the orderlyplanning, sequencing and delivery of infrastructure tothese areas so that best practice economic, social andenvironmental outcomes can be achieved.Under the SEQRP, an estimated 70,000 additionaldwellings are required by 2031 to accommodate Logan’sproportion of expected regional growth, populationincrease, and anticipated demographic change. It isanticipated that 42,000 dwellings will be delivered throughgreenfield development, and at least 28,000 additionaldwellings are to be delivered in existing urban areas.The SEQRP has identified Meadowbrook as a Health,Education and Training Employment Opportunity Area(Figure 12). The plan area adjoins this Employment Areaand will support Meadowbrook in providing a range ofhousing choices. Figure 12 Regional Context Plan 21
  22. 22. Loganlea Neighbourhood Plan 5.2 Logan Planning Scheme 2006 The plan consists of two localities under the Logan Locality mainly concentrated in the flood affected areas in Planning Scheme 2006: the Residential Locality and the the central and southern sections of the plan area (refer Non-Urban and Conservation Locality. The majority of to Figure 4 Existing Zone Plan, p. 11). A summary of the the area is predominantly within the Residential Locality existing Planning Scheme Zones within these localities are (R250 and R600), with the Non-urban and Conservation shown in Table 1. Table 1 Existing Land Use Planning Scheme Zones R250 R600 Non Urban Zone Public Open Space Zone Preferred Land Multi-unit development Detached dwellings, Low density residential Forms part of the open Uses (town houses and multi-unit development, uses to protect space network. This zone apartment buildings), dual occupancy (duplex), and enhance the has an open space and dual occupancy (duplex), retirement villages and existing and planned bushland amenity and retirement villages and accommodation buildings character, amenity and character accommodation buildings (density of generally one environmental values (density of generally one dwelling unit per 450m2) dwelling unit per 250m2) Maximum 40 dwellings per hectare 22 dwellings per hectare One dwelling per 20 N/A Residential hectares Density22
  23. 23. Loganlea Neighbourhood PlanThe existing Planning Scheme Flood Overlay extendsinto the plan area and the portion of the land affected byflooding has limited development potential due to thisconstraint (Figure 13). Figure 13 Flood Overlay Plan 23
  24. 24. Loganlea Neighbourhood Plan 5.3 City Wide Planning The Loganlea Neighbourhood Plan is a part of a broader strategy to accommodate the city’s future growth. Council is currently undertaking, or has recently completed, other planning studies to guide future development in existing urban areas. These areas include: • Springwood • Beenleigh • Logan Central • Meadowbrook • Loganholme • Jimboomba • Logan Village The city-wide strategy also includes plans to create new cities and centres in currently undeveloped parts of the city. These areas include: • Park Ridge • Greater Flagstone • Yarrabilba • Bahrs Scrub Figure 14 shows the location of these areas. For further information about any of these plans please call Council on (07) 3412 3412, or alternatively visit Council’s website, Figure 14 City Wide Plan24
  25. 25. Loganlea Neighbourhood Plan5.4 Priority Infrastructure PlanningCouncil is currently developing a Priority InfrastructurePlan (PIP). This plan will consider expected populationand employment growth and determine the infrastructurenetworks needed to support this population. Theplanned growth identified in the plan is included in thisinfrastructure planning process.The PIP includes the following networks: • Stormwater • Transport infrastructure (roads) • Park and Community infrastructure (public parks and land for community facilities) • Water cycle infrastructure (water supply and sewerage).For more information about the Priority Infrastructure Plan,please contact Council on (07) 3412 3412. 25
  26. 26. Loganlea Neighbourhood Plan 6. VISION AND PRINCIPLES 6.1 Vision 6.2 Principles The vision for the Loganlea Neighbourhood Plan captures Council’s vision and core goal for the Loganlea Principle 1 – Land Use: Create a well planned residential the future aspirations and needs for the area and has been Neighbourhood Plan is to create: community to assist in accommodating Logan’s growth, and used to guide the development of the plan. The vision supporting the development of the Meadowbrook Health, considers the area’s role as a residential base that supports “a well planned, high amenity, residential community Education and Training Employment Opportunity Area. the development and growth of the Meadowbrook Health, that assists in accommodating Logan’s growing Education and Training Employment Opportunity Area. population and maximises access to public transport, Objectives The principles and supporting objectives further refine the health services, and employment and training 1.1 Increase residential development opportunities in proximity outcomes envisaged for the area and identify key elements to high frequency public transport and the Meadowbrook opportunities.” that will assist realising of this vision. Health, Education and Training Employment Area, with the highest intensity uses clustered around Loganlea Station. 1.2 Encourage a diverse range of high quality housing options. 1.3 Allow for convenience retail and commercial services to meet the needs of future residents of Loganlea. 1.4 Minimise the risk to people and property from flooding by limiting development in flood affected areas.26
