Nexus Port Business Park

Design Guidelines
Contents

1. Introduction  3

General  3
Vision  4
Intent  4

2. Design Guideline Elements  5

Element 1: Land Use  5

Element 2: Site Design  5
A. Coastal Conditions  5
B. Streetscape  5
C. Waste Storage Areas  5
D. Screening and Fencing  5
E. Vehicular Access and Manoeuvrability  6
F. Car Parking Requirements and Dimensions  6
G. Landscaping  7
Element 3: Building Design  8
A. Architectural Character  8
B. Building Location  8
C. Building Performance  8
D. Roof Design  8
E. Materials and Colours  9
F. External Lighting  9
G. Open Space  9
H. Loading/Unloading and Storage Areas  10
I. Signage and Ancillary Equipment  10
Element 4: Specific Requirements  11
A. Site Layout, Site Cover and Setbacks  11
B. Height  11
Element 5: Sustainability and Environmental Management  12
A. Noise and Vibration  13
B. Emissions  14
C. Risk and Hazard  14
D. Environmental Management Plans  14
E. Stormwater Management  15
F. Acid Sulphate Soil  15
Definitions  16

Nexus Port Business Park - Design Guidelines

1. Introduction
General
Townsville Port Authority has created the planning and design framework for the
newly-established Nexus Port Business Park. The purpose of these Design
Guidelines is to ensure that development of this park is consistent with the vision,
intent of the area. They will also ensure adverse impacts are minimised and
mitigated.

These Design Guidelines apply only to the land delineated to be in the

Nexus Port Business Park.

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These Design Guidelines apply to the Nexus Port Business Park and comply with
the following:

 Land Use Plan for the Port of Townsville;

 Current Building Code of Australia; and,
 Any other relevant and current statutory document.

The Design Guidelines provide information, advice, and controls for the Nexus Port
Business Park by defining specific elements of the development and appropriate
degrees of control.

Nexus Port Business Park - Design Guidelines 3.

Vision

Create a development that accommodates port-related activities and industry Port,

which maximises and respects the assets of the site’s location, whilst positively
contributing to the urban fabric.

 R
 espect the surrounding land uses (South Townsville residents, existing and
future commercial/light industrial uses).
 Provide a range of port-related activities and industrial choices the
Park.
 Develop a built form and landscape that embraces the surrounding
environment and the site’s visual context.

Intent
The Nexus Port Business Park is to achieve:

 A built environment that is of a high quality and reflective of the

type of port-related activities and industry envisaged for the park; and,
 An economic outcome that enhances economic activity, includes
employment generating activities and provides uses complementary to the
Port of Townsville.
 Maximise economic return to Townsville Port Authority.

Nexus Port Business Park - Design Guidelines 4.

2. Design Guideline Elements
Element 1: Land Use

The Nexus Port Business Park will accommodate a wide range of port related
commercial and light industrial activities.

Element 2: Site Design

A. Coastal Location
Development proposals must take into account the coastal location of the the Nexus
Port Business Park, including likelihood of strong sea breezes and storm events,
air borne sand and salt water.

The building design and landscaping must withstand severe coastal conditions
with minimal damage to property and discomfort to occupants and surrounding
properties.

B. Streetscape
The development must:

 Integrate with the desired landscape design;

 Contribute towards amenity for building occupants and surrounding properties;
 Assist with passive surveillance.

C. Waste Storage Areas

The development provides for suitably located and unobtrusive waste storage areas.
The waste storage area is screened from public view by landscaping at least two
metres width, fencing or buildings on the lot and located no closer than five metres
to a road frontage.

D. Screening and Fencing

Front fences addressing Hubie Taylor Place must improve the amenity for
occupants and contribute positively to the streetscape. Landscaping on the road
reserve may be required depending on the style of fence to Hubie Taylor Place.

A two metre high green chain wire fence is required to all side boundaries and the
rear boundary of Lots 1, 2, 3, 4 and 5.

An acoustically treated fence is required to the rear boundary of Lots 6, 7, 8 and 9.

Additional landscaping is required between the rear fence and the Environmental
Park.

Examples of acoustic type fencing required to the rear boundary of lots 6, 7, 8 and 9.

Nexus Port Business Park - Design Guidelines 5.

