Loganlea Neighbourhood Plan Planning Report October 2011 Final Excluding Appendices

Loganlea Neighbourhood Plan
October 2011


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.

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Table of Contents

1. 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 41
3. BACKGROUND 8 7.2.6 Open Space and Community Precinct 42
4. 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 60
5. 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 A5
6. 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 Study
7. 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

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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 59

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1. Executive Summary

The Loganlea Neighbourhood Plan (the plan) provides a The vision for the plan captures the needs and future Future infrastructure identified in the plan includes new
framework 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. The
some 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 the
a wide range of services and facilities. It is envisaged community that assists in accommodating Logan’s new Logan Planning Scheme has been adopted, the
that the plan will provide a residential base to support growing population and maximises access to zoning and development controls over properties within
the 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 uses
targets set out in the South East Queensland Regional and densities that respond to the locality. Higher
Plan 2009-2031 (SEQRP 2009-2031), the area is density residential areas are located in areas of good
expected to accommodate an ultimate population of public transport accessibility and in proximity to the
approximately 5,730 people. Therefore, it is important Meadowbrook centre. The plan also gives guidance for
that the Loganlea community benefits from a well-planned the desired future built form and identifies the locations of
approach to managing the City’s growth. key infrastructure.

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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.

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Figure 1 Context Plan

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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 (www.logan.qld.gov.
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.

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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

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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 Plan

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4.2 Existing Land Uses

The Loganlea area is characterised by detached housing
on small lots typically 800m2 in size. There are currently
490 dwellings within the plan area and approximately
1,300 people. Residential dwellings are generally one to
two storeys in height and built over the last five decades.
Attached housing development is generally limited to a
recent development on Station Road. A small convenience
centre also exists on Station Road. Figure 4 illustrates the
existing zones in the plan area. The land uses are generally
reflective of these zones.

Figure 4 Existing Zone Plan

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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 Plan

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4.4 Existing Public Transport

Public transport for the plan area is centred on the
Loganlea Railway Station. The Station has frequent
services and offers express connections to the Brisbane
CBD, Gold Coast and the Brisbane International
Airport. As such, it is an important asset for the area
and provides a basis for the location of higher residential
density opportunities in the area. This area is also well
served 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 the
Logan Hyperdome. Combined, these bus routes provide
services at half-hour intervals operating between 6am
and 7pm. Figure 6 shows the existing public transport
network for the area.

Figure 6 Existing Public Transport Plan

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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 Plan

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4.6 Existing Landscape and
Environment

The plan area is generally flat with shallow sloping
portions limited to Carnival Street and areas in the eastern
portions of the site. The majority of the plan area does
not contain any areas of environmental significance as it is
almost entirely developed as a residential neighbourhood.

The Logan River, which adjoins the plan area boundary,
is an underutilised asset of the community. This is mainly
due to limited public access as riverfront land is in private
ownership. Safe access to the Logan River is also
hindered by the steep grades of the riverbank.

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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.

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Figure 8 Existing Community Facilities Plan

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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 Plan

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4.8.2 Stormwater Catchment Management

The plan area is serviced by an existing stormwater
network primarily comprised of stormwater pits, pipes and
overland flow paths. The topography of the plan area and
the existing stormwater network dictate that stormwater
falling on the north-eastern and north-western portions
of the catchment discharges north from the plan area
and ultimately flows to Scrubby Creek, whilst the south-
eastern, south-western and central portions discharge
to the Logan River. The existing stormwater network
in the plan area is shown in Figure 10. The plan area is
subsequently influenced by five stormwater catchment
areas as shown in Figure 11 (overleaf).

Stormwater drainage for the plan area has several inflow
and outflow points. For the south-western area, the
stormwater flow discharges to an open channel system
near Coral Street, which then returns into the plan area
to pass under Loganlea Road, before discharging to the
Logan River. Drainage south-east of Loganlea Road
also discharges to this open channel system from Isabel
Street, prior to the confluence with the Logan River. For
the central plan area, piped flow from Bernice Street,
piped and overland flow from Carnival Street as well as
piped flow along Loganlea Road are discharged to the
open channel system which drains to the Logan River.
The overland flow from Bernice Street, Valencia Street,
Station Road and Loganlea Road discharges northwards
under the railway line to an open channel that drains to
Scrubby Creek.

