dept of natural resources and mines, queensland … · coordinated development of serviced land....

CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 14535341Search Date: 29/08/2012 09:43 Title Reference: 50888367 Date Created: 07/08/2012 Previous Title: 21455044 REGISTERED OWNER Dealing No: 714608273 06/08/2012

HAGAN & BAUM PTY LTD A.C.N. 133 538 673 ESTATE AND LAND Estate in Fee Simple LOT 10 SURVEY PLAN 244246 County of CARLISLE Parish of BASSETT Local Government: MACKAY EASEMENTS, ENCUMBRANCES AND INTERESTS 1. Rights and interests reserved to the Crown by Deed of Grant No. 10398012 (POR 124) 2. MORTGAGE No 713697682 03/02/2011 at 14:38 NATIONAL AUSTRALIA BANK LIMITED A.B.N. 12 004 044 937 3. EASEMENT IN GROSS No 714608290 06/08/2012 at 15:26 burdening the land MACKAY REGIONAL COUNCIL over EASEMENT A ON SP244246 ADMINISTRATIVE ADVICES - NILUNREGISTERED DEALINGS - NIL CERTIFICATE OF TITLE ISSUED - No

Caution - Charges do not necessarily appear in order of priority

** End of Current Title Search **

COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2012]Requested By: D APPLICATIONS ABR /1

megana

Received (Manual Date)

114SP122903

FH

919m²

GLENELLA

MACKAY REGIONAL

113SP122903

FH

908m²

GLENELLA

MACKAY REGIONAL

112SP122903

FH

824m²

GLENELLAMACKAY REGIONAL

111SP122903

FH

795m²

GLENELLA

MACKAY REGIONAL

110SP122903

FH

1517m²

GLENELLA

MACKAY REGIONAL

109

SP122903

FH

807m²

GLENELLA

MACKAY REGIONAL

K

SP

122902

P

SP122902

259SP131388

FH

759m²

GLENELLA

MACKAY REGIONAL258

SP131388FH

847m²

GLENELLA

MACKAY REGIONAL

FSP112238

EA

0m²

GLENELLA

MACKAY REGIONAL

10SP244246

FH

830m²

GLENELLA

MACKAY REGIONAL

B

SP244246EA

50m²

11SP244246

FH

2904m²

GLENELLA

MACKAY REGIONAL

A

SP

244246

EA

86m²

C

SP

244246

1SP187694

FH

919m²

GLENELLA

MACKAY REGIONAL

2SP187694

FH

800m²

GLENELLA

MACKAY REGIONAL

507CP886047

FH

6.927ha

MOUNT PLEASANT

MACKAY REGIONAL

3SP183083

FH

10.02ha

MOUNT PLEASANT

MACKAY REGIONAL

4

SP

183083

FH

3.294ha

STREETAMH

GING

ST

RE

ET

PIO

NE

ER

ST

RE

ET

ER

PIO

NE

DCDB

Lot/Plan 11/SP244246

Area/Volume 2904m²

Tenure FREEHOLD

Local Government MACKAY REGIONAL

Locality GLENELLA

Parish BASSETT

County CARLISLE

Segment/Parcel 61344/854

SCDB Permanent Marks

SUBJECT PARCEL DESCRIPTION

SCALE 1 : 500HORIZONTAL DATUM:GDA94 ZONE:55

m

10 20 30 40 500

8755-41331

STANDARD MAP NUMBER

149°09'02".091

21°06'33".560

GLENELLA

1.11 KM

MAP WINDOW POSITION &NEAREST LOCATION

PRINTED (dd/mm/yyyy) 17/08/2012

DCDB 16/08/2012SCDB 17/08/2012;

Users of the information recorded in this document (the Information) accept all responsibility andrisk associated with the use of the Information and should seek independent professional advice inrelation to dealings with property.

Despite Department of Natural Resources and Mines(DNRM)'s best efforts, DNRM makesno representations or warranties in relation to the Information, and, to the extent permitted by law,exclude or limit all warranties relating to correctness, accuracy, reliability, completeness orcurrency and all liability for any direct, indirect and consequential costs, losses, damages andexpenses incurred in any way (including but not limited to that arising from negligence) inconnection with any use of or reliance on the Information

For further information on SmartMap products visit http://nrw.qld.gov.au/property/mapping/blinmap

CLIENT SERVICE STANDARDS

SmartMapAn External Product of

SmartMap Information Services

Based upon an extraction from the

Digital Cadastral Data Base

(c) The State of Queensland,(Department of NaturalResources and Mines) 2012.