E. Vehicular Access and Manoeuvrability
Vehicular access to the lot and on-site car parking shall be via Hubie Taylor Place
only. No vehicular or pedestrian entry is permitted via Boundary Street,
Benwell Road or Archer Street. Furthermore no access is permitted to the
Environmental Park at the rear of Lots 6, 7, 8 and 9.

All vehicles expected to use the site can drive on and off the site in
forward gear when the car park is full).

Aisles within car parks are designed in accordance with (AS2890.1 – Parking
and Facilities – Off–Street Parking).

Turning circles are designed in accordance with AS HB 72 (AUSTROADS 1995) –

Design Vehicles and Turning Path Templates.

A maximum of two driveway crossovers will service the lot. The driveway crossovers
will have a minimum width of seven (7) metres and a maximum width of ten (10)
metres. Any proposed crossovers greater than ten (10) metres require detailed
consideration and approval by Townsville Port Authority. All crossovers will be
constructed in accordance with (Aus-spec D1 – Road Geometry).

F. Car Parking Requirements and Dimensions

 inimum car parking bay requirements for development within the Nexus Port
M
Business Park are set out as follows:

 Office 1 space per 30m2 of gross floor area

 Service Industry 1 space per 100m2 of gross floor area
 Warehouse 1 space per 100m2 of total use area
 Vehicle repair workshop 1 space per 30m2 of total use area
 Storage Yard 2 spaces, AND 1 space per 150m2
of total use area
 Showroom 1 space per 40m2 of total use area
 Any other use Sufficient spaces to accommodate
the amount of vehicle traffic likely to be
generated by the particular development.

NOTE: The proposed use may involve one or more of the above listed car
parking bay requirements (i.e. office and warehouse).


Employee car parking shall be provided on each lot and screened from public
view by dense landscaping.

Vehicle parking spaces must be at least 2.7 metres wide and 5.4 metres
long and meet user requirements.

Pollution interceptor traps must be installed in uncovered car parking areas
to intercept oil, silt and rubbish from the first flush of a rainfall event (20mm).

Details of the type, size and location of interceptor traps must be provided to
Townsville Port Authority for approval before construction.

Nexus Port Business Park - Design Guidelines 6.

G. Landscaping
 andscaping will be in accordance with Townsville Port Authority’s
L
Guideline 1 – Landscaping, as well as additional requirements in these
Design Guidelines.
 Landscape areas must be located where planting will ameliorate the view
of the development from major public vantage points.
 Landscaping to road frontages must make a positive contribution to the
streetscape and incorporate bold landscape elements that complement
the scale and bulk of industrial forms.
 At least 3% of the lot is landscaped, including a landscaped strip with a
minimum width of 2m is provided along the rear boundary and road frontage
of the lot.
 Landscaping on the road reserve is provided to the reasonable satisfaction
of the Townsville Port Authority.
 Tree planting is provided to landscape frontages that will achieve canopy
spread over 50% of the lot road frontage within five years of planting.

Min 2m landscape strip to

rear boundary.

Large trees are provided

in all landscape areas
within the site.

Landscaping to road
frontages must make a
positive contribution to the
the streetscape.

Min 2m landscape strip to

front boundary.

Large screening shrubs of

HUBIE TAYLOR PLACE
an appropriate density and
size are provided to screen
car park.

1 2 3 4 5 6 1 2 3 4 5 6

Car Park Diagram

 S
 hade trees are provided in car parking areas at a ratio of one tree for
each 6 car parking spaces.
 Large trees and spreading ground covers are provided in all landscape
areas within the lot.
 Large screening shrubs of an appropriate density and size to
complement the scale and bulk of the subject building are provided in
areas where screening is a priority.
 All landscaping is to be provided with automated irrigation.

Nexus Port Business Park - Design Guidelines 7.

Element 3: Building Design

A. Architectural Character
The architectural character of buildings within the Nexus Port Business Park must
include design qualities that convey a contemporary coastal aesthetic.

Create variation in the plane of building facades visible to the street through
recessing and projecting elements to create distinctive areas of solid and void.
Façade elements should be broken down with feature elements such as external
devices, integration of secondary materials, textures and colours, finishes,
protrusions and penetrations.

B. Building Location
The front of the building is designed and orientated to address the street and any
office space is sited and orientated towards Hubie Taylor Place.