  27. 27. Loganlea Neighbourhood PlanPrinciple 2 – Built Form: Ensure future development Principle 3 – Transport and Movement: Ensure the future Principle 4 – Infrastructure: Provide sufficient infrastructurecontributes to the creation of a high quality, and high amenity, residential community can access work, recreation and daily to accommodate the planned population growth in the area.urban character. needs via variety of transport modes and with a reduced dependency on private motor vehicles. ObjectivesObjectives 4.1 Identify land required for the efficient provision of future 2.1 Require future development to contribute to a high quality Objectives infrastructure and protect it from development. public realm by the use of: 3.1 Increase the number of dwellings in proximity to quality 4.2 Provide sufficient areas of accessible public open space • appropriate building scale and mass; public transport services and the Meadowbrook Health, to meet the needs of the future community and to improve • high quality, articulated, and varied building façades Education and Training Employment Area. the amenity of the area. and landscaping; and 3.2 Improve permeability through the area for walking and 4.3 Provide the stormwater quality and quantity infrastructure • building orientation and design that ensures cycling by providing for new paths and areas of public required to efficiently manage the area’s stormwater. development positively addresses and engages with spaces. public spaces such as roads, paths, and parks. 3.3 Integrate proposed pedestrian and cycle networks with 2.2 Where possible, frame similar land uses with existing roads existing and planned networks beyond the plan area. to create distinct ‘blocks’ of development and to provide a 3.4 Ensure the plan area’s road network functions at an buffer between land uses with differing intensities. acceptable standard and allows for a high degree of 2.3 Create a transition in the built form, from high intensity pedestrian amenity, particularly adjoining the future mixed development near the station to detached dwellings on the use area and Loganlea Station. edges of the study area. 2.4 Where possible, locate higher density areas to adjoin areas of public open space and paths to maximise their use and improve perceptions of safety through casual surveillance. 2.5 Facilitate the creation of a pedestrian focussed ‘main street’ along Station Road in the Mixed Use Precinct. 2.6 Protect the health, safety and property of the community from crime and anti-social behaviour through adherence to Crime Prevention Through Environmental Design (CPTED) principles. 2.7 Mitigate amenity impacts on existing and future dwellings through building design which takes account of noise, overlooking and overshadowing. 27
  28. 28. Loganlea Neighbourhood Plan 7. PROPOSED PLAN One of the primary goals of Logan’s neighbourhood plans is to ensure that there is sufficient housing to support the city’s projected growth. The plan area provides a residential base to support the Meadowbrook Health, Education and Training Employment Opportunity Area. It is anticipated that this employment area will provide the future residents of Loganlea with walkable access to a wide variety of services and facilities. The plan will in turn provide a residential base to support the development of Meadowbrook. The plan facilitates the delivery of: • approximately 2,490 dwellings to accommodate some 5,730 residents; • approximately 3,000m2 of non-residential uses, convenience retail and commercial uses; • 2.2ha of recreation park land; • 3.7ha open space for stormwater management; • a designated riverside environmental corridor; and • new pedestrian and cycle paths through the area. 7.1 Illustrated Master Plan The Master Plan has been developed based on the principles and objectives described in section 6. Please note that the building forms shown on the Master Plan are for illustrative purposes only. Further, the plan provides a framework for growth. Development will only occur with the landowner’s consent. Please see section 8 for further detail.28
  29. 29. Loganlea Neighbourhood PlanFigure 15 Illustrated Master Plan 29
  30. 30. Loganlea Neighbourhood Plan 7.2 Land Use and Built Form To meet the plan’s objectives, the area has been divided into seven precincts which establish the desired uses and built form. These specific land use precincts are: 1. Mixed Use Precinct 2. Residential (High Density) Precinct 3. Residential (Medium Density - Core) Precinct 4. Residential (Medium Density - Frame) Precinct 5. Residential (Medium Density - Edge) Precinct 6. Residential (Low Density) Precinct 7. Open Space and Community Precinct Figure 16 shows the locations of these precincts and Figure 17 (overleaf) shows the maximum building heights for each precinct. Figure 16 Consolidated Land Use Plan30
  31. 31. Loganlea Neighbourhood Plan Figure 17 Height Plan 31