723 34 0m E

34

36

36

38

38

723 40

723 40

42

42

1

7664 18 0 m N18

2

7664 20

7664 20

3

2222

4

2424

5

2626

6

2828

7

7664 30

7664 30

GDA

Queensland Government

21°06'35".969

149°09'00".115 149°09'04".067

21°06'35".969

21°06'35"

21°06'31".151

149°09'04".067

21°06'31".151

149°09'00".115

21°06'35"

For additional information regarding this SmartMap see page 2.Shading Rules have been applied.

Additional Information Page

Shading Rules

■ Locality Name = GLENELLA

■ Locality Name = MOUNT PLEASANT

■ Locality Name is unique

megana


Existing driveway

Unit 2

Unit 1

NO

RT

H

6 x HIB CAR 6 x HIB CAR

BAU BLA

MEL BRG

NAN DOM

2 x IXO P.M.EXISTING HIBISCUS

21 x LIR E.G.

2 x LEE COC

3 x MOL CAP

18 x NEP OBL

PLANTING STOCK SCHEDULE

abbreviation botanical name pot size

approx.spacing

minimum heightat planting Qty

Ground Covers

LIR E.G. Liriope Evergreen Giant 140mm 500 150 21

MOL CAP Molineria capitulata 140mm 1000 250 3

NEP OBL Nephrolepis obliterata 140mm 750 250 18

Shrubs

HIB CAR Hibiscus c.v. "Carnation". 200mm 1500 400 12

IXO P.M. Ixora c.v. "Pink Malay" 200mm 1000 250 2

LEE COC Leea cocinea 200mm 1500 300 2

NAN DOM Nandina domestica 200mm as per plan 200 1

Trees

BAU BLA Bauhina blakeana 250mm as per plan 500 1

MEL BRG Melaleuca bracteata "Revolution Green" 300mm as per plan 900 1

LANDSCAPE SPECIFICATION

The planting plan is a scale drawing and should not be photo reduced. The symbols used to show new plantings indicate type of plant and location only and do not represent plant size, pot size or future growth. The locations of the primary plantings of trees and/or palms should be scaled off the plan where measurements are not given. The location of shrubs is shown schematically to indicate the planting pattern in relation to the primary plants and ground covers are shown as zones of distribution. Both shrub and ground cover locations may be scaled off the plan but are not exact and may require some adjustment when placing plants on site to best achieve the intent shown on the plan within the available space.PREPARATION:Remove all debris, grass and weeds from landscape area. Cut bed areas to subgrade level as necessary to allow for topsoil and cultivate subgrade by tyning to 300 depth. In turf areas cut/fill existing ground to 100 below finished level to allow for loam and turf. For isolated trees in the turf areas excavate a 600 x 600 x 600 planting hole and backfill with loam. Prior to tyning or excavating verify the location of services and modify width or depth as necessary to avoid damage.SOIL:Apply 150 minimum depth of stockpiled site surface soil or use natural sandy loam or soil mix equivalent to all garden beds. To all turf areas apply 100 of natural sandy loam or soil mix equivalent. All soils to be free of roots, stones and any deleterious matter. PLANTINGS:All plants to be healthy, vigorous container stock, true to the specified botanic species. See Planting Stock Schedule for species and quantities. No species substitution without approval from the landscape designer.FERTILZER:Apply a broadcast dressing of Katec "Super Grass" Fertilizer pellets @100g/m2 to all of the bed areas. Place 10g. Agriform planting tablets around the rootball and 50mm below the surface.with each plant. For 300mm pot use 6 tablets; 200mm pot - 4 tablets' 140mm pot - 3 tablets. For turf apply Katec Super "Grass" Fertilizer pellets @ 100g/m2 to all of the turf area prior to laying and apply Ammonium Sulphate 15/g/m2 one week and four weeks after laying and hose in well.ORGANIC MULCH:Apply 50mm average depth of clean hardwood chip mulch to all of the area of the garden beds. Apply mulch as an even layer after all planting, fertilizing and irrigation installation has been completed. Prior to placing mulch, grade soil back from the edge so that the bed edge retains full mulch thickness. Draw mulch back slightly from the plants so that it is not against plant stems. To isolated trees apply mulch to 500 radius from the plant.STONE MULCH:To narrow strips beside units where shown as stone mulch finish off the ground surface evenly to correct levels for the surface drainage pattern then lay weed mat over the area, securing in place as necessary with wire or plastic pins. Cover weed mat with 50 minimum layer of clean 16mm crushed rock screenings. EDGING STRIP:At the interface of turf and organic mulch or stone mulch areas install an edging strip of 90 x 40 recycled plastic edging set flush with finished ground levels and secured in place as necessary to 300 stakes of the same material.TURF:To all of turf areas close lay green couch turf. Turf to be tight, weed free and may be composed of mixed couch grass varieties. Turf to be sand grouted, rolled and top dressed as necessary to achieve an even mowing surface.

