THE RIPLEY VALLEY STRUCTURE PLAN - Ipswich City Council

THE RIPLEY VALLEY
VOL. 1
STRUCTURE PLAN – Outline, Regional and Local
FINAL

PREPARED FOR: Ipswich City Council Ripley Valley Master
Planning Task Force
PREPARED BY:
Ripley Valley Master Planning Group
Team Members:
Cardno
Manidis Roberts
Continuum Group
Roberts Day / DPZ Pacific
Elton Consulting
PMM

TABLE OF CONTENTS
PART 1 - OUTLINE OF STRUCTURE PLAN ............................ 1
1.1 INTRODUCTION.............................................................. 1
1.2 BACKGROUND ............................................................... 1
1.3 OVERALL PLANNING APPROACH ......................................... 2
PART 2 – RIPLEY VALLEY STRUCTURE PLAN – REGIONAL LEVEL 4
1.0 INTRODUCTION AND PURPOSE OF THE STRUCTURE PLAN ......... 4
1.1 Short Title ................................................................... 4
2.0 OVERALL DEVELOPMENT INTENT........................................ 7
3.0 KEY STRATEGIES FOR ACHIEVING DEVELOPMENT INTENT.........18
4.0 SUPPORTING STRATEGIES................................................37
5.0 INTERIM DEVELOPMENT ASSESSMENT CRITERIA .....................40
PART 3 – RIPLEY VALLEY STRUCTURE PLAN – LOCAL LEVEL....41
1.0 INTRODUCTION.............................................................41
2.0 NATURE OF PROPOSED AMENDMENTS TO THE IPSWICH PLANNING
SCHEME ......................................................................41
TABLE OF FIGURES
Figure 1.1 Ripley Valley Locality Plan........................................... 2
Figure 1.2 Ripley Valley Major Development Area............................ 6
Figure 2.1 Structure Plan ..........................................................42
Figure 2.3 Open Space ..............................................................43
Figure 3.1 Neighbourhood Structure ............................................44
Figure 3.2 Neighbourhood Unit Plan.............................................45
Figure 3.3 Residential Densities..................................................46
Figure 3.4 Community and Schools ..............................................47
Figure 3.5 Transit Plan.............................................................48
Figure 3.6 Transit Catchments ...................................................49
Figure 3.7 Walk and Cycle .........................................................50
Figure 3.8 Thoroughfare Types ..................................................51
Figure 3.9 Thoroughfare Hierarchy Plan .......................................52
Figure 3.10 The Transect ..........................................................25
Figure 3.11 Centres and Employment ...........................................53
Figure 3.12 Development Sequencing ...........................................36