  32. 32. Loganlea Neighbourhood Plan Table 2 provides a summary of the key land use characteristics for each precinct. Table 2 Precinct Land Use Characteristics Precinct Name Primary Uses Plot Ratio Dwellings per Equivalent Maximum hectare Queensland Building Planning Provision Height Zone Mixed Use Apartments Max 2.6 Max 200 Apartment Residential 6 Storeys Small scale retail, Min 1.8 Min 141 commercial uses, restaurants and cafes Residential (High Apartments Max 2.6 Max 200 Apartment Residential 6 Storeys Density) Min 1.8 Min 141 Residential (Medium Medium rise apartments Max 1.8 Max 140 Apartment Residential 4 Storeys Density - Core) Townhouses Min 0.8 Min 66 Residential (Medium Low rise units Max 0.8 Max 65 Residential Choice 3 Storeys Density - Frame) Townhouses Min 0.5 Min 41 Residential (Medium Townhouses Max 0.5 Max 40 Residential Choice 2 Storeys Density - Edge) Duplexes Min 0.28 Min 21 Small lot housing Residential (Low Detached housing Max 0.28 Max 21 Residential Living 2 Storeys Density) Min 0 Min 0 Open and Community Park N/A N /A Recreation / Other 2 Storeys Space Community uses Stormwater management Please see Appendix 2 for explanatory notes to Table 232
  33. 33. Loganlea Neighbourhood PlanThe ultimate number of dwellings and population for thestudy area are shown in Table 3. The table illustratesthree development scenarios: • High: development occurs at the maximum Table 3 Residential Density Scenarios allowable density • Medium: development occurs at the average Precinct Scenario density for each precinct • Low: development occurs at the minimum density Low Medium High Dwellings Population Dwellings Population Dwellings Population Mixed Use 92 212 111 256 131 301 Residential (High 587 1349 707 1627 832 1914 Density) Residential (Medium 533 1226 832 1914 1131 2601 Density - Core) Residential (Medium 429 986 554 1275 680 1563 Density - Frame) Residential (Medium 171 394 245 563 326 751 Density - Edge) Residential (Low 42 97 42 97 42 97 Density) Total 1854 4264 2491 5732 3142 7227 Please note that these figures assume all land within the study area is developed in accordance with the densities described in the previous table. 33
  34. 34. Loganlea Neighbourhood Plan 7.2.1 Mixed Use Precinct The Mixed Use Precinct will have a yield up to 200 dwellings per net hectare with a diverse mix of building The Mixed Use Precinct is the focal point of social and heights up to six storeys. To achieve this intensity of community life, activity and interaction in Loganlea. It will development with an appropriate design, it may be provide high density residential uses, and convenience necessary to consolidate a number of lots. All buildings in retail and commercial services to Loganlea residents. This the precinct will directly address Station Road and have area, of approximately 6,500m2, will be characterised by active frontages for non-residential uses, with ground mixed use development: retail and commercial uses on the levels providing shaded pedestrian paths. On-site parking ground floor with residential apartments above. and servicing is to be located behind buildings or within a basement, where appropriate. The non-residential uses will provide for convenience services to cater to the needs of local residents. As such, Development in this precinct will utilise architectural they will be limited to small tenancies with a maximum features and material palettes and feature massing that floor area of 200m2. Indicative uses include shops, cafes, creates a diverse and visually interesting urban form and restaurants, and commercial uses. The total maximum streetscape. Development will provide street landscaping Gross Leasable Area (GLA) of non-residential uses in the and design that is cohesive and contributes to a sub- precinct will be approximately 3,000m2. The precinct has tropical character. Where possible, existing landscape been located to front key pedestrian routes to Loganlea features will be retained. Station and to maximise access to this passing trade. This precinct will create two key nodes: a central node on the corner of Station Road and Carnival Street, and an Eastern node at the entrance of the new park on the corner of Valencia and Bernice Streets.34
  35. 35. Loganlea Neighbourhood PlanIllustration 1 Indicative section view - Mixed Use Precinct 35
  36. 36. Loganlea Neighbourhood Plan 7.2.2 Residential (High Density) Precinct This precinct’s location within easy walking distance of Loganlea Station makes it ideal for high density residential uses. The precinct, of approximately 41,600m2, will primarily consist of apartment buildings which feature a variety of unit types and sizes. It is located in proximity to the Mixed Use Precinct. Multiple dwellings are the preferred land use within this precinct with a yield up to 200 dwellings per net hectare, and a diverse mix of building heights up to six storeys. To achieve this intensity of development with an appropriate design, it may be necessary to consolidate a number of lots. Buildings will be orientated to actively engage with the street and will have a frontage which is built close to the properties’ road boundaries. The ground level will be constructed to allow for future conversion to non-residential uses to support any future expansion of the area. Development in this precinct will utilise architectural features and material palettes and feature massing that creates a diverse and visually interesting urban form and streetscape. Development will also provide street landscaping and design that is cohesive and contributes to a sub-tropical character. Where possible, existing landscape features will be retained. Illustration 2 Indicative streetscape perspective of Station Road36