SIMON M. McCONNELLTROPICAL LANDSCAPE CONSULTANT

34 Brownhill Street, Mundingburra. 4812Ph. 07 477 96852 M 0418 776961e-mail: [email protected]

Client:

Project:

HAGEN & BAUM PTY. LTD

DUPLEX. 75 PIONEER ST. GLENELLALANDSCAPE PLANTING PLAN

SCALE: 1:200 @ A3DATE: AUGUST 2012REF No. 560/22DESIGN: SMDRAWN: LGCHECKED SMREFERENCE DRAWING:SMARTARCHDUPLEX SITE PLAN

NOTE: FUTURE PLANTINGS OUTSIDEFENCE ARE SHOWN ILLUSTRATIVELYSEE PLAN REF. 560/8A

LEGEND:

FUTURE PLANTING ADJACENT TO PROPERTY LINE

TREES

SHRUBS

GROUND COVERS

STONE MULCH

TURF

1800 PALING FENCE EDGING

EDGING

EDGING

EDGING

EDGING

EDGING

MULCHEDGARDEN BEDS

MULCHEDGARDEN BEDS

1800 PALING FENCE

1800 PALING FENCE

STONEMULCH

STONEMULCH

GATE

GATE

GATE GATE

PIONEER STREET

0 2 4 6 8 10 12 14 16

TURF

TURF

TURF

TURFTURF

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megana


MACKAY REGIONAL COUNCILPLANNING SCHEME

Mackay Frame Locality Code

Statement of Compliance Mackay Frame Locality Code

megana


75 Pioneer Street, Glenella Page 275390-5-1 4 September 2012

MACKAY FRAME LOCALITY CODE

Purpose

The proposed Material Change of Use for a Dual Occupancy over Lot 10 on SP244246 at 75 Pioneer Street, Glenellaachieves the purpose of the Mackay Frame Locality Code. Specifically, the development application achieves theintent of the following overall outcomes expressed in the purpose statement of the Code:

(a) urban development occurs on land included in an urban zone (e.g. Urban Residential, UrbanExpansion, Commercial, Industry (Low Impact) and possibly Public Purposes if in an urban setting) inpreference to land included in non-urban zones, and is serviced with the full range of developmentinfrastructure in accordance with a priority infrastructure plan2. The preferred sequence for urbanresidential development consists of:

(i) in sequence areas3, land included in the Urban Residential zone, Urban Expansion zone or HigherDensity Residential zone; and

(ii) out of sequence areas4, land included in a non-urban zone.

(b) out of sequence urban residential growth occurs only when:

(i) there is insufficient comparable land within the City to meet the needs of the City’s populationgrowth, based on historical growth rates over the preceding five (5) years and on forecast growthrates over the next five (5) years;

(ii) the land is physically suited for urban residential purposes and can be serviced with developmentinfrastructure economically and efficiently;

(iii) development of out of sequence land will not result in an unsustainable demand for developmentinfrastructure, community facilities and services; and

(iv) development of the land will not diminish the amenity, biodiversity, habitat, landscape or heritagecharacter values of the City.

(c) unserviced residential land (Urban Residential zone, Urban Expansion zone or Higher DensityResidential zone) is developed following the take up of serviced land in the locality unless providedwith suitable infrastructure at the cost of the developer and without adversely affecting the futurecoordinated development of serviced land.

(d) urban development, particularly for residential purposes, is limited to land unconstrained by excessiveslope, inundation by flooding, high risk of land slip or bushfire hazard, proximity to major infrastructureand high impact activity areas including major transport routes and infrastructure.

(e) urban development, other than for open space and some water-based recreation purposes, doesnot increase the risk of loss of life or property damage due to flooding or tidal inundation in majorclimatic events.

(f) residential uses are provided with buffers to industrial areas to protect residential amenity and avoidconstraining industrial activity.

(g) the density of residential development reflects and complements the existing scale and intensity ofthe Locality and maintains residential amenity by:

(i) retaining a predominantly single detached dwelling character in the Urban Residential Zone; and(ii) limiting higher density residential development to the Higher Density Residential Zone.

(h) new commercial uses are located in the Commercial zone or the Village zone in accordance withthe overall outcomes of those zones and the network of centres referred to in the DesiredEnvironmental Outcomes and illustrated, for information, on the Information Map – Network ofCentres.