RIPLEY VALLEY STRUCTURE PLAN – VOLUME 1
PART 1 - OUTLINE OF STRUCTURE PLAN
1.1 INTRODUCTION
(1) The Ripley Valley Structure Plan sets out the overall strategy framework for
achieving the key urban development outcomes for both the South East Queensland
Regional Plan 2005-26 (SEQRP) and the Ipswich Planning Scheme within the
geographic context of the Ripley Valley.
(2) The Structure Plan consists of two volumes.
(3) Volume 1 comprises three parts:-
(a) Part 1 outlines the overall composition of the Structure Plan;
(b) Part 2 describes the Structure Plan (Regional Level) and is statutory in
(c)
nature; and
Part 3 Structure Plan (Local Level) explains the nature and purpose of the
proposed amendments to the Ipswich Planning Scheme.
(4) Volume 2 comprises the Master Planning Framework and Planning Report, which
provides the detailed strategies and other supporting material to Volume 1.
1.2 BACKGROUND
(1) The Ripley Valley Structure Plan and Master Planning Framework have been
compiled in response to the SEQRP and its requirements for planning and
development.
(2) Commissioned by Ipswich City Council, the Structure Plan is to set in place a strong
framework for the future development of the Ripley Valley as a key resource for
the fast growing Western Corridor.
(3) South East Queensland (SEQ) is expected to experience significant growth in the
short to mid-term.
(4) The western growth corridor, which is substantially contained within the Ipswich
City Council (ICC) local government area, is expected to absorb a significant
amount of this growth, refer Figure 1.1.
(5) The expected number of dwellings within the ICC local government area will almost
double between 2001 and 2016 and increase by 50% again to 2026, taking the total
number of dwellings from 45,600 in 2001 to 135,000 in 2026.
(6) The development of the Ripley Valley Structure Plan is a deliberate process to
ensure this growth can be catered for and managed in a sustainable way.
(7) The Ripley Valley covers an area of approximately 100 square kilometres and is
framed on three sides by local hills.
(8) The ridge lines of these hills have been designated as conservation zones and the
area for development of the Valley is limited to the valley floor and lower slopes of
the hills.
(9) The Ripley Valley is designed to accommodate more than 50,000 dwellings with an
ultimate population of approximately 120,000+ people.
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Figure 1.1
Ripley Valley Locality Plan
1.3 OVERALL PLANNING APPROACH
(1) The fundamental approach in the development of the Ripley Valley Structure Plan
has been based on Traditional Neighbourhood Design (TND) and Transect Based
Planning.
(2) As opposed to Conventional Suburban Development (CSD), which separates uses and
encourages a car based society; TND mixes uses and focuses on providing pedestrian
based community design.
(3) TND is structured around the increment of the “Neighbourhood” which is inherently
mixed use and pedestrian oriented.
(4) The uses are connected by narrower, pedestrian friendly roads and pathways
offering alternatives to driving, thus minimising traffic generation.
(5) TND’s include main streets and Town Centres, with each offering a variety of
residential and commercial opportunities.
(6) Each Neighbourhood in a TND is designed as a pedestrian shed and is “transit
ready”, enabling bus, or rail transportation to be incorporated in the development.
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(7) Because CSD is delivered in self-contained “Precincts”, it has no defined edges or
Centres. Resulting CSD developments are often referred to as “sprawl”.
(8) TND, because it uses the Neighbourhood as the increment for design, has clear
Centres and edges defined by human scaled distances such as the five-minute walk
(400-600m).
(9) CSD assigns left over land, which cannot be developed, and properties required to
buffer different uses, as the “open space” of a development.
(10) TND assigns valuable, highly accessible land to specific types of “open spaces” such
as parks, squares, plazas, and playgrounds usually framed by a variety of narrow
roads and buildings.
(11) These spaces create the Centres of Neighbourhoods and the focus of the public
realm for community life.
(12) Transect Based Planning recognises that there are a spectrum of habitats from the
completely natural to the highly urbanised. Across this spectrum, each
Neighbourhood has the opportunity to be developed or evolve a range of building
forms and land uses with different densities and intensities of activity, therefore
providing real choices for a diversity of lifestyles.
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PART 2 – RIPLEY VALLEY STRUCTURE PLAN – REGIONAL LEVEL
1.0 INTRODUCTION AND PURPOSE OF THE STRUCTURE PLAN
1.1 Short Title
(1) This document may be cited as the Ripley Valley Structure Plan.
(2) The Ripley Valley Structure Plan was adopted by the Regional Planning Minister on
xxxx.
1.2 Role and Purpose of the Ripley Valley Structure Plan
(1) The Ripley Valley Structure Plan provides a strategic framework for:-
(a) State Government infrastructure planning, funding and delivery programs and in
particular, future versions of the South East Queensland Infrastructure Plan and
Program 2006-2026 (SEQIPP);
(b) the planning, funding and delivery of infrastructure for which the local
government is responsible;
(c) the preparation of consequential amendments to the Ipswich Planning Scheme;
(d) the assessment of development applications lodged prior to the consequential
amendments to the Ipswich Planning Scheme; and
(e) other activities of the local government (including corporate plans, annual
financial plans and other plans, strategies and policies).
(2) The Ripley Valley Structure Plan provides a robust planning framework to manage
the future growth and development of the Ripley Valley.
1.3 Relationship to the South East Queensland Regional Plan
(1) The Ripley Valley Structure Plan is a requirement of the South East Queensland
Regional Plan 2005-2026 (SEQRP) as an identified Major Development Area (MDA).
(2) The Ripley Valley Structure Plan demonstrates how Ipswich City Council proposes to
integrate land use and infrastructure through Traditional Neighbourhood Design and
Transect Based Planning.
(3) The Ripley Valley Structure Plan is an intermediate step between the high-level
urban development policies, targets and spatial direction provided in the SEQRP
and the detailed planning measures required to implement these at the local level.
(4) The Ripley Valley Urban Core implements the SEQ Region Plan’s designation of a
Major Activity Centre within the Ripley Valley.
1.4 Relationship to Ipswich Local Growth Management Strategy and Priority
Infrastructure Plan
(1) The Draft Ipswich Local Growth Management Strategy (LGMS) and Draft Priority
Infrastructure Plan (PIP) have been prepared on the basis of the current Planning
Scheme provisions for the Ripley Valley, in order to meet statutory deadlines which
apply to these documents.
(2) Under the current Planning Scheme provisions, urban growth in the Ripley Valley
was estimated to range between 80,000 to 100,000 people capacity.
(3) The Ripley Valley is designated in the context of both the draft LGMS and the draft
PIP as one of the City’s “regionally significant growth area, requiring infrastructure
agreements and master plans/structure plans.”
(4) The Ripley Valley Structure Plan is now proposing a development capacity of
120,000 people within the context of Traditional Neighbourhood Design; therefore,
the PIP will need to be revised to accommodate this revised population estimate
and style of development.
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1.5 Effect of the Ripley Valley Structure Plan on Development Applications
(1) The Ripley Valley Structure Plan applies to all land identified in Figure: 1.2 Ripley
Valley Development Area and includes the whole of the SEQ Regional Plan’s Ripley
Valley Major Development Area (MDA).
(2) The Ripley Valley Structure Plan and Master Planning Framework generally conforms
to Implementation Guideline No 4 Structure Plans and has been prepared under
process B – where separate approval is sought for the structure plan and the
subsequent planning scheme amendments.
(3) The Ripley Valley Structure Plan must be considered in the assessment of all
development applications in respect of land within the Ripley Valley until such time
as consequential amendments are made to the Ipswich Planning Scheme to reflect
the Ripley Valley Structure Plan.
(4) In the period between when the Ripley Valley Structure Plan takes effect and the
Ipswich Planning Scheme is amended (to introduce a new Part 15) development will
demonstrate compliance with the relevant provisions of the Ipswich Planning
Scheme, particularly Part 4 Urban Areas, Division 8 Future Urban Zone, including
Table 4.8.1 Assessment Categories and Relevant Assessment Criteria.
The preparation of large scale Area Concept Plans (under the current planning
scheme provisions) is to be waived and replaced by Neighbourhood Master Plans.
Each Neighbourhood Master Plan:
• has a coverage that conforms to the neighbourhood boundaries identified in the
Neighbourhood Structure (refer Figure 3.1);
• must encompass the whole of the neighbourhood, or neighbourhoods that the
development is located within;
• must have due regard to its context within the Ripley Valley Structure Plan, i.e.
how it relates to adjoining and nearby neighbourhoods; and
• must demonstrate compliance with, and delivery of the intended outcomes as
set out in the Overall Development Intent, Precinct Development Intent,
Infrastructure Services provisions, Development Sequencing and Supporting
Strategies contained in Sections 2.0 to 4.0 of Part 2, Volume 1 of the Ripley
Valley Structure Plan.
Development within the Urban Core or Secondary Urban Centres shall encompass a
master plan for the entire Urban Core or Secondary Urban Centre as depicted in the
Ripley Valley Structure Plan (refer Figure 2.1).
The process of preparing a Neighbourhood Master Plan must include effective
consultation with all relevant land owners and other key stakeholders.
It is anticipated that the provision of key infrastructure will be governed by
infrastructure agreements which will be entered into between landowners,
groupings of landowners, developers with the permission of landowners, the Local
Government or the State Government.
1.6 Supporting Notes
(1) The supporting notes included in this Structure Plan provide guidance on
interrelating and applying the development intent and strategic objectives of the
Plan.
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Figure: 1.2 Ripley Valley Development Area
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2.0 OVERALL DEVELOPMENT INTENT
(1) The overall Development Intent for the Ripley Valley is informed through the vision,
themes and key development outcomes as outlined below.
2.1 The Ripley Valley Vision
The Ripley Valley 2030 – is a rich and festive community which has developed as
a series of distinctive neighbourhoods and smaller villages within the many and
varied valley precincts, surrounded both close and afar by hills and views of the
iconic Flinders Peak.
Vegetated hills, valleys, lakes, open space linkages and trails are a constant
reminder of the connection and relationship this community has with its valley
home. This natural setting is celebrated by the community in every aspect of
design, form and function.
Residents have easy access and connections to employment opportunities both
locally and within the wider Ipswich district. The Ripley Valley is the heart of
one of the State’s employment and economic growth regions, with residents
benefiting from employment prospects in neighbouring areas of Swanbank,
Ebenezer and Amberley. An integrated public transport system operates within
and beyond the Valley to provide convenient travel alternatives.
A real ‘sense of place’ is instilled in the Valley, generating community pride in
their active involvement in a safe, friendly and green living environment.
The Ripley Valley Urban Core is stimulating and inspired by its marketplace style
and is easily accessible to the community it services. The Valley is complimented
by a network of smaller neighbourhood mixed use villages offering meeting
places, cultural experiences, shopping, recreation, and state of the art transport
connections both near and afar. The Ripley Valley has embraced the principles of
sustainability and is a model for others to follow- acknowledged both in
Australia and overseas.
2.2 Development Themes
(1) The following themes further refine the Ripley Valley Vision Statement, and have
been designed through a process of collaborative partnerships between
government, business and community to guide the development and staging of an
effective action framework according to the values and evolving needs of the
community.
(a) A Living Valley – Each resident in the Ripley Valley is connected to the Valley
community and likewise, local residents rely on the Valley for cultural
activities, entertainment, recreation, education, and their unique lifestyle.
(b) An Accessible Valley – Travelling around the Valley by foot, cycle, bus, or car is
convenient, safe and equitable to all members of the community.
(c) A Designed Valley – Inspired by the natural surrounds, the built form is
efficient, comfortable and distinctive reflecting the diverse needs of residents,
specifically designed to be sensitive to the features of the Valley and provide
residents with a unique living environment.
(d) A Prosperous Valley – The Valley provides employment and investment
opportunities for residents and contributes significantly to the regional
economy.
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(e) A Functional Valley – The Ripley Valley has been designed on global best
practices in sustainability, including energy efficiency, waste minimisation and
water sensitive design. Necessary utilities and services to residents are
provided in an eco-efficient manner, maximising the community’s selfsufficiency
and capacity to cater for advancements in technology and
infrastructure provision.
(f) A Natural Valley – The significant natural assets of the Valley are conserved and
enhanced, enabling the local environmental values to flourish and define the
function of the community.
2.3 Precinct Development Intents
2.3.1 Introduction
(1) The Structure Plan Area comprises 9 precincts – refer Figure 2.1:
(a) Urban Core;
(b) Secondary Urban Centre West;
(c) Secondary Urban Centre East;
(d) Neighbourhoods;
(e) Villages;
(f) Open Space;
(g) Rural Residential - Fischer Rd East;
(h) Conservation; and
(i) Rural/Constrained Areas.
Note 2.1
(1) The Open Space, Rural Residential - Fischer Rd East and Rural/Constrained Areas
are depicted in two ways on the Structure Plan maps:
(a) unbroken lines – representing committed and current public parks and private
recreation areas; and
(b) broken lines – indicating future recreation land, subject to further detailed
assessment as part of a neighbourhood Master Plan or subsequent development
application.
(2) The development intents for each of these Precincts are outlined below.
Note 2.2
(1) The Transect requires that the range of uses and function around the Centres are
the same, it is the uses intensity that changes.
(2) The Neighbourhood unit is the fundamental building block of the community.
(3) The Precincts (amalgams of neighbourhoods) are arranged to accord with the
principles of the Transect.
2.3.2 Urban Core
(1) The Urban Core is the highest order mixed-use Centre in the Valley and provides
the residents with the most intense and diverse opportunities for residential, retail,
business, civic, health, community, open space, employment, transport,
educational, recreational and entertainment amenities.
(2) The Urban Core is the most intense urban setting of Ripley Valley.
(3) It is the equivalent of a traditional town centre or traditional business district.
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(4) It contains the greatest variety of building forms and all of the unique regional
amenities of a region, e.g. art galleries, theatres, law courts, major health
facilities.
(5) In the Urban Core the built environment takes precedence over the natural