  37. 37. Loganlea Neighbourhood PlanIllustration 3 Indicative section view, Residential (HighDensity) Precinct (left) to Residential (Medium Density -Core) Precinct (right) 37
  38. 38. Loganlea Neighbourhood Plan 7.2.3 Residential (Medium Density - Core) Precinct Also within easy walking distance of Loganlea Station, the Residential (Medium Density - Core) Precinct allows for a diverse mix of residential development. With a total area of 80,786m2, uses within this precinct will range from small to medium scale apartment buildings, to townhouses and terrace houses. This precinct provides for a smooth transition between the high intensity development surrounding Loganlea station and the medium density areas on the edges of the study area. The medium density residential precinct comprises a variety of multiple dwelling types including attached dwellings, townhouses, terrace houses, fonzie flats and apartments, at a yield of up to 140 dwellings per net hectare. To achieve this intensity of development with an appropriate design, it may be necessary to consolidate a number of lots. This precinct will feature a diverse mix of buildings with heights up to four storeys. Medium density dwellings will be set close to the front boundaries and designed in such a manner to encourage interaction with the streetscape and facilitate casual surveillance. Development in this precinct will feature massing that creates a diverse and visually interesting urban form and streetscape. Development will also provide street landscaping and design that is cohesive and contributes to a sub-tropical character. Where possible, existing landscape features will be retained.38
  39. 39. Loganlea Neighbourhood Plan7.2.4 Residential (Medium Density - Frame) and Residential (Medium Density - Edge) PrecinctsThese medium density residential precincts comprisea diversity of multiple dwelling types. The Residential(Medium Density - Frame) precinct has an approximatearea of 104,500m2 and the Residential (Medium Density -Edge) Precinct approximately 81,00m2. These precinctsare designed to primarily accommodate townhousedevelopment however small lot housing, terrace, duplexand triplex development would also be suitable. Due toits proximity to Loganlea Station, the Residential (MediumDensity - Frame) Precinct allows for slightly higherresidential densities (up to 65 dwellings per hectare) thanthe Residential (Medium Density - Edge) Precinct (upto 40 dwellings per hectare). To achieve this intensityof development with an appropriate design, it maybe necessary to consolidate a number of lots. These Illustration 4 Indicative section view, Residential (Mediumprecincts continue the progression from higher intensity Density-Edge) Precinct (left) to Residential (Mediumuses near the station, through to the detached dwellings Density-Frame) Precinct (right)that characterise the neighbourhoods adjoining the studyarea. Where possible, the precincts have been locatedto utilise roads as a buffer between areas of differingintensity. Buildings in the Residential (Medium Density -Frame) Precinct will be up to three storeys high and theResidential (Medium Density - Edge) Precinct will allow fortwo storey buildings. Both precincts will feature buildingdesign which orientates towards, and engages with, thestreet. Development will provide street landscaping anddesign that is cohesive and contributes a sub-tropicalcharacter. Where possible, existing landscape featureswill be retained. 39
  40. 40. Loganlea Neighbourhood Plan40
  41. 41. Loganlea Neighbourhood Plan7.2.5 Residential (Low Density) PrecinctThis low density residential precinct comprises a mix ofpredominately dwelling houses (including traditional andsmall lot housing) at a yield of up to 21 dwellings perhectare with building heights of up to two storeys. Thescale and built form must be compatible with the evolvingcharacter and all developments must be orientated tothe street to facilitate casual surveillance. The propertiesin this precinct are generally flood affected. As such,any development will need to comply with the floodingprovisions of the Logan Planning Scheme. It is unlikelythat the flood constrained area will experience significantchanges from the existing uses. 41
  42. 42. Loganlea Neighbourhood Plan 7.2.6 Open Space and Community Precinct This precinct serves a supporting role to the other precincts in the area. It contains areas of open space, community uses, and stormwater detention and quality areas. In terms of parks, the precinct includes a new park on the corner of Valencia and Bernice Streets and an extended park between Catalina, Surman and Sarah Streets. For more information regarding these parks, please see section 7.4.1 (Park Planning) of this document. The area’s stormwater infrastructure includes spaces for stormwater detention and quality treatment. These spaces will consist of grassed areas and areas landscaped using plant species suitable for bio-filtration. As such, some of these areas are able to fulfil a dual function of stormwater treatment and usable open space. The area on Valencia