Figure 10 Existing Stormwater Infrastructure Plan

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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 Plan

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5. Planning Framework

5.1 South East Queensland Regional
Plan 2009-2031

The purpose of the SEQRP is to manage regional
growth and change in the most sustainable way to
protect and enhance the quality of life in the region. The
SEQRP regulates development and provides regional
planning policy. The SEQRP policies are to be reflected
in local government planning schemes. The SEQRP
has identified that a range of infill and redevelopment
opportunities exist in Logan City. Further, a major
challenge for Logan City Council is to ensure the orderly
planning, sequencing and delivery of infrastructure to
these areas so that best practice economic, social and
environmental outcomes can be achieved.

Under the SEQRP, an estimated 70,000 additional
dwellings are required by 2031 to accommodate Logan’s
proportion of expected regional growth, population
increase, and anticipated demographic change. It is
anticipated that 42,000 dwellings will be delivered through
greenfield development, and at least 28,000 additional
dwellings 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 Area
and will support Meadowbrook in providing a range of
housing choices.

Figure 12 Regional Context Plan

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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
Density

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The existing Planning Scheme Flood Overlay extends
into the plan area and the portion of the land affected by
flooding has limited development potential due to this
constraint (Figure 13).

Figure 13 Flood Overlay Plan

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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,
http://www.logan.qld.gov.au.

Figure 14 City Wide Plan

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5.4 Priority Infrastructure Planning

Council is currently developing a Priority Infrastructure
Plan (PIP). This plan will consider expected population
and employment growth and determine the infrastructure
networks needed to support this population. The
planned growth identified in the plan is included in this
infrastructure 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.

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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.

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Principle 2 – Built Form: Ensure future development Principle 3 – Transport and Movement: Ensure the future Principle 4 – Infrastructure: Provide sufficient infrastructure
contributes 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. Objectives
Objectives 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.

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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.

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Figure 15 Illustrated Master Plan

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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 Plan

30


Figure 17 Height Plan

31


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 2

32


The ultimate number of dwellings and population for the
study area are shown in Table 3. The table illustrates
three 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)

Density - Frame)

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


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


Illustration 1 Indicative section view - Mixed Use Precinct

35


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 Road

36


Illustration 3 Indicative section view, Residential (High
Density) Precinct (left) to Residential (Medium Density -
Core) Precinct (right)

37


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


7.2.4 Residential (Medium Density - Frame)
and Residential (Medium Density -
Edge) Precincts

These medium density residential precincts comprise
a diversity of multiple dwelling types. The Residential
(Medium Density - Frame) precinct has an approximate
area of 104,500m2 and the Residential (Medium Density -
Edge) Precinct approximately 81,00m2. These precincts
are designed to primarily accommodate townhouse
development however small lot housing, terrace, duplex
and triplex development would also be suitable. Due to
its proximity to Loganlea Station, the Residential (Medium
Density - Frame) Precinct allows for slightly higher
residential densities (up to 65 dwellings per hectare) than
the Residential (Medium Density - Edge) Precinct (up
to 40 dwellings per hectare). To achieve this intensity
of development with an appropriate design, it may
be necessary to consolidate a number of lots. These
Illustration 4 Indicative section view, Residential (Medium
precincts continue the progression from higher intensity
Density-Edge) Precinct (left) to Residential (Medium
uses near the station, through to the detached dwellings
Density-Frame) Precinct (right)
that characterise the neighbourhoods adjoining the study
area. Where possible, the precincts have been located
to utilise roads as a buffer between areas of differing
intensity. Buildings in the Residential (Medium Density -
Frame) Precinct will be up to three storeys high and the
Residential (Medium Density - Edge) Precinct will allow for
two storey buildings. Both precincts will feature building
design which orientates towards, and engages with, the
street. Development will provide street landscaping and
design that is cohesive and contributes a sub-tropical
character. Where possible, existing landscape features
will be retained.

39


40


7.2.5 Residential (Low Density) Precinct

This low density residential precinct comprises a mix of
predominately dwelling houses (including traditional and
small lot housing) at a yield of up to 21 dwellings per
hectare with building heights of up to two storeys. The
scale and built form must be compatible with the evolving
character and all developments must be orientated to
the street to facilitate casual surveillance. The properties
in this precinct are generally flood affected. As such,
any development will need to comply with the flooding
provisions of the Logan Planning Scheme. It is unlikely
that the flood constrained area will experience significant
changes from the existing uses.