environment in matters concerning pedestrian accessibility, building disposition and
open space design.
(6) Commercial uses mix with residential in the same buildings.
(7) Footpaths are wide and foster pedestrian movement.
(8) The Urban Core comprises large residential catchments within walking distance.
(9) The residential density of the Urban Core is 55 dwellings per hectare.
(10) Building heights typically ranges from 2 to 12 storeys.
(11) The streets of the Ripley Valley Urban Core offer residents and visitors shopping
and street dining.
(12) Squares and plazas provide areas for relaxation and people watching.
(13) The largest and tallest buildings are located in the Urban Core and each are mixeduse
so that the ground floors continue to support the street life of the Urban Core.
(14) Office and/or residential uses are located on upper floors, many of which take
advantage of roof gardens and terraces.
(15) Initial analysis of the functionality of the Urban Core indicates that there is a
distinctive role for warehousing/ bulky goods retailing, in the longer term as land
values increase, these uses relocate to the Secondary Urban Centres or to the
adjoining Swanbank New Chum Enterprise Park.
(16) High levels of mobility and accessibility are provided within the Urban Core with
dedicated transit corridors and a major transit station.
(17) The thoroughfare layout allows for the establishment of a subterranean transit
route and station in the Urban Core.
(18) The thoroughfare layout is supplemented with local transit routes and an
interconnected network of pedestrian and cycle paths.
Note 2.3
(1) The following items and table provides an indication of the mix of uses both
vertically and horizontally that are included in the Urban Core:
(2) Retail/Commercial
DEVELOPMENT TYPE INDICATIVE GFA USE CONFIGURATION
Department and Discount
Chore Retail, Impulse
70,000 m 2
Department Stores,
Retail, Personal Retail,
(incl. 55,000 m
Retail Services, Food &
2 retail, Supermarkets, Cinemas,
15,000 m
Beverage, Entertainment
2 entertainment) Restaurant Precincts,
Taverns
Professional Services 4,000 m 2 Can include Accountants,
Solicitors, Lawyers, etc
Commercial – Population
8,000 m 2 Created by population
Driven
demand
Commercial – Economic
20,000 m 2 Created by economic
(+/- 100%)
Development
demand
Public Health
Services/Medical
Vocational Training
Facilities/University
Homewares Retail/Bulky
Goods, Impulse Retail, Food
& Beverage
Office & retail space,
10,000 m 2 (+/- 100%) Public Health Services,
Private Hospital
Vocational Training
Facilities/University are
Up to 30,000 m 2
linked to major employers.
Possible link to high
schools, etc.
Primarily bulky
80,000-100,000 m 2 goods/homewares retail
with service industry.
Impulse retail & food &
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everage retail to serve the
needs of the population.
Service Industry 10,000-15,000 m 2 Can include auto repairs &
service workshops.
(3) Health
(a)
Regional Community Care Precinct provides a full range of community and
ambulatory health services including specialist teams and outpatient clinics.
(b) An integrated services approach model is adopted which includes partnership
with other health providers including General Practitioners, other Government
agencies and non-government organisations.
(c) Private Services – medical and health facilities, doctors, dentists,
physiotherapists, Natural Medicine.
(d)
(e)
Pharmacies and medical supplies.
Private health and lifestyle centres - exercise businesses, gym and fitness
centres, meditation clinics, health and day spas.
(4) Community uses including a library, cultural facilities, exhibitions, display and
performance spaces, meeting rooms and halls, office accommodation for Council
services, child care services and human and welfare services.
(5) Live/work uses.
(6) Education – Private and Public Primary and Secondary Schools, Vocational Training
Facilities and University learning opportunities.
(7) Sport and Recreation.
(8) Open Space – Town Centre Plaza, Quadrant Parks, Formal Town Centre Parks and
Gardens, District Park, Major and Local Sportsgrounds, Linear Parks.
(9) Residential – Apartments, terrace housing, duplexes, semi-attached, aged care
housing.
(10) Transit – major regional transit centre linked with local transit routes, pedestrian
and cycleways.
(11) Carparking – mass parking behind buildings with on-street parking.
(12) Rear lanes – all buildings serviced by rear lane access.
2.3.3 Secondary Urban Centres East and West Neighbourhoods
(1) Secondary Urban Centres serve as multifunctional, social condensers for a large
portion of the population and provide a transition between the less dense Villages
and Neighbourhoods and the higher density Urban Core.
(2) Buildings heights typically range from one to four storeys.
(3) The more intense buildings straddle the thoroughfares, key intersections and transit
lines of the Centres.
(4) Land uses that benefit from the exposure provided by these locations occupy these
buildings, which activate and sustain a vibrant street life.
(5) The internal and less busy Neighbourhood streets cater to residential apartments,
attached housing and small cottages.
(6) Two Secondary Urban Centre Neighbourhoods are shown on the Structure Plan.
(a) Secondary Urban Centre West (SUCW) has a residential density of 35 dwellings
per hectare.
(b) Secondary Urban Centre East (SUCE) has a residential density of 20 dwellings
per hectare.
(c) The higher densities around SUCW are a result of the opportunity for a regional
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transit stop linking to Ipswich and Springfield and the broader rail network of
South-East Queensland.
(d) The increased densities allow for greater access to mobility in the region.
(e) The centres of these neighbourhoods are the equivalent of a Main Street.
(f) Commercial uses mix with residential in the same buildings.
(g) Footpaths are wide and foster pedestrian movement.
(h) Formal open spaces such as plazas and squares serve as the focus for the
community.
(i) Civic buildings are located in or adjacent to these spaces.
(j) A majority of the residents in the community are within a five minute walk of
the centre.
Note 2.4
(1) The following items and table provide an indication of the mix of uses both vertically
and horizontally that are included in the Secondary Urban Centre Neighbourhoods:
(2) Retail/Commercial
DEVELOPMENT TYPE INDICATIVE GFA USE CONFIGURATION
15,000 - 20,000 m 2
Secondary Urban Centre
West
Chore Retail, Impulse
Retail, Personal Retail,
Retail Services, Food &
Beverage, Entertainment
10,000 – 15,000m 2
Secondary Urban Centre
East
Discount Department Stores
and Supermarkets.
Professional Services 1,000 m 2 Can include Accountants,
Solicitors, Lawyers, etc
Service Industry Up to 5,000 m 2 Can include auto repairs &
service workshops
(3) Health
(a)
Regional Community Care Precinct provides a full range of community and
ambulatory health services including specialist teams and outpatient clinics.
(b) An integrated services approach model is adopted which includes partnership
with other health providers including General Practitioners, other Government
agencies and non-government organisations.
(c) Private Services – medical and health facilities, doctors, dentists,
physiotherapists, Natural Medicine.
(d)
(e)
Pharmacies and medical supplies.
Private health and lifestyle centres - exercise businesses, gym and fitness
centres, meditation clinics, health and day spas.
(4) Community uses including library, cultural facilities, exhibitions, display and
performance spaces, meeting rooms and halls, office accommodation for Council
services, child care services and human and welfare services.
(5) Live/work uses.
(6) Education – Private and Public Primary and Secondary Schools, Vocational Training
Facilities and University learning opportunities.
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(7) Sport and Recreation.
(8) Open Space – Town Centre Plaza, Quadrant Parks, Formal Town Centre Parks and
Gardens, District Park, Major and Local Sportsgrounds, Linear Parks.
(9) Residential – Apartments, terrace housing, duplexes, semi-attached, aged care
housing.
(10) Transit – major regional transit centre linked with local transit routes, pedestrian
and cycleways.
(11) Carparking – mass parking behind buildings with on-street parking.
(12) Rear lanes – all buildings serviced by rear lane access.
2.3.4 Neighbourhoods
(1) Neighbourhoods are less dense than the Urban Core and Secondary Urban Centre.
(2) The average residential density is generally 15 dwellings per hectare except where
development constraints (e.g. flooding, slope or undermining) dictates a lower
density.
(3) Building heights typically range from one to three storeys.
(4) Each neighbourhood is serviced by a transit stop enabling transit ready
neighbourhoods.
(5) Residents are within 400m – 600m walk of a transit stop.
(6) Neighbourhoods provide a varied range of housing for residents.
(7) Where Neighbourhoods abut, the more intense buildings front both sides of the
thoroughfares, key intersections and transit lines of these Neighbourhoods form
Major Neighbourhood Centres.
(8) Land uses that benefit from the exposure provided by these locations occupy these
buildings, which activate and sustain a vibrant street life.
(9) The internal and less busy Neighbourhood streets cater to residential apartments,
attached housing and small cottages.
(10) Within each Neighbourhood there is a discernable centre and a series of open
spaces in the form of parks, squares, playgrounds and plazas.
(11) Distinct places offer residents varied environments to experience according to the
time of day or desire.
(12) Parks and playgrounds are provided.
(13) Being internal to each Neighbourhood, these spaces are quieter and more intimate
and are used more by the immediate residents.
Note 2.5
(1) The following items provide an indication of the mix of uses both vertically and
horizontally that are included in Major Neighbourhood Centres.
(2) Retail/ Commercial supermarket, associated retail services including hairdressers,
deli, newsagent, pharmacist, bottle shop, café and coffee shops to a total of
approximately 6,000m².
(3) Commercial office space including accountants, dentists, doctor/ General
Practitioners to a total of 500m².
(4) Live/work uses.
(5) Community – meeting rooms and halls, non-government organisation offices (such as
family support services and religious services).
(6) Education – State and private High Schools and Primary Schools.
(7) Child care services – long and short day-care.
(8) Open Space – Neighbourhood Centre Park – 5,000m² minimum, District Park – 2ha,
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which may include the 5,000m² Neighbourhood centre park, local sports grounds,
Bundamba and Deebing Creeks as linear open space.
(9) Inbound and outbound transit stops are located appropriately near the school and
shops,
(10) 1.5m wide pedestrian pathways are generally constructed on all streets
(11) The cycleway network passes through the centre and links into the dedicated
Bundamba and Deebing creek networks.
(12) Residential – apartments, terrace housing, duplexes, semi-attached, small-lot
housing, detached housing, garage studios.
(13) Carparking – mass parking is located behind buildings as well as on-street parking.
(14) All buildings are serviced by rear lanes around the centre of each neighbourhood.
2.3.5 Villages
(1) A series of Villages serve as the transition from the more dense Neighbourhoods to
the conservation areas, which surround the edge of the Ripley Valley.
(2) A Village is a Neighbourhood which stands alone in the countryside.
(3) Residential densities vary from 8 to 10 dwellings per hectare.
(4) Building heights generally range from one to two storeys.
(5) The extent of each village at the Ripley Valley is defined by greenways that
coincide with creeklines, natural features and future greenbelts.
(6) Villages are less dense than the urban core Neighbourhoods of the Ripley Valley,
but are structured the same way and are able to evolve over time.
(7) Housing types vary to cater for a range of income groups and household types.
(8) Prominent sites are reserved for civic uses and each Village contains a variety of
Open Space types.
(9) Thoroughfares are interconnected and vary in their character.
(10) Each Village has at its centre a focus that contributes to local identity and
character.
(11) The facilities available within the Village Centre include a central park, a transit
stop, or civic building.
(12) Surrounding or adjacent these facilities are businesses and retail uses, depending
on economic demand.
Note 2.6
(1) The following items provide an indication of the mix of uses both vertically and
horizontally that are included in the Village Centres:
(2) Retail/Commercial - convenience store or café.
(1) Live/work uses.
(2) Community – meeting rooms, provided, operated and managed by the community.
(3) Education – A Primary School may be located here.
(4) Child care services – long and short day-care.
(5) Open Space – Neighbourhood Centre Park – 5,000m2 minimum.
(6) A Transit stop is located in the centre.
(7) Pedestrian pathways are generally provided on all streets at least 1.5m wide,
(8) The cycleway network passes through the centre and links into the dedicated
Bundamba/Deebing Creek networks.
(9) Residential – terrace housing, duplexes, semi-attached, small-lot housing, detached
housing, garage studios and larger residential lots on constrained sites.
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(10) Carparking – mass parking located behind buildings as well as on-street parking.
(11) Rear Lanes – all buildings serviced by rear lanes around the centre of each
neighbourhood.
2.3.6 Open Space
(1) Open Space is designed as an integrated system satisfying the active and passive
recreation needs of the community and includes the full range of Open Space
typologies e.g. plazas, squares, parks, greens and bushland, as depicted on Figure
2.3 and as outlined in Volume 2, Section 10.11.
(2) The thoroughfare system and Open Space system establish the public realm of a
community.
(3) Each Neighbourhood is to be equipped with a variety of Open Spaces.
(4) The Ripley Valley Open Space network is designed to be effective environmentally.
(5) The Open Space corridors are designed to intersect pedestrian trajectories and be
adjacent to meaningful destinations.
(6) Open Space corridors are fronted by thoroughfares or building facades to provide
passive surveillance and activity to discourage crime.
(7) Conservation Areas are protected and enhanced to form the Ripley Valley
Conservation Reserve network.
(8) Conservation areas provide opportunities for passive recreation including walking
trails, lookouts and natural picnic reserves.
(9) The rehabilitation and repair of the hydrological network and the riparian ecology
of Bundamba and Deebing Creeks and to a lesser extent the secondary tributaries to
both of these creek systems, are of primary importance to ensure the “Repair of
Country” outcome is implemented.
Note: 2.7
(1) Each Open Space type is characterised by its location within the community.
(2) Areas of Open Space along the periphery of urbanisation and as part of the riparian
areas are left natural.
(3) Open Space within Neighbourhoods and Centres varies from parks and playgrounds,
playing fields/facilities to squares and plazas.
(4) By ensuring arrangement according to the Transect, there is clarity between the
built form that surrounds the Open Space, and the design of the space and thus
its capacity for use by citizens.
(5) Open space, landscape and the public domain must respond to the Transect.
(6) For example the type and feel of the public domain, open space and the landscape
that goes into it must be ordered from the most rural to the most urban according
to the T-Zones.
(7) This is illustrated below.
T1 – T3
Natural preserves available for unstructured recreation. This may be independent of
surrounding building frontages. The landscape shall consist of paths and trails, meadows,
woodland and open shelters, all naturalistically disposed. These may be lineal, following
the trajectories of natural corridors.
Revision 5, October 2007 14