Street will provide for stormwater detention while the area on O’Malley Street and the wetland areas off Loganlea Road will provide detention and quality treatments. For more information regarding these facilities please see section 7.4.2 (Stormwater Planning) of this document. Development which directly adjoins open space areas and future pedestrian paths will need to be orientated so that it directly engages with the space. This will create a sense of activity and ownership in public spaces and facilitate casual surveillance, improving perceptions of safety. Land identified for community uses in the plan are currently being used by the Girl Guides in O’Malley Park and the Logan Artists Studio and Workshop in Coral Street. Under the plan, these areas will continue to provide local community services (refer section 4.7 Community Facilities). The delivery of community facilities into the future is currently being planned through the Council’s Community Infrastructure Strategy. Illustration 5 Indicative view from a recreation park to Residential (Medium Density - Core) Precinct42
  43. 43. Loganlea Neighbourhood PlanIllustration 6 Indicative section view of the proposed recreation park at the corner of Bernice and Valencia Streets 43
  44. 44. Loganlea Neighbourhood Plan 7.3 Transport and Movement The traffic study also indicated that the previously proposed Parking new roads in the area will not serve a significant traffic function The traffic and parking study for the area revealed that the 7.3.1 Traffic and Parking and will carry low volumes of traffic. The updated plan has highest parking demand occurs from the spill-over parking at therefore replaced these roads with pedestrian paths that will the Park ‘n’ Ride facility at Loganlea Railway Station. This spill- be provided as a part of future development. over parking is mostly confined to Station Road and Carnival Traffic Street. Car parking facilities at the Loganlea Railway Station are At a city-wide level, a transport model is being undertaken In order to achieve a pedestrian friendly environment adjacent under the jurisdiction of Translink and are outside of Council’s to inform Council’s new Priority Infrastructure Plan (PIP). The to the Mixed Use Precinct and Loganlea Station, Council’s control. transport model is based on projected city and regional transportation planners have analysed an alternative scenario population growth figures which include the projected in order to avoid increased traffic movements on Loganlea The study indicated relatively few cars are parked on-street increased population in the plan area. The transport model Road between Catalina and Carnival Streets. By prioritising throughout the remainder of the study area. This suggests that assesses the impact of growth on strategic roads across the the intersections as shown in Figure 18, it will be possible to the current parking rates, particularly for houses, are adequate. city, including Loganlea Road, and identifies any improvements divert traffic and avoid modifying the intersection at Station It also identified it is unlikely that the proposed increase in that may be required. Any required road upgrades are then Road/Carnival Street as shown in Appendix 3. It is estimated intensity of land uses will result in additional demand for scheduled in the PIP for future design and development. that this diversion will not be required for 12 to 15 years. parking at the Park ‘n’ Ride facility, as most local commuters The traffic and parking study, and Council’s analysis, is are likely to walk to the station. A traffic and parking study was commissioned to investigate available in Appendix 3. the likely impacts of the plan on local traffic and parking, with Car parking rates were also reviewed as a part of the traffic the aim of identifying the specific road infrastructure required study in order to determine the appropriate rate for on-site to support the future population growth proposed by the parking spaces for future development. The recommended plan. The study assumed a ‘worst case’ scenario where all parking rates for residential dwellings, and for retail and properties were developed at the highest allowable densities. commercial uses, are documented in the traffic and parking The study concluded that with certain intersection upgrades, study in Appendix 3 and will be incorporated into the new the existing road network will be capable of supporting the Planning Scheme. proposed population growth in the area.44
  45. 45. Loganlea Neighbourhood PlanFigure 18 Proposed Traffic Plan 45
  46. 46. Loganlea Neighbourhood Plan46
  47. 47. Loganlea Neighbourhood Plan7.3.2 Public TransportHigh quality and reliable public transport infrastructure isimportant to support the plan area and the MeadowbrookCentre. Regular and frequent services must be availableto connect Loganlea and Meadowbrook with othersignificant regional destinations. It is also important forboth bus and rail stations to be interconnected to allowfor easy exchange.The provision of public transport services is beyondCouncil’s control. However, the proposed land uses inthe plan will maximise the number of households withinwalking distance to Loganlea Station, thereby increasingopportunities for public transport use. Council willcontinue to work with the State Government to ensure thearea is supplied with high quality public transport services,particularly with regard to the proposed new bus routeshown on the plan in Figure 19. Figure 19 Proposed Public Transport Plan 47