41


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) Precinct

42


Illustration 6 Indicative section view of the proposed recreation park at the corner of Bernice and Valencia Streets

43


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


Figure 18 Proposed Traffic Plan

45


46


7.3.2 Public Transport

High quality and reliable public transport infrastructure is
important to support the plan area and the Meadowbrook
Centre. Regular and frequent services must be available
to connect Loganlea and Meadowbrook with other
significant regional destinations. It is also important for
both bus and rail stations to be interconnected to allow
for easy exchange.

The provision of public transport services is beyond
Council’s control. However, the proposed land uses in
the plan will maximise the number of households within
walking distance to Loganlea Station, thereby increasing
opportunities for public transport use. Council will
continue to work with the State Government to ensure the
area is supplied with high quality public transport services,
particularly with regard to the proposed new bus route
shown on the plan in Figure 19.

Figure 19 Proposed Public Transport Plan

47


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 access

48


Figure 20 shows the location of the planned pedestrian
and cycle network.

Where the pedestrian and cycle network occurs on
private property, the establishment of the path will only
occur as a part of future development (i.e. Council will
not be acquiring property to provide these paths and
therefore the paths will not be developed until property
owners decide to develop their land). These paths have
generally been located along property boundaries so
that their impacts can be reasonably accommodated by
development. It is proposed that future development on
sites identified with pedestrian infrastructure will need
to dedicate a part of the property for public access
(approximately 5m in width on each property to ultimately
create a 10m wide path) as a part of the development
application process. It is anticipated that housing
development will directly address these pedestrian paths
to improve amenity and safety on the paths (Illustration 7,
p. 48).

The dedication of this land should not reduce the
calculated maximum yield for the property. The length
of the path can be added to road frontages. Pedestrian
paths may be shared with vehicle access areas or
dedicated entirely to pedestrian usage. The final
detailed design of the paths will be determined by future
development and be subject to approval by Council
through the development assessment process. Paths
located along existing roads will be formed along the road
as part of future development.
Figure 20 Proposed Pedestrian and Cycle Network Plan

49


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


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


Figure 21 Proposed Open Space, Park and Stormwater Plan

53


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


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


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


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


Figure 22 Implementation Plan

59


BIBLIOGRAPHY
AECOM. (2011). Peer Review of Valencia Street Detention Basin. Logan City Council: Logan Central.
Bitzios Consulting. (2009). Logan Infill Study Station Road Precinct - Site Appraisal. Logan City Council: Logan Central.
Cardno Lawson Treloar. (2009). Logan Infill Planning Study Hydraulic Report - Preliminary Review. Logan City Council:
Logan Central.
Council of Mayors (SEQ) and Department of Local Government and Planning. (2011). Next Generation Planning - A
handbook for planners, designers and developers in South East Queensland. The Council of Mayors (SEQ) and the State
of Queensland: Brisbane.
Department of Local Government and Planning (2009). Sustainable Planning Act 2009. Queensland Government:
Brisbane.
Department of Infrastructure and Planning (2009). South East Queensland Regional Plan 2009-2031. Queensland
Government: Brisbane.
Department of Infrastructure and Planning (2008). South East Queensland Infrastructure Plan and Program 2008-2026.
Queensland Government: Brisbane.
EnGenY. (2009). Station Road (Loganlea) Infill Study - Stormwater Infrastructure Concept Plan. Logan City Council:
Logan Central.
Halcrow. (2011). Traffic Report - Loganlea Traffic and Parking Study. Logan City Council: Logan Central.
Humphreys Reynolds Perkins. (2009). Logan Infill Studies. Logan City Council: Logan Central.
Logan City Council. (2011). Loganlea Neighbourhood Plan Submission Analysis & Response Report. Logan City Council:
Logan Central.
Logan City Council. (2006). Logan Planning Scheme 2006. Logan City Council: Logan Central.
SGS Economics and Planning. (2009). Economic Feasibility Assessment for Infill Areas. Logan City Council: Logan
Central.

60


Appendix 1: Humphries Reynolds Perkins - Logan Infill Studies (Extract)

A1

Loganlea Neighbourhood Plan Planning Report October 2011 Final Excluding Appendices

Loganlea Neighbourhood Plan Planning Report October 2011 Final Excluding Appendices

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