T3 – T5
Open space, available for unstructured recreation. This may be spatially defined by
landscaping rather than building frontages. The landscape shall consist of lawn and trees,
naturalistically disposed.
T4 – T5
An open space available for unstructured recreation and civic purposes. This is spatially
defined by building frontages. The landscaping shall consist of paths, lawns and trees,
formally disposed. They shall be located at the intersection of important thoroughfares.
T5 – T6
An open space available for civic purposes and allied commercial activities e.g. coffee in
the park, mobile fruit stall. They shall be spatially defined by building frontages. The
landscape shall consist primarily of pavement. Trees are optional. They shall be located at
the intersection of important streets.
T3 – T6
An open space that is embedded within the network of streets and the dense urban fabric
of an Urban Core, forming part of the streetscape. Located along major pedestrian
trajectories and assisting in creating the green lungs of a dense urban neighbourhood.
Revision 5, October 2007 15

These have small fenced playgrounds and contemplative spaces for resting and informal
gathering, as well as pathways for moving between destinations.
2.3.7 Rural Residential - Fischer Rd East
(1) This precinct is situated within the buffer to the Swanbank Power Station, and is
therefore intended to contain low intensity land uses.
(2) There is potential to site large lot home sites (4000m² plus) adjacent to Fischer
Road, subject to geotechnical and acoustic investigations to determine actual house
sites and appropriate methods of construction.
(3) Most of the land is to be retained in its natural state, thereby providing a buffer to
the power station (from a noise amelioration perspective) and Bundamba Creek in
order to support a primarily linear recreational and wildlife corridor function.
2.3.8 Conservation Areas
(1) The Conservation Area provides for the protection and management of the Principal
Nature Conservation Areas within or adjoining urban areas, including—
(a) areas or features of particular habitat significance;
(b) the diversity of habitats for flora and fauna;
(c) land which acts as wildlife corridors;
(d) important areas of remnant, endangered, vulnerable, rare and other significant
vegetation;
(e) significant wetlands; and
(f) natural areas of particular importance in terms of scenic amenity;
to the general exclusion of the majority of other land uses.
(2) Recreational activities are located and designed to avoid significant adverse
impacts on environmental values, visual and scenic amenity values and ecological
values.
(3) Provision is made for nature based recreation experiences and other ecologically
sustainable land uses where appropriate to the capacity of the land.
(4) Uses and works within Conservation Areas are located, designed and managed to:
(a) conserve the natural features/values of the land;
(b) maintain the conservation status of the land;
(c) be compatible with surrounding uses and work, in particular any declared
nature conservation areas, regional recreation parks or areas subject to a
conservation agreement;
(d) minimise soil erosion, landslip and siltation of watercourses and achieve sound
catchment management practices;
(e) avoid modification of riparian areas;
(f) maintain the scenic value and visual quality of areas, particularly prominent
ridgelines and escarpments;
Revision 5, October 2007 16

(g) maintain the safety of people, buildings and works; and
(h) avoid significant adverse effects on the natural environment.
(5) Reconfigurations in Conservation Areas are generally limited to the ‘amalgamation’
or ‘consolidation’ of existing lots to the general exclusion of most other lot
reconfigurations.
2.3.9 Rural / Constrained Areas
(1) This Area is situated outside of urban areas and has limited or no potential for
urban development and because of existing land uses cannot be incorporated into
Conservation areas.
(2) The Area includes
(a) the buffer to the Swanbank Power Station;
(b) the Buffer to the Business and Industry Area south of the extension of the
Centenary Highway;
(c) the cleared land surrounding Daly’s Lagoon, owned by the Sporting Shooters
Association;
(d) existing rural land holdings in the upper reaches of Bundamba Creek; and
(e) Defence Purpose land, south of the headwaters of the Deebing Creek.
Revision 5, October 2007 17

3.0 KEY STRATEGIES FOR ACHIEVING DEVELOPMENT INTENT
3.1 Key Development Outcomes
3.1.1 Summary of Urban Form
(1) The Ripley Valley comprises an Urban Core, two Secondary Urban Centres, Major
Neighbourhoods Centres and Neighbourhood Centres, as outlined in Figure 3.1
Structure Plan.
(2) Each is made from the increment of the Neighbourhood, a 400-600 metre
walkable pedestrian catchment; as outlined in Figure 3.2.
(3) The grouping of these Neighbourhoods allows for the creation of more intense
centres.
(4) The Urban Core and Secondary Urban Centres comprises the most diverse and
intense mix of uses.
(5) Each Neighbourhood is based on the Traditional Neighbourhood Design
principles as outlined in Volume 2 – Structure Plan – Master Planning Framework
and Planning Report (Section 8).
3.1.2 Development Themes
(1) In accordance with the Ripley Valley Vision the key strategies for achieving the
development intent have been aligned with the six supporting development
themes. These are Living Valley, Accessible Valley Designed Valley, Prosperous
Valley, Functional Valley and Natural Valley.
3.1.3 Living Valley
(1) The Ripley Valley accommodates approximately 120,000 people in
approximately 50,000 dwellings in a mix of densities as shown in Figure 3.3.
(2) These densities are distributed generally as follows:
(a) The Urban Core at 55 dwellings per hectare;
(b) Secondary Urban Centre West at 35 dwellings per hectare;
(c) Secondary Urban Centre East at 20 dwellings per hectare;
(d) Neighbourhoods at 15 dwellings per hectare;
(e) Villages and Rural Residential at 2.5-10 dwellings per hectare; and
(f) Rural / Constrained Areas at less than 2.5 dwellings per hectare.
Note 3.1
(1) The Ripley Valley provides the following quantum of community facilities detailed
below.
(2) 14 primary schools and approximately 5 high schools are required to meet the needs
of the Ripley Valley. Eighteen potential locations for state and specialist education
facilities are shown in Figure 3.4. These are indicative and subject to demand.
Demand for private schools in the Ripley Valley will reflect the socio-economic
profile of the population, its religious and ethnic mix, access to existing private
schools within Ipswich, and patterns of preference among families.
(3) The Ripley Valley in intended to provide a Regional Community Care Precinct
comprising a full range of community and ambulatory health services including
specialist teams and outpatient clinics. An integrated services approach model is
adopted which includes partnership with other health providers including General
Practitioners, other Government agencies and non-government organisations.
(4) Provision of outreach community health services is encouraged at the local level,
using multi-purpose community centres or schools for sessional clinics or shopfront
leased premises for local outlets.
(5) A variety of General Practitioners and specialist medical centres are to be
provided. However, these should be encouraged to locate in the Secondary Urban
Revision 5, October 2007 18

Centres or neighbourhood centres, close to other community services, in order to
strengthen neighbourhood hubs and village centres.
(6) A major sub-regional community facility is to be provided in the Urban Core serving
the whole of the Ripley Valley, co-located with a cultural/civic facility and
incorporating meeting rooms and some office accommodation for community
organisations. A site of 2-3 ha is required for the sub-regional community/ cultural
facility.
(7) Two district level multi-purpose community facilities, are to be located with one in
each of the Secondary Urban Centres. The district community centres may include a
library, district youth centre and some performance/ theatre space, and each
requires a site of up to 1.5 ha.
(8) Approximately 8 local community centres are to be provided on sites of up to 4,000
sqm. These should be located to serve a cluster of 3-4 Neighbourhoods (10-12,000
people), and should provide space for local activities and services.
(9) The Ripley Valley is large enough to support 1 sub-regional level library, to be
located in the Urban Core Community/ Civic Precinct, and two branch libraries with
one in each of the Secondary Urban Centres. It is proposed that the sub-regional
library include meeting rooms for hire, to provide a social meeting place and space
for lifelong learning activities. The library should form part of a broader subregional
level civic cultural facility, to incorporate some exhibition space,
performance space for dance, drama and music activities, and spaces for
community arts, as well as the major community centre functions outlined above.
This facility might also encompass a local government branch office.
(10) Child care is to be provided in central and conveniently accessible locations, and to
reinforce the role of the civic centre as the focal point for the community. Child
care is to be located adjacent to complementary land uses such as schools and
community centres.
(11) Primary schools, childcare centres and recreational facilities are located within
800-1,000 metres of most dwellings to encourage walking and discourage
unnecessary vehicle use.
Revision 5, October 2007 19

Note 3.2
(1) The Ripley Valley will provide the following hierarchy of community facilities:
(2) Neighbourhood level services and facilities, available within about five - ten
minute walking distance for most residents, and generally provided for a population
of approximately 5,000 – 12,000 people.
(1) These core services are required by most new residents from the outset of
settlement to meet their local everyday neighbourhood needs.
(2) Without access to such basic services, residents are likely to be significantly
inconvenienced or disadvantaged and for this reason it is considered that
these services should be available from the time the first residents move
into a neighbourhood.
(3) Neighbourhood level facilities include:
(i) corner shop, general store;
(ii) local shops and services;
(iii) spaces for informal meeting and gathering;
(iv) spaces for local activities such as neighbourhood community centre;
(v) childcare centres;
(vi) local park and playground;
(vii) primary school;
(viii) doctor’s surgery, medical centre;
(ix) churches; and
(x) public telephones and post boxes.
(3) District level services are more specialist services which operate on a broader
district catchment (approximately 20,000 – 50,000 people). These will vary
according to the particular characteristics and needs of the population.
(1) They are usually staged to respond to the achievement of population
thresholds, with numbers sufficient to support their provision.
(2) District Level Services include:
(i) a large cluster and variety of shops and commercial services;
(ii) a high school and other learning facilities;
(iii) civic and cultural facilities, including a branch library;
(iv) entertainment, leisure, sporting and recreation facilities;
(v) a range of medical and community health services;
(vi) individual and family support services, and services addressing
particular issues such as welfare, legal aid, employment, housing;
(vii) facilities and services for particular sections of the population, such
as young people, older people, people with a disability, and people
from culturally and linguistically diverse communities;
(viii) larger places of worship; and
(ix) emergency and communications services.
(4) Sub-regional level services, comprising major facilities for a population of
approximately 80,000 -120,000 people.
(1) Sub-regional level services include:
(i) Public Health Services Facilities;
(ii) tertiary education facilities – Vocational Training Facility and
university;
(iii) major shopping centres;
(iv) major cultural and civic facilities – e.g. large performing arts
venue, local government branch office, major library;
(v) specialist higher order entertainment and leisure facilities;
(vi) major recreation and sporting facilities – e.g. football stadium,
(vii)
regional park, botanic gardens; and
Regional Community Care Precinct provides a full range of
community and ambulatory health services including specialist
teams and outpatient clinics.
(2) An integrated services approach model will be adopted which includes
partnership with other health providers including General Practitioners,
other Government agencies and non-government organisations.
Revision 5, October 2007 20