  48. 48. Loganlea Neighbourhood Plan 7.3.3 Pedestrian and Cycle Network Effective and convenient pedestrian and cycle access within the plan area is critical to meet the objectives of the plan. A built form which encourages pedestrians will facilitate greater interaction, greener transportation and healthier lifestyles. To achieve this, pedestrian and cycle routes are to be integrated into the built form by providing active frontages with a strong pedestrian focus. The provision of new pedestrian and cycling links and areas of open space will improve permeability through the area, further encouraging active transport use. The proposed pedestrian and cycle movement network plan will: • improve connectivity by utilising new parks, paths and other areas of open space; • provide connections to existing and planned pedestrian networks outside the study area. 5m Illustration 7 Concept design for 10m 5m the integration of a new pedestrian connection path bollards to shared pedestrian restrict through path and vehicle vehicle movements access48
  49. 49. Loganlea Neighbourhood PlanFigure 20 shows the location of the planned pedestrianand cycle network.Where the pedestrian and cycle network occurs onprivate property, the establishment of the path will onlyoccur as a part of future development (i.e. Council willnot be acquiring property to provide these paths andtherefore the paths will not be developed until propertyowners decide to develop their land). These paths havegenerally been located along property boundaries sothat their impacts can be reasonably accommodated bydevelopment. It is proposed that future development onsites identified with pedestrian infrastructure will needto dedicate a part of the property for public access(approximately 5m in width on each property to ultimatelycreate a 10m wide path) as a part of the developmentapplication process. It is anticipated that housingdevelopment will directly address these pedestrian pathsto improve amenity and safety on the paths (Illustration 7,p. 48).The dedication of this land should not reduce thecalculated maximum yield for the property. The lengthof the path can be added to road frontages. Pedestrianpaths may be shared with vehicle access areas ordedicated entirely to pedestrian usage. The finaldetailed design of the paths will be determined by futuredevelopment and be subject to approval by Councilthrough the development assessment process. Pathslocated along existing roads will be formed along the roadas part of future development. Figure 20 Proposed Pedestrian and Cycle Network Plan 49
  50. 50. Loganlea Neighbourhood Plan 7.4 Infrastructure Some of the key factors considered when determining To accommodate the population growth envisioned in open space for the plan include: the plan, Council needs to ensure there will be sufficient infrastructure to serve the needs of the Loganlea • providing parks to meet a diverse range of the community. As discussed in section 5.4 of the document future local residential community’s recreational (Priority Infrastructure Planning), the broad scale provision needs while improving the overall amenity of the of infrastructure such as water, roads, sewerage systems, locality; parks and community facilities, is being planning as a part • applying good design principles to offer convenient of Council’s PIP process. Based on the technical studies and safe access to multi-use parks and open space completed as a part of the neighbourhood planning to support the wellbeing of the future community; process, it was determined that Council needs to and provide additional public open spaces such as park and • providing stormwater infrastructure based on the stormwater infrastructure in order to support the area’s principles of Water Sensitive Urban Design (WSUD) future growth. which integrates into the surrounding landscape and enhances the area’s amenity. Public open space is a vital element in creating a sense of place and achieving sustainable development outcomes by providing amenity and green space to serve the residents of the area, and in encouraging healthy lifestyles. To facilitate this, public open spaces need to be of a good quality and provide amenity for recreation, walking and cycling. Public open space caters for social needs including recreation and promotes nature in a way that improves the quality and vitality of urban life.50
  51. 51. Loganlea Neighbourhood Plan 51