C. Building Performance
Buildings should be designed to ensure they are as energy efficient as practicable
by having –

 Direct sunlight on windows, walls and roofs minimised by shade trees, eaves,
roof overhangs, verandahs, screens, shelters and/or hoods;
 Doors, windows and other openings located, sized and designed to allow for
maximum access by breezes in summer with adequate control of sun
exposure to afternoon summer sun;
 Mechanically heated or cooled areas can be closed off from other area
of the premises;
 Solar hot water heating and rainwater collection and use facilities;
 Buildings with openings on opposite or adjacent walls for cross-ventilation;
 Roof spaces which are ventilated with louvre openings (e.g. gable end) or by
roof mounted ventilators; and
 Best energy practice energy efficient building materials and other technology.

Nexus Port Business Park - Design Guidelines 8.

D. Roof Design
Extremely large roof elements that predominate the other architectural features of
buildings can appear visually overwhelming and excessive, massive, and generally
unattractive. Thus, roof design should be considered in-scale with the other building
features. Roof lines for large buildings shall be broken up and varied by providing
change on the height of a portion of the roof/s, change in form, or other articulations.
High pitched A-Frame type rooflines and partial mansards should be avoided.

Roof mounted mechanical devices shall be screened from all public views, such as
below a roof parapet.

E. Materials and Colours

Buildings are designed and finished with materials and colours that are a high
quality and combine to provide a modern appearance that does not cause
excessive glare.

Building and roof colours play a significant factor in acceptability of all

buildings. Architectural panel profiles, shapes and surface coatings should
be carefully considered when determining if a metal building would complement
the building site and surroundings.

Colours should be coordinated with the structure. The colour of materials

should be of a high quality and appropriate for the development and location.
Details of colours will be provided to Townsville Port Authority for consideration.

Nexus Port Business Park - Design Guidelines 9.

F. External Lighting

Emission of light beyond a site boundary is prevented or effectively managed to

be in accordance with Australian Standard AS4282:1997 Control of the Obtrusive
Effects of Outdoor Lighting. External lighting shall be designed to achieve the
requirements of AS4282:1997 and shall be achieved by appropriate luminaire
selection, location and orientation.

The following extract from AS4282:1997 details the appropriate criteria for the
assessment of the impacts of light spill at residential areas and at the boundary
of commercial and residential areas:

Table 2.1 (Part only from AS4282)

Light Technical Application or Recommended Maximum Values

Parameter Calculation In commercial Residential Areas
conditions (see areas or at
Light Surrounds Dark Surrounds
also Figure 2.1 boundary of
and Section 5) commercial and
residential areas

Illuminance in Pre-curfew* 25lx 10lx 10lx

vertical plane
(Ev) Curfewed hours+ 4lx 2lx 1lx
(between 11pm
and 6am)

NOTE:
*Pre - curfew – Limits apply at relevant boundaries of nearby residential properties, in a vertical plane parallel to
the relevant boundary, to a height commensurate with the height of the potentially affected dwellings. Values given
are for direct component of illuminance.

+Curfewed hours – Limits apply in the plane of the windows of habitable rooms of dwellings on nearby
residential properties. In the absence of development (i.e. vacant allotment), the limits apply on the potentially
affected property, in a vertical plane parallel to the relevant boundary, at the minimum setback permitted for a
dwelling, to a height commensurate with land use zoning provisions. Values given are for the direct component of
illuminance.

Based upon the conclusions of a baseline lighting survey undertaken in June 2006,
it is considered that the South Townsville residential areas adjacent to the Nexus
Port Business Park are best described as ‘dark surrounds’ as per AS4282:1997 at
present. Thus, the appropriate design limits for Illuminance in the vertical plane (Ev)
at residential areas are 10 lux pre-curfew and 1 lux during curfewed hours (between
11pm and 6am).

Lighting at appropriate on-site areas shall be provided in accordance with Australian

Standard 1158.3.1:2005 Lighting for roads and public spaces to provide adequate
and safe lighting of external areas of sites. This will require appropriate illumination
of parking and pedestrian areas during hours of operation and appropriate security
lighting out of trading hours during the night period.

Nexus Port Business Park - Design Guidelines 10.

G. Open Space
The proposal must create a socially, visually and physically amenable work
environment and provide recreation areas for staff, within the lot boundaries.
Recreation areas to be provided on the lot may include, but are not
limited to :

 Seating, tables and rubbish bin;

 Protection from the weather;
 Safely accessible to all staff;
 Separate private areas from public areas; and,
 Located away from noisy or odorous activities.