Note 3.3
(1) The Ripley Valley provides for the following housing outcomes.
(2) A minimum of 12% of housing is demonstrably affordable to households in the
lowest 40% of the income range. The 12% affordable housing includes delivery of
options suited to:
(a) social housing clients;
(b) long term affordable rental through community-based organisations; and
(c) affordable purchase.
(3) Ripley Valley incorporates a wide range of housing options (including different
dwelling sizes and forms) that meet the needs and expectations of the full range of
household types and population groups.
(4) Higher-density housing forms, which are particularly targeted to smaller
households, are concentrated in accessible locations around the Urban Core and
Secondary Urban Centres.
(5) Provision of accommodation that is especially suited to older people (including
independent housing, supported accommodation and residential care).
(6) A significant proportion of new dwellings in the Ripley Valley feature Universal
Housing Design principles to maximise accessibility, flexibility and useability for all
sections of the population, including older people, children, and people with a
disability. A minimum of 15% of housing is adaptable housing of this kind.
(7) The Ripley Valley provides for housing choice and diversity taking account of
affordability needs, and ensuring that market priced housing includes small and
very small dwellings and dwelling types that are inherently low-cost (eg. shop-top
housing).
(8) The Ripley Valley provides for public and community housing, at a rate of provision
at least equivalent to the Queensland average (3.5% of dwellings). Where advance
commitment of funds is not possible, flexibility is retained to permit eventual spot
purchase or site acquisitions for public and community housing.
(3) The Ripley Valley provides for recreation and open space in accordance
with Figure 2.3 and the following typologies.
(a)
(b)
(c)
(d)
(e)
(f)
(g)
Urban Core - Formal Park and Gardens: this area is the most diverse
park in terms of its function and character. It also acts as an informal
recreation area, linear park, waterside park and co-location park with
civic facilities along its edges on the street.
Urban Core and Secondary Urban Centre East and West Plazas: these
parks are the most formal in function and character. These Plazas are
the formal gathering places for the citizens of a community.
Major Sportsgrounds: formal sportsgrounds cater for headquarter
sports.
Local Sportsgrounds: primarily for organised sport and recreation at a
neighbourhood level.
District/Recreation Parks: this park is informal in function and
character and provides for informal district recreation purposes such as
picnicking, kick and play spaces, etc. They may also provide a more
formal function such as the Urban Core Plaza.
Neighbourhood and Village Centre Parks: this park is formal in function
and character as it is intended to form the centre of the
neighbourhoods and the heart of each community within that
neighbourhood.
Urban Core and Secondary Urban Centre West Quadrant Parks: the
Revision 5, October 2007 21

(h)
(i)
Urban Core and Secondary Urban Centre West are comprised of densely
settled neighbourhoods. These neighbourhoods are typically divided
into quadrants. Near the centre of each quadrant should be located a
park. This is also related to densities, and community function. These
parks act as the green lungs of inner urban areas by introducing nature
back into the more dense neighbourhoods.
Linear Parks and Greens: this area is for unstructured recreation,
linking open space areas, defining neighbourhood edges and drainage
corridors. They may form part of the streetscape, drainage system and
green corridor connectivity linkages. They can also act as dual function
for sportsgrounds, areas for civic uses and community facilities.
Edge Parks: this area is for unstructured recreation, defining outside
edges of neighbourhoods and fronts conservation land. They also act as
linear parks.
(4) The heritage values of the Ripley Valley is protected and enhanced through:
(a)
(b)
Ensuring that development complies with the Aboriginal Cultural
Heritage Act 2003 and Torres Strait Islander Cultural Heritage Act 2003.
Any development within the Ripley Valley must undertake a preliminary
assessment for compliance with gazetted duty of care guidelines to
determine if Aboriginal Cultural Heritage is located on the land; and
Protection of character/heritage places identified in the Ipswich
Planning Scheme.
3.1.4 Accessible Valley
(1) The Ripley Valley is well-serviced by an integrated public transport and roads
system that effectively eliminates congestion, conserves community character
and enhances liveability.
(2) This includes:
(a)
(b)
(c)
(d)
support for a more compact pattern of urban development and
promoting the self-containment of travel by integrating transport and
land use planning;
creating connected communities with efficient and affordable access;
provision of sustainable travel choices to support the accessibility needs
of all members of the community; and
investment in the transport system to maximize community and
economic benefits.
(3) Transit orientated development is to be designed to deliver an appropriate
density and a mix of uses around major transit stations as per the residential
densities.
(4) The majority (greater than 90%) of dwellings are to be situated within a 400m-
600m walk of a neighbourhood transit route that connects to inter-suburban
services (refer Figure 3.5 and 3.6).
(5) The majority (greater than 90%) of dwellings are to be situated within 800m
walk of an inter-suburban transit service (refer Figure 3.5 and 3.6).
Revision 5, October 2007 22

Note 3.4
(1) The Ripley Valley Structure Plan provides the following transport and mobility
outcomes:
(2) It is recognised that in order to achieve this goal, and to address existing concerns,
there is a need to reduce residents’ dependency on their cars and encourage a
modal shift to public transport, walking and cycling.
(3) All neighbourhoods are to be Public Transport Ready, based on an approximate
400m-600m, 5-minute walk from centre to edge, with each neighbourhood centre
to serve as a transit stop.
(4) A regional transit service is to be provided that connects the Ripley Valley to key
external destinations (eg. Ipswich CBD, Brisbane, Springfield).
(5) A major transit station is to be incorporated in the Urban Core and a secondary
station in the Secondary Urban Centre West, with the thoroughfare layout to be
designed to allow for the retrofitting of a subterranean transit route and stations in
the Urban Core.
(6) A comprehensive walk and cycle network is to be integrated with the external
network, linear open spaces, the transit network and the neighbourhoods (refer
Figure 3.7).
(7) All facilities are to be constructed to meet universal design standards, including the
accommodation of users with limited mobility at transit stops and stations.
(8) The road network (and road cross section) is to accommodate a range of users,
including pedestrians, cyclists, transit vehicles and cars, either on-road or in the
verge width where appropriate.
(9) Neighbourhood Master Plans are to identify, preserve and protect corridors and
buffer areas for the indicative alignments shown on the Thoroughfare Types Plan
(refer Figure 3.8).
(10) A functional hierarchy for the road and street network is to be provided with
parallel traffic carrying routes and a high degree of connectivity/permeability
through provision of multiple access routes within neighbourhoods (refer Figure
3.9).
(11) The plan aims to achieve high modal shares to public transport, walking and
cycling, and provide real alternatives to the private vehicle for residents and
workers in the Ripley Valley.
(12) Shorter travel trips are achieved through form based planning and encouragement
of alternative commuter trip modes through other travel behaviour change
mechanisms.
(13) Measures to reduce the parking demand are to be implemented in the Urban Core
(eg. pricing schemes) and provide parking using a consolidated approach.
(14) Incentives are required to encourage sustainable travel choices.
(15) Road treatments should afford priority to the transit system, pedestrians and
cyclists.
(16) The Urban Core should be pedestrian and cycle friendly (end of trip facilities) with
priority afforded to the pedestrian.
(17) Frequent, high quality connections across major roads and corridors are required
(e.g. the SWTC) to connect neighbourhood centres, schools and other high activity
areas so as to achieve integration between communities.
(18) The SWTC intermediate and ultimate design considers the provision of the
following:
(a) connections to the SWTC at regular and convenient spacings to ensure
compatibility with the Ripley Valley Thoroughfare Plan (figure 3.5 and
3.8);
(b) a new interchange with SWTC to the west of Ripley Road (near Wensley
Road);
(c) an overpass only (ie. no interchange) at SWTC/Ripley Road, noting that a
roundabout with all movements would still exist as an interim measure;
(d) an eastern off ramp at the interchange to the SWTC to Swanbank
(Abrahams Road); and
Revision 5, October 2007 23

(e)
design for the ultimate SWTC interchange near Wensley Road to
accommodate a subterranean highway through the Urban Core.
3.1.5 Designed Valley
(1) Ripley Valley is designed based on the Traditional Neighbourhood Design
principles outlined below.
(a) There is a discernable Centre. This is often a plaza, square, or green
and sometimes a busy or memorable intersection. A transit bus stop
should be located at this Centre.
(b)
(c)
(d)
(e)
(f)
(g)
(h)
(i)
Buildings at the Centre of the Neighbourhood are placed close to the
footpath and to each other, creating an urban spatial definition.
Buildings at the edges are placed further away and further apart from
each other, creating a rural spatial definition.
Most of the dwellings are within a five-minute walk from the Centre.
This pedestrian shed (or area people find comfortable to walk) averages
400-600m metres.
There are a variety of dwelling types. These take the form of houses,
attached houses and apartments, so that the young and the elderly,
singles and families, poor and wealthy, can find suitable places to live.
There are places to work in the form of commercial or live/work units.
There are shops sufficiently varied to supply the daily needs of
households such as a convenience store, cafes and post office.
A small ancillary building should be permitted within the backyard of
each house. It may be used as a rental apartment, accessory bedroom,
granny flat or as a place to work.
There are playgrounds or green spaces near every dwelling. This
distance should not average more than 500 metres.
There should be a primary school close enough for most children to
walk to from their home. This distance should not be more than one
kilometre.
(2) Development within the Ripley Valley is spatially allocated according to
Transect Based Planning techniques outlined below.
(a)
(b)
Neighbourhoods are designed in accordance with Transect Based
principles from the least urban to the most urban [(refer Figure 3.9 -
The Transect) and Volume 2 – Structure Plan – Master Planning
Framework and Planning Report (Section 8)].
Each Neighbourhood contains a minimum of 3 Transect Zones.
Revision 5, October 2007 24

T1 T2 T3 T4 T5 T6 SD
Figure 3.10 – The Transect
Revision 5, October 2007 25

Note 3.5
(1) The Ripley Valley is developed in accordance with Transect Based Planning
Principles.
(2) The Transect is a system of classification deploying the conceptual range of rural to
urban to arrange in useful order the typical elements of urbanism.
(3) The Transect is a natural ordering system, as every urban element easily finds a
place within its continuum.
(4) For example, a street is more urban than a road, a kerb more urban than a swale, a
brick wall more urban than a wooden one, an avenue of trees more urban than a
cluster.
(5) This gradient when rationalised and subdivided, becomes the urban transect, the
basis of a common zoning system.
(6) The transect technique is derived from ecological analysis where it is applied to
present the sequence of natural habitat from shore-dune-upland or wetlandwoodland-grassland.
(7) A description of the each T-zone is described below:
T1 A Natural Zone includes all lands that have been permanently protected
from urban or rural development either by purchase or by environmental law. In T1
Zones the continuity of nature has precedent over all man-made infrastructure and
artefacts. Permitted uses and buildings are to be located on existing cleared areas;
and may include, eco tourism, research facilities, farmhouses, homesteads,
woolsheds, cabins, golf courses and campground structures.
T2 Rural Zones include lands that are not appropriate for extensive
development but have not been permanently protected like the T1 Zones. T2 zones
can accommodate limited development that supports the use and preservation of
T1 lands, for agricultural use, and for recreational facilities for the communities it
surrounds. Large “stewardship” lots are permissible as a means to manage
extensive areas of open space.
T3 Sub Urban Zones are similar to conventional suburban residential areas
except they are not extensive in their area and they are always attached to other T
Zones to ensure a diverse, mixed use community within short walking distance. The
Sub Urban Zone contains larger lots, with greater setbacks with natural features
playing a prominent role in the layout of streets and buildings.
T4 The Neighbourhood Zone is the place where communities start to exhibit a
more urban character. Buildings are positioned close to the street and lots are
smaller. T4 serves as the transition from the more rural character to the more
urban character of the Transect. Therefore, it has a wide range of permitted
criteria. It purposefully has a somewhat busy appearance to provide the authentic
feel common to traditional communities.
T5 The Neighbourhood Centre Zone is the equivalent of Main Street. Here
commercial uses mix with residential in the same buildings. Footpaths are wide and
foster pedestrian movement. Formal open spaces such as plazas, squares, and town
greens serve as the focus for the community. Civic buildings are located in or
adjacent to these spaces. A majority of the residents in the community are within a
five minute walk of the T5 Zone.
T6 The Central Core Zone is the equivalent of a Town Centre or CBD area. It
contains the tallest buildings, the greatest variety and all the unique regional
amenities of a region, eg. art galleries, theatres, law courts, major health
facilities. It is the least naturalistic in character. In the Core Zone the built
environment takes precedence over the natural environment in matters concerning
pedestrian accessibility, building disposition and open space design.
Revision 5, October 2007 26