(i) industrial land is:


(i) preserved for industrial uses, in preference to non industrial uses such as retailing particularly largescale retailing, residential and community uses;

(ii) buffered with landscaped areas of a suitable width, from incompatible activities, such asresidential, commercial and community facilities; and

(iii) industrial uses which are relatively small scale and have low impact are located within the Industry(Low Impact) zone whilst those industrial uses which are larger in terms of site requirements,infrastructure requirements or impact, are situated in the Industry (High Impact) zone.

(j) rural residential development only occurs on land located within the Rural Residential zone whichincludes areas at Farleigh, Habana and limited areas at Nindaroo and Walkerston; and

(k) land in the rural area is protected from the constraining effects of encroaching urban and ruralresidential development;

(l) the use and development of rural land comprises sustainable management practices;

(m) non-rural activities in rural localities do not adversely affect the operation of rural uses;

(n) existing infrastructure supporting agricultural activities, such as cane tramways and sugar mills isprotected from the constraining effects of encroaching incompatible development;

(o) economically sustainable rural activities are located to access, in the most cost efficient manner, thenecessary infrastructure to meet existing and likely future needs and are located to be accessible tothe urban area of Mackay and the Port of Mackay;

(p) village areas are developed:

(i) as a consolidation of the existing village areas to make more efficient use of the infrastructure andto achieve a more cohesive village identity; and

(ii) to be sympathetic and complementary to the distinctive character and amenity of the villagederived from its location, setting in a rural landscape, the scale and intensity of the settlementpattern, and the range and nature of facilities and services provided.

(q) the use and development of Strategic Sea Port land5 and Strategic Airport land6 is not adverselyaffected by land uses in the Mackay Frame Locality;

(r) development of land adjacent to and within the possible future multi-modal freight corridor does notclose off options for the establishment of a Port Access corridor linking the industrial areas of the Citywith the Mackay seaport;

(s) development of land fronting a State-controlled road or rail corridor, or land adjacent to or in thevicinity of the Mackay Airport, includes design and siting measures which effectively mitigate theoperational impacts of such infrastructure, including noise, diminished air quality and possiblyvibration;

(t) the operational needs of rail infrastructure in the City are protected and the potential impactsrespected;

(u) development for non-aviation related activities within the airport is sustainable, generally consistentwith the provisions of this Planning Scheme and sympathetic to activities on land surrounding theairport;

(v) accessibility to major community facilities in the City is maintained and enhanced to optimise theirvalue to the community;

(w) new development in the Locality is:

(i) in keeping with the role and function of the road network in terms of its scale and intensity;(ii) in step generally with the planned development of major road transport infrastructure;


(iii) for intense forms of activity such as centres or major industries, situated at key locations within theroad transport network;

(iv) accessible to public transport or accessible to convenient and effective linkages with publictransport; and

(v) generally in keeping with the planning principles of the Mackay Area Integrated Transport Planand Shaping Up - A Guide to the Better Practice and Integration of Transport, Land Use and UrbanDesign Techniques;

(x) tourist developments are encouraged in the Mackay Frame Locality, generally on land included inthe Special Activities (Tourism) Zone, Commercial Zone, or High Density Residential Zone and wherethe form, scale and intensity of tourism development accords with the setting of the site andsurrounding area;

(y) the sites of hospitals and the university are protected from the effects of encroaching incompatibleactivities such as high impact industries and agriculture;

(z) open space and recreation areas are preserved for the continued use of residents and visitors as wellas a landscape contrast with the surrounding urban areas;

(aa) open space areas are protected from the adverse effects of development;

(bb) riparian vegetation and other areas of remnant vegetation are protected from encroaching urbandevelopment, or is developed in a manner consistent with the relevant overlay code;

(cc) extractive resources, particularly those classified as Key Resource Areas and associated haul routesare protected from encroachment by incompatible development;

In addition overall outcomes for the Goosepond Creek precinct are the following:

(a) commercial activity occurs within the boundaries of the commercial zone and accords with thenetwork of centres described in the Desired Environmental Outcomes and as shown on theInformation Map – Network of Centres.

(b) development in the Mt. Pleasant sub-regional centre supports and complements the role of the CityCentre by servicing:

(i) primarily the needs of residents in the northern parts of the City; and(ii) some needs of those residing in other parts of the City as well as in adjoining local government

areas to the north of the City.