H. Loading/Unloading and Storage Areas

The lot will contain suitably located and unobtrusive loading/unloading and outdoor
storage areas. The loading/unloading and outdoor storage area is screened from
public view by landscaping of at least two metres width, fencing or buildings on the
lot and located no closer than five metres to a road frontage.

Additional requirements for storage areas for products–

 A detailed list of all products (including hazardous substances) stored on site

is to be provided to the Townsville Port Authority, prior to the commencement
of any operation;
 Containers are to be stored a maximum of three vertical at the rear or side
boundary only; and,
 There is to be no open storage of loose materials and all loose material is to
be stored in a covered enclosed area.

I. Signage and Ancillary Equipment

Signage Details and Style
Signage should be treated as an extension of the architecture – reflecting the
building in terms of styling, materials and colour.
Plans and details of any signage to be associated with the use must be
provided to Townsville Port Authority prior to the commencement of any
operations on the lot. Details must include the location of the signage, construction
materials, size of the sign and graphic content.

Entry Communication and Mail Box Delivery

All lots are to be identified by the provision of a street number in a prominent
location, preferably near the site entry.

Nexus Port Business Park - Design Guidelines 11.

Element 4: Specific Requirements

A. Site Layout, Site Cover and Setbacks

The scale, bulk and location of a building must not adversely impact on streetscape
amenity.

 The setback of buildings from street frontages is 6 metres or greater.

 Site coverage must not exceed 75% of the site area.
 Car parking may be located within the front six metres of the site at the
discretion of Townsville Port Authority.
If car parking at this location is considered appropriate, additional landscaping
will be required at the front of the lot adjoining any road frontage.
 The entire lot must be constructed of sealed hardstand or maintained
landscaping areas.

Staff car park

located to rear
and screened from
public view by
dense landscaping.

Min 6m
Building
Setback

Setback Diagram
Visitor Car Park
Landscaping to
site frontage
provides appropriate
screening to car park.

Site Layout Diagram

B. Height
The height of buildings and structures must be consistent with the desired character
and amenity of the Nexus Port Business Park.

 Buildings and structures are to be no higher than three storeys or 15m, which
ever is the lesser.

Nexus Port Business Park - Design Guidelines 12.

Element 5: Sustainability and Environmental Management

A. Noise and Vibration

A noise impact assessment report will be required to accompany all development
applications for any development within the Nexus Port Business Park.
A noise impact assessment is required to address the potential noise impact
of the development upon off-site residential and noise sensitive receptors and
neighbouring uses within the Port of Townsville. A report shall address the following:

1. Description of proposed development including noise generating sources and

activities, hours of operation, proposed layout of the site and details of any
proposed noise control measures.

2. Prediction of resultant noise from site activities at nearby noise sensitive land
uses including residential and commercial / industrial.

3. Provide proposed noise control measures and demonstrate how these will
effectively control noise emissions to achieve the appropriate regulatory
noise limits. The noise limits to be applied and any assessment shall be
based upon:

 Australian Standard AS1055:1997 Acoustics – Description and measurement

of environmental noise
 Australian Standard AS2107:2000 Acoustics – Recommended design sound
levels and reverberation times for building interiors
 Environmental Protection (Noise) Policy 1997
 Environmental Protection Regulation 1998
 Environmental Protection Agency Noise Guideline – “Planning for Noise
Control”

4. A concise summary and conclusion which demonstrates how the proposed

development will comply with regulatory noise limits and what measures are
to be implemented to achieve these limits.

It is suggested that a vibration assessment would not typically be required for

warehouse / transport activities but may be necessary for heavy
manufacturing industry, a rail line or similar.

Nexus Port Business Park - Design Guidelines 13.

B. Air Emissions
Any development application must include an outline of potential air emissions
from the development such as odour, dust, and any stack emissions from process
plant, boilers, spray painting or similar operations. Where the extent of emissions
is considered to be such that adverse impact may result at surrounding sensitive
uses the Port may require a detailed air quality assessment report to be prepared.

Any emissions of odour, dust and air pollutants beyond the boundaries of the site
must be minimized and comply with the limits imposed by the following:

 Environmental Protection (Air) Policy 1997

 Environmental Protection Regulation 1998
 Environmental Protection Agency Guideline – “Odour Impact Assessments
from Developments”

C. Risk and Hazard

Any development must operate such acceptable levels of risk and hazard are
achieved for the safety of persons or property on the development site or in
surrounding areas. Site activities which present unacceptable potential risk or
hazard to off-site areas will not be permitted. Such unacceptable uses include:

 Storing, handling or manufacture of significant quantities of materials which

are highly explosive, flammable or radioactive in a manner that poses
unacceptable risk to uses within the Port of Townsville and at off-site areas.