SD This is a special district area that comprises land uses that cannot be
assigned to any of the other transect zones as their function, disposition or
configuration does not allow conformity to the above 6 zones or the three
community types (ie. Urban Core, Secondary Urban Centres, Neighbourhoods and
Villages).
(3) The Ripley Valley is designed as an assembly of neighbourhoods which vary in
density and mix of uses as shown in Figure 3.1.
Note 3.6
(1) The character of each community varies according to its density and uses.
(2) The Structure Plan for the Ripley Valley comprises three types of communities:
(a)
(b)
(c)
an Urban Core and Secondary Urban Centres – the most dense, diverse and
mixed use areas;
Neighbourhoods – also diverse and mixed use but of less intensity than the
urban core; and
Villages – diverse and mixed use but with much less intensity than the
neighbourhoods.
(3) A Village is a neighbourhood which stands alone in the countryside.
(4) When multiple neighbourhoods abut one another neighbourhood centres, and urban
centres are created as shown in Figure 3.1.
(5) All these neighbourhoods have the following attributes:
(a)
(b)
(c)
(d)
(e)
(f)
a balanced set of activities, shopping, work, dwelling, recreation and
schooling;
a variety of housing opportunities for a broad range of incomes;
a defined centre and edge, based typically on a five minute walk;
an interconnected network of fine grained thoroughfares, designed for both
pedestrians and the automobile;
reservation of prominent sites for civic buildings; and
the provision of public open space in the form of greens, parks, squares and
plazas.
3.1.6 Prosperous Valley
(1) The Ripley Valley provides employment for a minimum of 40% of the working
population residing in the Ripley Valley.
(2) The Ripley Valley provides access for 100% of the working Ripley population to
be self-contained in the Ipswich LGA with a particular focus on Swanbank/New
Chum Enterprise Park, Ipswich CBD, Ebenezeer/ Willowbank Business and
Industry Area and Amberley RAAF Base and Enterprise Park.
Note 3.7
(1) 50% of all residents of the Ripley Valley require some form of employment.
(2) With a population at completion of some 120,000 people, it is anticipated that
approximately 60,000 people residing in the Ripley Valley require employment.
(3) The scenario sees 40% (24,000 people) of the Ripley Valley working population
employed within the Ripley Valley, in population serving (education, health and
other services) roles.
Revision 5, October 2007 27

(4) It also sees the remaining 60% of workers (36,000 people) employed in industrial
areas external to the Ripley Valley such as Swanbank and Ebenezer as well as
Amberley and to a lesser extent Ipswich CBD.
(5) There may also be some escape employment to adjacent specialist employment
centres, especially to the Brisbane CBD.
(6) Despite this scenario, it is anticipated as the Ripley Valley reaches its ultimate
development that it would be achieving a minimum of 60% (36,000 people) of the
Ripley Valley working population to be employed within the Valley.
(3) The Ripley Valley comprises mixed use Centres as shown on Figure 3.11.
(4) These centres contain the full suite of community interactions including retail,
commercial, residential, civic uses, community facilities, education, open
space areas, transit, pedestrian paths and cycleways.
(5) The Ripley Valley comprises a contributing community whereby the Centres
network function with between 70% and 80% self containment of retail
expenditure and demand generated by the population of the Ripley Valley.
3.1.7 Functional Valley
Note 3.8
(1) The Ripley Valley provides an integrated water cycle management solution that
protects, maintains and enhances the natural functions and environmental,
social and economic values of the region’s waterways, wetlands, riparian areas
and floodplains.
(2) Non-worsening of flooding downstream of catchments with assessment of any
proposed filling or channel works against current base case model.
(3) Management solutions are provided that acknowledge water as a valuable and
finite resource to be managed on a total water cycle basis.
(1) The Structure Plan achieves Integrated Water Cycle management through the
following:
(a) Water Sensitive Urban Design:
(i) Treatment of stormwater runoff and protection of stream geomorphology
(low flows and high flows) in accordance with best management practices.
(ii) A sub-regional approach to the siting of detention basins to minimise the
impact of development upon flow rates within and downstream of
catchments, with water quality treatment devices sited. Site water quality
treatment devices in bed of detention basins where practicable.
(iii) Treatment of runoff in accordance with Water Sensitive Urban Design -
Developing design objectives for water sensitive urban development in
South East Queensland (Version 1 - 12 October 2006) from development
areas that discharge to designated second order streams.
(b) Potable Water, Recycled Water & Sewer
(i) Water efficient devices to be mandated in accordance with State
Government Water Amendment Regulation (No 6) 2006.
(ii) Rainwater tanks to be mandated and specified in accordance with the
minimum requirements set out in Queensland Development Code Part 25.
(iii) Phased augmentation of the Bundamba trunk sewer in line with Ipswich City
Council augmentations and their capital works programme.
(iv) Include for an Urban Core recycled water ring main and network to supply
commercial end users and high use recreational parks and open space.
(v) Phased infrastructure to maximise benefits from the adjoining development
in Swanbank / New Chum Enterprise Park.
(2) Open waterbodies may be used subject to proposals and performance criteria being
in accordance with recommended best practice.
(3) This includes proposals for a major water body between the Swanbank New Chum
Enterprise Park (SNCEP) and the Ripley Valley Urban Core.
(4) A linked one-dimensional/two-dimensional model of Bundamba Creek (Cardno -
December 2006) modelled the interaction between the main channel and overbank
Revision 5, October 2007 28

areas and provided a more accurate definition of the extent of inundation of the
creek.
(a) The revised predicted extent of inundation of Bundamba Creek would
significantly impact on the population density that has been adopted for
(b)
Ripley Valley.
On-stream measures are incorporated in the design of the catchment to
ameliorate.
(5) The provision of potable water, wastewater and water recycling infrastructure
within the Valley will be strongly influenced by the Southern Regional Water
Pipeline (SRWP), the Western Corridor Recycling Water Scheme (WCRWS), and
water savings targets announced by the State Government in 2006.
(6) Due to the rainfall patterns prevalent in the region and likely evaporation rates, it
is unlikely to be viable to collect stormwater runoff for re-use other than from roof
water.
(7) Network planning assumes that infrastructure provision will emanate from the
Urban Core, with the exception of existing commitments in the west of the study
area.
(8) The potential for groundwater use through aquifers and recharge is the subject of
separate ongoing investigations.
(2) Ripley Valley provides energy generation production, transmission and
distribution capacity to meet the needs of a growing population and support the
use of viable alternative energy sources.
(3) Ripley Valley provides the communication distribution capacity to meet the
needs of the growing population.
(4) Ripley Valley provides waste management services to meet the needs of the
growing population.
3.1.8 Natural Valley
(1) The significant natural assets of the Ripley Valley are conserved and where
practicable enhanced, enabling the local natural environmental values to
flourish and define the boundaries of Neighbourhood areas and the Valley itself.
(2) The Ripley Valley provides an integrated open space network, which ensures
parks and reserves align with pedestrian and cycleway routes.
(3) Each neighbourhood, at its centre, has a park which serves as the focal point
for local recreation needs of residents.
(4) Linear parks provide inter-urban breaks and pedestrian and cyclist connectivity
between neighbourhoods.
(5) The Ripley Valley provides the following Natural Greenspace/Conservation
outcomes:
(a) Repair of Country
(i) The Ripley Valley provides for the management of programs for the
rehabilitation and repair of the Bundamba/Deebing Creeks
degraded creek systems.
(b)
Conservation Reserves
(i) The Ripley Valley Conservation Reserve network is conserved and
enhanced.
(ii) Additional Public Open Space areas are to be provided as outlined
in the structure plan to provide linkages between Conservation
Reserves and major watercourses of Deebing Creek and Bundamba
Creek (see Figure 2.3).
(iii) The layout of the road network and other infrastructure networks
minimises fragmentation of Conservation Reserve areas and where
impacts are unavoidable, proposals are developed to rehabilitate
affected areas or provide offsets.
Revision 5, October 2007 29

(c)
(d)
(j)
(e)
(iv) For conservation and bushfire management purposes, the physical
separation of residential lots and the Conservation Reserves are
generally achieved through the establishment of perimeter
roadways along the interface between urban areas and
Conservation Reserves.
(v) Ecological assessment reports are required in support of any major
land developments, including infrastructure projects. Assessments
must demonstrate the degree of compliance that the proposed plan
of development achieves with the requirements of relevant
provisions of applicable local, State or Commonwealth legislation.
Koala Habitat
(i) The Nature Conservation (Koala) Conservation Plan 2006 comprises
Koala Conservation Areas, Koala Sustainability Areas and Urban
Koala Areas as shown in the SEQ Regional Plan.
(ii) In accordance with the Koala Conservation Plan, the Ripley Valley
Structure Plan recognises:
(A) the exclusion of urban development from land mapped as
having either a Koala Conservation Area or Koala Sustainability
Area;
(B) the conservation of linkages between areas of Koala habitat
within and external to the Ripley Valley Structure Plan Area;
and
(C) that within Urban Koala Areas, conservation outcomes need to
reflect existing development commitments afforded by
existing urban land use zonings.
(iii) The reservation of linkages between areas of Koala habitat within
and external to the Ripley Valley Structure Plan area.
(iv) Within Urban Koala Areas development balances competing land
uses and conservation outcomes by recognising existing
development commitments afforded by existing urban land use
zonings.
(v) Key Koala sensitive development measures which are practicable to
achieve within Urban Koala Areas at Ripley include:-
(A) retention of key habitat linkages, particularly along riparian
corridors and where possible with linkages to vegetated
ridgelines;
(B) minimizing road and utility crossings through key habitat
corridors and designing and maintaining fauna sensitive crossing
points;
(C) undertaking supplementary planting/rehabilitation of key
habitat linkages and associated landscaping works inclusive of
use of local, endemic plant species and Koala food trees; and
(D) utilizing a sequential clearing technique as outlined in the
Nature Conservation (Koala) Conservation Plan.
Remnant Vegetation
Development within the Ripley Valley caters for the management of
remnant vegetation in a manner that is consistent with the Vegetation
Management Act.
Watercourse Corridors
(i) The ecological values and functions of both Deebing Creek and
Bundamba Creek are conserved and enhanced.
(ii) The ecological values and functions of selected tributaries of
Deebing Creek and Bundamba Creek, that provide strategically
important linkages between the major creek systems and habitats
Revision 5, October 2007 30