  52. 52. Loganlea Neighbourhood Plan 7.4.1 Park Planning A new park is proposed at the corner of Bernice and Valencia Streets on the eastern side of Loganlea Road. The Logan City Park Strategy guides the delivery of parks The park will be conveniently located near the pedestrian for Logan’s community through design and parkland underpass at Station Road and the higher density standards called Desired Standards of Service (DSS). residential areas proposed adjacent to the Loganlea These standards identify the quantity, distribution, quality Railway Station on Station Road. and level of facility development required to support Logan’s community. In considering the array of land Park Design use demands for the plan area, two Local Recreation The Surman and Coral Park extension and new Local Parks (totalling 2.2 hectares) are required to service the Recreation Park on Bernice Street will ensure community forecasted population (Figure 21). access to Local Recreation Park facilities is in accordance with the Logan City Park Strategy’s desired standards of The parks are located to service both the eastern and service. western sections of the study area and will become important community focal points. Further, the location The parks will serve as multi-purpose open space areas of these two parks will ensure that recreation park encouraging a range of users to enjoy the parks safely. accessibility standards are met. Park designs will include the placement of plantings and hard-scapes, play equipment, park furniture and shelter. Illustration 8 (above) Concept plan for the recreation park Recreation Parks These features will be positioned to define areas within at the corner of Bernice and Valencia Streets Surman and Coral Parks will be augmented and linked the park to facilitate recreational activities for a range to provide valuable recreation space for residents on of park users. Park design will adopt Crime Prevention the western side of the plan area. It will improve the Through Environmental Design (CPTED) principles to Illustration 9 (overleaf) Concept plan for the Surman and walkability of the area providing links from Coral Street discourage anti-social behaviour. Coral Park extension to Sarah Street, and Surman Street to Catalina Street. The consolidation of these two parks will create an An environmental park will provide access to the Logan appropriately sized single park facility with improved road River. It is intended that this will be established through frontage. future development of riverside properties in the plan area (refer section 7.4.3 Environmental Corridor).52
  53. 53. Loganlea Neighbourhood Plan Figure 21 Proposed Open Space, Park and Stormwater Plan 53
  54. 54. Loganlea Neighbourhood Plan 7.4.2 Stormwater Planning Through the use of these methods, the effects of increases The major stormwater management infrastructure proposed in stormwater flows from proposed development are for the plan area includes a bio-retention basin located to the Under existing conditions, the plan consists mostly of mitigated. north-west on O’Malley Street extending from the existing residential area zone ‘Residential 600’. These areas are park for catchment one. Wetland facilities are proposed in typified by an impervious area of between 0.3 and 0.35ha Stormwater Quality Kraatz Park extending south and directly opposite Loganlea per hectare of net developable area. Under fully developed Stormwater quality modelling was undertaken for the Road extending south-west to service catchment two. A conditions, the impervious area will increase to a value of ultimate land use scenario under the plan area to quantify detention area to the north-east at the corner of Valencia 0.8ha per hectare of net developable area. As a result, increases in pollutant generation, and stormwater treatment Street and Kraatz Avenue is required for catchment five. stormwater flows and pollutant loads generated within the design measures to mitigate them. This assessment was The location of this infrastructure is shown in Figure 21 (p. plan area will increase. To manage this, trunk infrastructure undertaken to develop a required footprint for regional 53). Details of the proposed stormwater infrastructure plan upgrades are proposed with respect to both stormwater water quality treatment devices within the plan area. Any can be reviewed in the Station Road (Loganlea) Infill Study - quantity and quality. increases in stormwater flows that result from development Stormwater Infrastructure Concept Plan (Appendix 4) and its must be mitigated to ensure non-worsening conditions peer review (Appendix 5). Stormwater Quantity beyond the boundary for the plan area. Typically, Hydrologic and hydraulic modelling was undertaken for the stormwater flow is managed by the use of detention The proposed wetland areas will provide key ecological and plan area to determine the optimum method of managing storage areas. Stormwater runoff will be treated by a hydrological functions such as biodiversity conservation, stormwater quantity to meet anticipated growth within the range of regional scale quality treatment devices prior to flood mitigation and water quality improvement. From a area. Any increases in flows that result from development discharge to the receiving waterways. As a result, the plan water quantity perspective, the wetlands will conserve water are generally mitigated to ensure conditions beyond the identifies the following trunk infrastructure upgrades with and provide a buffer against erosion, storm surges and boundary of the site are not worsened. Typically, mitigation respect to stormwater quality: flooding by absorbing and slowly releasing stormwater. In of flow increases are achieved through the use of detention terms of water quality, wetlands filter out excess nutrients storages to ensure that existing flows are maintained beyond • construction of stormwater treatment wetlands and sediment from run off which would otherwise go into the boundary of the site to avoid impacts on