Storage and handling of flammable and combustible liquids or dangerous goods /

substances is to be in accordance with the following:

 Australian Standard AS1940:2004 The storage and handling of flammable

and combustible liquids
 Dangerous Goods Safety Management Act 2001
 Dangerous Goods Safety Management Regulation 2001

D. Environmental Management Plans

An Environmental Management Plan (EMP) which describes construction and
operational activities is to be prepared and submitted by the developer and
assessed by the Townsville Port Authority Manager Planning and Environment.
The EMP is to be prepared in accordance with the Townsville Port Authority’s
Guideline 2 – Environmental Management Plan.

Nexus Port Business Park - Design Guidelines 14.

E. Stormwater Management
The discharge of stormwater runoff or wastewater from a site to any water course
or water body, roadside gutter or stormwater drainage system is prevented or
effectively managed to avoid or minimise impacts on water quality.

 The preference is for reuse of water, where possible. Disposal of

stormwater off-site will be subject to approval by relevant authorities to
nominated areas.
 Stormwater must not contaminate surface water or ground water.
 Areas where potentially contaminating substances are stored or used are
to be roofed.
 Provision is made for spills to be bunded and retained on site for removal
and disposal by an approved means.
 Surfaces where spillages can occur are sealed with concrete, asphalt or
similar impervious substance.
 Roofwater is piped away from areas of potential contamination.
 All runoff is to be via the road frontage.

The preference is for reuse of water where possible.

F. Acid Sulphate Soil

Soil and groundwater investigations must be undertaken and provided to Townsville
Port Authority for consideration to support any proposed earthworks. Such
investigations must be certified by an appropriately qualified and experienced
Registered Professional Engineer of Queensland.

Nexus Port Business Park - Design Guidelines 15.

Definitions

Buffer An area, structure or physical feature separating a source

of environmental impact from an area or use sensitive
to such impact.

Gross Floor Area The sum of the plan areas (inclusive of all walls, columns,
balconies whether roofed or not) of all storeys of a building
or buildings, except for:

(a) The areas at any topmost storey of lift motor rooms or

air conditioning or other mechanical or electrical plant
and equipment rooms;
(b) The area of any public lobby at ground storey level; and
(c) Any level below ground level of all space used or
intended for use for the parking and manoeuvring
of motor vehicles.

Ground Level The finished ground level on the completion of the

development.

Loose Materials Any product or material that is not contained.

Setback A line or lines parallel to any boundary of a lot

beyond which a building or other structure shall
not encroach, and measured as the shortest horizontal
distance from the outermost projection of the
building or other structure to a vertical projection of
the lot boundary.

Site Cover(age) The proportion of the site covered by a building or

other structure having an impervious roof, including a
balcony (roofed or not), and expressed as a percentage
of the site area.

When calculating site cover, the following are excluded:
 Eaves;
 Fences; and
 Storeys (where not higher than one metre above
ground level).

Storey A space within a building which is situated between one

floor level and the floor level next above, including a
mezzanine level, or if there is no floor level above, the
ceiling or roof above, but not, a space that contains only:
(a) A lift shaft, stairway or meter room; or
(b) A bathroom, shower room, laundry, water closet, or
other sanitary compartment; or
(c) Lift motor, air conditioning or other mechanical or
electrical plant at roof top level; or
(d) A basement car park where any part of the ceiling is
not higher than one metre above ground level; or
(e) A combination of the above.
Total Use Area The sum of all areas (exclusive of walls, columns and
balconies whether roofed or not) of all storeys of a
building which are used or intended for use for a
particular purpose, plus any other areas of the site which

Nexus Port Business Park - Design Guidelines 16.

Total Use Area Cont is also used or intended for use for the same purpose,
except for:

 Area (inclusive of walls and columns) of any lift
wells, lift rooms, air conditioning and associated
mechanical or electrical plant and equipment rooms;
 Areas of any staircases;
 Areas of any public lobby;
 Areas of any public toilets;
 Areas of any staff toilets, washrooms, recreation
areas and associated facilities; and
 Areas used for the access, parking and associated
manoeuvring of motor vehicles.

Nexus Port Business Park - Design Guidelines 17.