(f)
(g)
contained within Conservation Reserves, are conserved and
enhanced.
(iii) The establishment of vegetated open space buffers to all
watercourses that, at a minimum, provide for the retention (or if
required establishment) of native vegetation on land within:
(A) the banks of the watercourse;
(B) the natural flood plain of the watercourse (i.e. land below
the Q100 flood line);
(C)
(D)
fifty (50) metres from the top of bank for Bundamba and
Deebing Creeks (i.e. a minimum 100 metre wide corridor);
and
thirty (30) metres from the top of bank of other significant
watercourses.
(iv) The management of watercourse corridors in a manner that also
provides recognition of their important roles as:
(A) areas of public open space that provide a mixture of passive
and active recreational opportunities;
(B)
(C)
(D)
areas for the collection, treatment and conveyance of
stormwater run-off;
areas through which it may be necessary to establish some
essential community infrastructure (e.g. sewers, roadways
etc);
Bushfire Management
(I) The majority of the Valley’s remnant vegetation and
bushfire prone land is included within conservation zones
so that these areas are not developed for urban
purposes, thereby preserving opportunities for the
implementation of ecologically based bushfire
management.
(II) Urban development is concentrated within those parts of
the valley that have relatively low bushfire hazard levels
due to the combined effect of gentle topography and
past vegetation clearance works.
(III) An extensive network of roadways and a reticulated
water supply schemes is established as part of urban
development to assist in the management of bushfires
that may occur at the interface between Conservation
Reserves and urban areas.
Air and Noise Management
(i) Existing and future development within the Swanbank / New Chum
Enterprise Park are to be operated and regulated in a manner that
ensures noise and air impacts are regulated and contained on-site
or within Enterprise Park in accordance with relevant
Environmental Planning Policies (EPP) and relevant licence/permit
conditions are complied with.
(ii) Development within the adjacent Swanbank / New Chum Enterprise
Park must provide sufficient buffers to ensure that that there is no
negative noise, air quality or odour impacts on the urban areas of
the Ripley Valley.
Visual Character
Revision 5, October 2007 31

(i) Development in the Ripley Valley is sympathetic with the natural
land form, taking into account the protection and where possible
enhancement of the natural environment.
(ii) Important areas of ecological significance and the overall
greenspace setting of the Valley is protected through the retention
of native vegetation on the visually prominent hillsides and
ridgelines.
(iii) The biodiversity values of watercourses and riparian corridors are
rehabilitated and conserved.
(iv) A distinctive ‘sense of place’ is created through appropriate
landscaping, streetscaping, urban design and building design,
particularly within designated centres.
(v) The South West Transport Corridor shall provide planted buffers and
mounding to adjacent development within the corridor reserve.
Note 3.9
(1) Any noise-fencing should be screened with plantings.
(2) Plantings should be endemic to the area.
(3) The character of this corridor should be a blur of green in the foreground with
street trees in the middle ground and a background of hills with glimpses through
green riparian corridors.
Note 3.10
(1) The enhanced liveability of the Ripley Valley that results from application of TND
and Transect based planning principles also creates and in many respects is
dependent on, enhanced natural environment outcomes.
(2) In this respect the Open Space/Conservation Reserve Network, Repair of Country
and other environmental protection initiatives extend into the very heart of the
Ripley Valley Structure Plan and are not relegated to the periphery, as is often the
case with Conventional Suburban Development.
(3) Each ecological assessment report must be prepared by appropriately qualified and
experienced persons and must include assessment of koala habitat values and
functions, the presence, extent and status of any remnant vegetation, and the
condition of watercourses and wetlands located within or adjacent to the site.
(4) Implementation will be in conjunction with the strategic objectives for Water
Sensitive Urban Design in Section 10.1 of Volume 2.
(5) Bushfire Management Plans must include an assessment of the bushfire hazard
levels that are associated with all land located less than 1 km from designated
Bushfire Hazard Areas.
(6) Existing and future developments within the Swanbank New Chum Enterprise Park
are to be operated and regulated in a manner that ensures unacceptable noise and
air impacts are prevented in accordance with Environmental Planning Policies (EPP)
and relevant licence/permit conditions are complied with.
Revision 5, October 2007 32

3.2 Infrastructure and Services
3.2.1 Introduction
(1) The key infrastructure and services to support the development in Ripley Valley are
outlined below.
3.2.2 Integrated Water Cycle Management
(1) Development is to achieve Integrated Water Cycle Management (IWCM) outcomes
incorporating Water Sensitive Urban Design (WSUD), potable water, recycled water
and sewerage networks in accordance with the Integrated Water Cycle Management
Strategy outlined in Volume 2, Section 10.1.
(2) In particular:
(a) Storm water is managed in the form of a Sub-regional Stormwater Detention.
(b) Development provides some of the capital necessary to repair the physical
structure and hydrological functionality of Bundamba and Deebing Creeks.
(c) There is sufficient capacity within the redefined flow path of Bundamba Creek
to ensure that in-stream measures can be incorporated into the design of the
catchment to ensure that there is no net loss in flood capacity.
(d) The Structure Plan requires that:
(i) water infrastructure planning proceeds without a requirement for dual
reticulation;
(ii) allocations of potable water from the Southern Regional Water Pipeline
need to be finalised;
(iii) all development is to be designed incorporating water efficiency devices
including rain water tanks; and
(iv) water infrastructure network planning is to be coordinated with
development in the Swanbank New Chum Enterprise Park.
3.2.3 Transport, Mobility and Access
(1) Development is to achieve the transport, mobility and access outcomes in
accordance with the Transport, Mobility and Access Strategy outlined in Volume 2,
Section 10.2.
(2) In particular:
(a) The primary objective of the Transport, Mobility and Access Strategy is to
reduce the need to use private motor vehicles especially for local activities /
trips.
(b) The Neighbourhood model promoted by the Structure Plan creates an urban
environment where the use of the private motor vehicle is minimised by
ensuring that the following features are provided:
(i) opportunities to walk and cycle;
(ii) connected communities;
(iii) collaborative transport planning; and
(iv) transport planning that promotes the local economy.
3.2.4 Energy
(1) Development is to achieve the energy outcomes in accordance with the Energy
Strategy outlined in Volume 2, Section 10.3.
(2) In particular:
(a) The use of solar water heating, energy efficient appliances and climate
responsive subdivision design and lot layout.
(b) The utilisation of photovoltaic and other green power sources as the economic
viability of these technologies become readily available to the market.
(c) Large scale wind turbine energy generation is not promoted due to locational
and visual amenity constraints.
3.2.5 Communication
(1) Development is to achieve communication outcomes in accordance with the
Communication Strategy outlined in Volume 2, Section 10.4.
(2) In particular development achieves:
(a) the roll out of high speed broadband throughout the Ripley Valley.
Revision 5, October 2007 33

(b) This roll out is to be achieved through early dialogue between suppliers and
developers.
3.2.6 Waste
(1) Development is to achieve waste management in accordance with the Waste
Management Strategy outlined in Volume 2, Section 10.5.
(2) In particular development is to recognise the continuing role of Ipswich Waste or its
equivalent as the major provider of waste services throughout the City and the key
agency to raise community awareness of waste minimisation initiatives.
3.2.7 Community Facilities
(1) Development is to achieve the community outcomes in accordance with the
Community Facilities, Human Services and Community Development Strategy
outlined in Volume 2, Section 10.6.
(2) In particular development achieves:
(a) Traditional Neighbourhood Design (TND) and Transect Planning outcomes that
ensures that community facilities are provided, located and accessible to the
community that they are meant to serve.
(b) TND requires developers to allocate and centrally locate land resources for the
future provision of community facilities.
(c) Areas and activities for sub-regional, district and major neighbourhood
facilities; as well as appropriate locations for State and non-government
primary and secondary schools.
3.2.8 Public Parks and Public Domain
(1) Development is to achieve the open space, landscape and public domain outcomes
in accordance with the Open Space, Landscape and Public Domain Strategy outlined
in Volume 2, Section 10.11.
(2) Traditional Neighbourhood Design and Transect Planning provide the planning
framework for the Structure Plan to fully integrated open space, landscape and the
public domain as an integral component of the Ripley Valley urban form - refer
figure 10.11.2.
3.3 Development Sequencing
(1) Development to occur in an orderly and efficient manner that reflects the
indicative development phasing and infrastructure rollout as depicted in Figure
3.12.
Note 3.11
(1) The indicative phasing plan (Figure 3.12) is based on the initial commitments by
Council for:
(a) development in the north-western/Deebing Creek catchment;
(b) the north-east Bundamba Creek catchment, and
(c) to facilitate early development in the Urban Core area in conjunction with
Swanbank New Chum Enterprise Park.
(2) The SEQ Infrastructure Plan and Program (SEQIPP) 2005-2026 provides direction and
momentum for the provision of infrastructure and services over the next 20 years.
(3) Western Corridor investment is focused on upgrading existing and constructing new
roads and public transport to support population and employment opportunities
around the centres of Ipswich, Springfield and Ripley.
(4) Other State commitments in areas such as water and energy are included in SEQIPP
to support the Western Corridor growth.
(5) Infrastructure strategies have been developed that ensures development in
Ripley Valley allows the principle outcomes of the Structure Plan to be attained.
(6) Critically, the Transport and Mobility, Park and Open Space strategies have been
developed in parallel with the Centres Strategy and key urban design principles, to
Revision 5, October 2007 34

ensure that issues such as transit orientated planning are embedded in early
delivery proposals and ultimate outcomes.
(7) Analysis of State Agency community infrastructure has been assessed for schools,
health, emergency services and other social needs, together with the quantum and
general location requirements for local government community infrastructure.
(8) Other infrastructure strategies include proposals for total water cycle management
(developed in conjunction with Ipswich Water to ensure compatibility with
developing regional policy and programs), an enhanced natural environment
(including biodiversity, air and noise strategies), sustainable energy,
communications and waste management.
(9) All strategies support the preferred settlement pattern and have been developed to
meet the needs of the future community.
(10) Whilst development is generally driven by a combination of infrastructure
servicing and land assembly, the Structure Plan recommends a two front approach
to sequencing, with development emanating from the Urban Core and from the
Deebing Heights on the western side of the Valley.
(11) The Urban Core front ensures that higher than normal densities can be achieved in
the early stages of development; supporting the early provision of public transport
and associated transit orientated outcomes.
(12) In the west side of the Valley, Ipswich City Council has a number of existing
development commitments and Ipswich Water has planned investment in water and
sewer infrastructure.
(13) For the purposes of the Structure Plan it is envisaged that sequencing will occur in
blocks of five years.
(14) Growth in the Valley has been determined for a series of areas, typically
incorporating 2 to 4 neighbourhoods.
(15) Infrastructure costs for each of these areas have been allocated according to
forecast growth and phased accordingly.
(16) Detailed phasing and costing of infrastructure, such as for water and sewer trunk
mains, will take account of emerging capital works programs for Ipswich City
Council and will inform whole of Council infrastructure charges schedules.
Revision 5, October 2007 35