the downstream • construction of bio-retention systems local creeks and rivers stormwater drainage system. The plan identifies the • implementation of scour protection at stormwater following trunk infrastructure upgrades with respect to outlets Another benefit of this stormwater infrastructure design is stormwater quantity: • the use and construction of vegetated natural that it can function as usable public open space. Detention channels areas can be utilised as recreation spaces while wetland and • construction of two new detention basins water quality treatment areas will increase the amenity of the • stormwater pipe upgrades Through the implementation of these best management area through features such as walkways and dense plantings • kerb lowering at specific locations to allow the Water Sensitive Urban Design (WSUD) practises, the plan of native vegetation. discharge of overland flow successfully meets the load based stormwater treatment objectives detailed in the SEQRP.54
  55. 55. Loganlea Neighbourhood Plan Left: Example of a multi use public open space area combining stormwater ‘quality’ management and informal recreation Below: Example of a multi use public open space area combining stormwater ‘quantity’ management and informal recreation 55
  56. 56. Loganlea Neighbourhood Plan 7.4.3 Environmental Corridor The plan presents a unique opportunity to strengthen the environmental aspects of the Logan River. The primary focus is to transform the land fronting the Logan River into a green river corridor with extensive planting and rehabilitation. This land will act as an environmental park which, by linking with other riverfront properties outside the study area, will have the potential to become part of a significant linear greenspace network. It is intended that as development occurs, riverfront parts of properties are dedicated to Council as a part of the development assessment process. The improvements to the land will aid in preventing further erosion of the riverbanks as well as improving the environmental amenity of the area. Figure 21 (p. 53) shows the location of this corridor.56
  57. 57. Loganlea Neighbourhood Plan 57
  58. 58. Loganlea Neighbourhood Plan 8. IMPLEMENTATION This section provides the key actions that are required SPA stipulates that the new planning scheme must be 8.2 Infrastructure to realise the strategic outcomes for the proposed reviewed by the State Government and undergo further Neighbourhood Plan. Council’s role in this process community consultation before it can be adopted. Once To support future population growth in the plan area, involves: the new planning scheme has been adopted, the zonings Council needs to provide additional park and stormwater and development controls over the properties within infrastructure. Council’s PIP will provide indicative • reflecting the plan in the new Logan Planning the Neighbourhood Plan area will change to reflect the scheduling for future infrastructure. The PIP has been Scheme, which provides the statutory framework endorsed Loganlea Neighborhood Plan. For further established to coordinate the timely delivery of this for assessing and deciding future development information on the new Logan Planning Scheme, please infrastructure. applications; contact Council on (07) 3412 3412. • reflecting the plan in the PIP of the Logan Planning Land identified in the plan for future park infrastructure Scheme to provide infrastructure to support the Development in the area will be market driven and led by is required by 2016, whereas land identified for development of the area; individual land owners. Development will not proceed future stormwater infrastructure is required by 2021. • facilitating appropriate development through the on a property without the landowner’s consent. Future Embellishments to establish these facilities will commence development assessment process; and development will need to be in accordance with the in the years following their acquisition with parks to be • providing infrastructure to support development in Logan Planning Scheme and may require a development established by 2021, and stormwater infrastructure the plan area. application to be made to Council. Development to be completed by 2031 (Figure 22). Funding for the Applications will be assessed in accordance with the SPA. infrastructure will primarily occur through infrastructure 8.1 Integration - New Logan Planning For further information about development applications, contributions from development. please contact Council’s Development Assessment Scheme and Future Development Branch on (07) 3412 3412. To provide the infrastructure required to support the The plan is now in its final stage. The next step in the plan, Council needs to bring land into public ownership. planning process is to translate the plan into planning Council will seek to achieve agreement with landowners scheme provisions for incorporation into the new Logan and to negotiate mutually agreeable arrangements for the Planning Scheme. This is a statutory process that purchase of property. It is recommended that landowners must be undertaken in accordance with the Sustainable contact Council on (07) 3412 3412 for further information. Planning Act 2009 (SPA).58
  59. 59. Loganlea Neighbourhood PlanFigure 22 Implementation Plan 59