Figure 3.12 – Development Sequencing
Revision 5, October 2007 36

4.0 SUPPORTING STRATEGIES
4.1 Introduction
(1) There are a number of overarching supporting strategies have an important role in
achieving the intended development outcomes for the creation of complete
communities in the Ripley Valley.
(2) These strategies are outlined below.
4.2 Sustainability
(1) Development is to achieve the sustainability outcomes as set out in the
Sustainability Strategy outlined in Volume 2, Section 7.
(2) In particular development within the Ripley Valley is to:
(a) Implement a Sustainability Management System at the early stage of planning to
provide a verification system that all key decisions relating to the environmental,
social and economic objectives of the Ripley Valley Vision are held for the life of
the development and beyond; and
(b) Ensure that the Sustainability Management System provides the following key
outcomes:
(i) high level commitments and targets to achieve the sustainability vision for the
Ripley Valley; and
(ii) a framework for the implementation of the management system, including
Performance monitoring, reporting and review.
4.3 Community Development
(1) Development is to achieve the community development outcomes as set out in the
Community Development Strategy outlined in Volume 2, Section 10.6.3.3.
(2) In particular development within the Ripley Valley is to:
(a) ensure that community facilities are provided, located and accessible to the
community that they are meant to serve; and
(b) generally align with the indicative locations, areas and activities for subregional,
district and major neighbourhood facilities, as well as indicative
locations for primary and secondary schools nominated in Figure 10.6.1.
4.4 Housing
(1) Development is to achieve the housing diversity, affordability and adaptability
outcomes as set out in the Housing Strategy outlined in Volume 2, Section 10.7.
(2) In particular development within the Ripley Valley is to:
(a) achieve both the Vision Statement for the Ripley Valley and the Desired
Regional Outcomes [Housing] of SEQ Regional Plan;
(b) incorporate a wide range of housing options (including different dwelling sizes
and forms) that meet the needs and expectations of a full range of household
types and population groups, which are particularly targeted to smaller
households and are concentrated in accessible locations around the Urban Core
and Secondary Urban Centres and Neighbourhood centres;
(c) incorporate measures to ensure that an appropriate mix of housing is delivered
in the context of Traditional Neighbourhood Design, and to promote good
housing design;
(d) identify opportunities to provide a full spectrum of housing forms including
independent housing, supported accommodation and residential care;
(e) ensure that a significant proportion of new dwellings in Ripley Valley feature
Universal Housing Design principles to maximise accessibility, flexibility and
useability for all sections of the population, including older people, children
and people with a disability; and
(f) promote housing choice and diversity taking account of affordability needs, and
ensuring that marked priced housing includes small dwellings and dwelling
types that are inherently low-cost (eg. shop-top housing).
Revision 5, October 2007 37

4.5 Centres
(1) Development is to achieve an integrated network of centres in accordance with the
Centres/Place Making Strategy outlined in Volume 2 Section 10.8 and depicted on
Figure 2.13.
(2) In particular development within the Ripley Valley is to:
(a) maximise the self-containment of employment, retail expenditure, commercial
and community uses functionality, including education, entertainment and
recreation uses;
(b) ensure that the Ripley Urban Core does not detract from the provision of higher
order uses within the Principal Activity Centres of the Ipswich CBD or
Springfield Town Centre, as described in the SEQ Regional Plan;
(c) achieve the establishment of a network of mixed use centres (see Figure
10.8.5) comprising:
(i) the Urban Core, being the major centre servicing the Ripley Valley;
(ii) two Secondary Urban Centres, focused on major transit stations;
(iii) four Major Neighbourhood Centres; and
(iv) six Local Neighbourhood centres; and
(d) achieve the transitioning and evolution of centres to reach their nominated
highest service function over time, without compromising the integrity of the
functionality of the overall centres network.
4.6 Economic Development and Employment
(1) Development is to achieve the economic and employment outcomes as set out in
the Economic Development and Employment Strategy outlined in Volume 2, Section
10.9.
(2) In particular development within the Ripley Valley is to:
(a) deliver a range of economic and employment opportunities into
neighbourhoods, provided the outcomes do not compromise the integrity of the
Centres Strategy; and
(b) facilitate the achievement of 40% self containment of the employment needs
for Ripley Valley and a nominal 100% self containment of employment within
the Ipswich LGA.
4.7 Environmental Management
(1) Development is to achieve the environmental management outcomes as set out in
the Environmental management Strategy outlined in Volume 2, Section 10.10.
(2) In particular development within the Ripley Valley is to:
(a) comply with State and Federal environmental and biodiversity legislation and
policy; and
(b) achieve best practice environmental outcomes and conservation mechanisms.
4.8 Cultural Heritage
(1) Development is to achieve the Cultural Heritage outcomes as set out in the Cultural
Heritage Strategy outlined in Volume 2, Section 10.12.
(2) In particular development within the Ripley Valley is to ensure that Cultural
heritage, including indigenous and early settler sites are respected and where
appropriate conserved.
4.9 Visual Character
(1) Development is to achieve the Visual Character outcomes as set out in the Visual
Character Strategy outlined in Volume 2, Section 10.13.
(2) In particular development within the Ripley Valley is to:
(a) be sympathetic with the natural land form, taking into account the protection
and where possible enhancement of the natural environment;
(b) ensure that areas of ecological significance and the overall greenspace setting
of the Valley is protected through the retention of native vegetation on the
visually prominent hillsides and ridgelines;
Revision 5, October 2007 38

(c) ensure that the biodiversity values of watercourses and riparian corridors are
protected and rehabilitated;
(d) achieve a distinctive ‘sense of place’ created through appropriate landscaping,
streetscaping, urban design and building design, particularly within designated
centres; and
(e) ensure that planted buffers and mounding are provided to the South West
Transport Corridor and where applicable the public transit corridor.
Revision 5, October 2007 39

5.0 INTERIM DEVELOPMENT ASSESSMENT CRITERIA
(1) Proposed development must achieve the:
(a) Overall Development Intent as set out in Section 2.0 of this Plan;
(b) Precinct Development Intent as set out in Section 3.1 of this Plan;
(c) Infrastructure and Services Intent as set out in Section 3.2 of this Plan;
(d) Development Sequencing Intent as set out in Section 3.3 of this Plan; and
(e) the Strategic Objectives of the Supporting Strategies as set out in Section 4.0 of
this Plan.
(2) The proposed development must also demonstrate due regard to its context within
this Plan, i.e. demonstrate that the proposed development appropriately integrates
with adjoining and adjacent development Precincts, through the preparation of
Neighbourhood Master Plans.
(3) In the period between when the Ripley Valley Structure Plan takes effect and the
Ipswich Planning Scheme is amended (to introduce a new Part 15), development
will need to demonstrate compliance with the relevant provisions of the Ipswich
Planning Scheme, particularly Part 4 Urban Areas, Division 8 Future Urban Zone,
including Table 4.8.1 Assessment Categories and Relevant Assessment Criteria.
(4) The preparation of large scale Area Concept Plans (under the current planning
scheme provisions) is intended to be waived and replaced by Neighbourhood Master
Plans.
(5) The coverage for a Neighbourhood Master Plan should conform to the
Neighbourhood boundaries identified in Figure 3.1.
(6) The Neighbourhood Master Plan must encompass the whole of the Neighbourhood,
or Neighbourhoods that the development is located within.
(7) The Neighbourhood Master Plan must have due regard to its context within the
Ripley Valley Structure Plan, i.e. how it relates to adjoining and nearby
Neighbourhoods.
(8) Development within the Urban Core or Secondary Urban Centres shall encompass a
Master Plan for the entire Urban Core or Secondary Urban Centre as depicted in the
Ripley Valley Structure Plan (refer Figure 2.1).
(9) Neighbourhood Master Plans are to demonstrate compliance with, and delivery of
the intended outcomes as set out above in the Overall Development Intent,
Precinct Development Intent, Infrastructure and Services Intent, Development
Sequencing and Supporting Strategies contained in Sections 2.0 to 4.0 of Part 2,
Volume 1 of the Ripley Valley Structure Plan.
(10) It is envisaged that the process of preparing a Neighbourhood Master Plan will
include effective consultation with all relevant owners and other key stakeholders.
(11) It is anticipated that the provision of key infrastructure will be governed by
infrastructure agreements that will be entered into between landowners, groupings
of landowners, developers with the permission of landowners, the Local
Government or the State Government.
(12) The supporting notes included in this Plan provide guidance on interpreting and
applying the development intent and strategic objectives.
(13) These criteria apply until the Ipswich Planning Scheme is amended to include a
statement that this Plan is appropriately reflected in the Planning Scheme.
Revision 5, October 2007 40

PART 3 – RIPLEY VALLEY STRUCTURE PLAN – LOCAL LEVEL
1.0 INTRODUCTION
(1) This Part sets out the Planning Scheme amendment component of the Ripley Valley
Structure Plan.
(2) The Structure Plan has been prepared based on Process B as outlined in the SEQ
Regional Plan Implementation Guideline No. 4.
(3) In accordance with Process B, the actual Planning Scheme amendments require a
separate and subsequent approval process under the Integrated Planning Act.
2.0 NATURE OF PROPOSED AMENDMENTS TO THE IPSWICH PLANNING SCHEME
(1) The Ripley Valley Structure Plan is predominantly implemented through the
management of development under the Ipswich Planning Scheme.
(2) Amendments to the Ipswich Planning Scheme are necessary to reflect the outcomes
of the Ripley Valley Structure Plan.
(3) The nature of the proposed planning scheme amendments relate to:
(a) the introduction of a new Locality (Part 15) – encompassing the area covered by
the Ripley Valley Structure Plan;
(b) a new form based development code to facilitate mixed-use/ Traditional
Neighbourhood Design;
(c) the development of a new Priority Infrastructure Plan encompassing the area
covered by the Ripley Valley Structure Plan;
(d) mapping changes to zoning and overlay maps to reflect the outcomes expressed
in the Ripley Valley Structure Plan; and
(e) necessary cross referencing and other consequential amendments to other parts
of the Ipswich Planning Scheme.
Revision 5, October 2007 41