(c) as the second major focus for shopping and entertainment in the City, new development in the MtPleasant sub-regional centre is in line with changing commercial trends and practices and:

(i) incorporates a range of uses which recognise the role of a sub-regional centre;(ii) maintains the amenity of adjoining land uses;(iii) is contained within its current zoned areas;(iv) provide access to a range of transport infrastructure (public bus services, taxi services, private

passenger vehicles, pedestrian movements and bicycles) in convenient and safe accessiblelocations; and

(v) maintains the efficiency of the Bruce Highway corridor.

(d) the Mt Pleasant local centre, located at the corner of Phillip Street and the Mackay-Bucasia Road,provides local convenience services to a small trade area and is contained within its current zonearea.

(e) the North Mackay mixed use centre provides both local convenience services and other small scaleservices of a maritime nature and does not extend beyond the current zone boundary.

(f) the North Mackay local centre provides convenience shopping and extends beyond the physicalboundaries only where the amenity of adjoining land use will be maintained.


(g) industrial and employment-based activities, other than centres activities, are:

(i) situated on land included in the Industry (Low Impact) Zone or Industry (High Impact) Zone andlocated at Glenella and North Mackay beside Vines Creek; and

(ii) small-scale and low impact in nature.

(h) new land uses and development fronting the Bruce Highway does not detract from the effective andsafe operation of the highway.

(i) industrial and employment-based activities, other than centres activities, are small-scale and lowimpact in nature, situated on land included in the Industry (Low Impact) Zone or Industry (High Impact)Zone and located at Glenella and North Mackay beside Vines Creek.

Applicability

The Code has been checked against the applicability statements and it does apply to the development.

SPECIFIC OUTCOMESACCEPTABLE/PROBABLE

SOLUTIONS

COMMENTS OF COMPLIANCEWITH ACCEPTABLE SOLUTIONS OR

SPECIFIC OUTCOMESAssessable DevelopmentP1 Commercial development is locatedin the commercial zone and does notdetract from the network of centresreferred to in the Desired EnvironmentalOutcomes.

S1 No solution specified. Not applicable as the proposal is forresidential development outside acommercial zone.

P2 Residential development whereresidential use is the predominantactivities (as distinct from farming forexample) occurs on land located withinthe Village zone, Urban Residential zoneand the Rural Residential zone.

S2 No solution specified. The proposed uses are for residentialpurposes. While the site is included inthe Rural Zone, it is considered that thesite is an anomaly. On this basis, theproposed uses on site have beendeveloped as if the site were includedin the Urban Residential Zone andtherefore, is compliant with the Code.

P3 Tourist development sites generallyexhibit a number of the followingcharacteristics:(i) proximity to infrastructure and servicesadequate to meet the day-to-day needsof the tourist population likely to begenerated by development on the site;and(ii) proximity to a natural attraction withoutthe potential for adverse effects upon theattributes or values which give rise to theattractiveness of the site; or(iii) an area of land sufficient to containfully the extent of the proposeddevelopment and the potential impactslikely to flow from it;(iv) land suitable in its physicalcharacteristics to accommodate theform, scale and intensity of developmentproposed without imposing unnecessaryor unacceptable impacts upon thesurrounding area; or(v) are not located within establishedresidential areas or accessed only viaresidential street.

S3 No solution specified. Not applicable as the subject site isdesignated within the rural zone and theproposed material change of use is forresidential development.

P4 Land uses adjacent to industrial areasand key extractive resources areas whichare incompatible with those areasinclude a buffer which mitigates anyadverse impacts from the industrial use

S4 No solution specified. Not applicable as the subject site is notlocated in close proximity to industrialareas or key extractive resources.



SOLUTIONS


SPECIFIC OUTCOMESon the new use.

P5 Residential development on landzoned for residential uses, adopts orcreates new traffic and transport systemswhich:(i) are based on the hierarchy of roads;(ii) are appropriate to the transport andtraffic tasks required by the proposeddevelopment, having regard to its scale,intensity and character;(iii) are linked efficiently and safely withthe existing road network;(iv) promote the safe movement of traffic,cyclists and pedestrians throughout thedevelopment area; and(v) minimises the potential for throughtraffic and local traffic conflicts and forindustrial and non-industrial trafficconflicts.

S5 No solution specified. The proposal does not incorporate theconstruction of new roads to service theoverall development. The surroundingroad network is considered appropriateto cater for the anticipated trafficgenerated by the proposed dualoccupancy.

The transport and traffic requirements ofthe development are consistent with theroad and transport systems available tothe subject site.

P6 Rail infrastructure corridors in the Cityare protected from the constrainingeffects of proximate, sensitive land usesby seeking buffers, acoustic screens orother forms of physical separation. Wheredevelopment occurs in close proximity toa rail corridor, appropriate mitigationmeasures in the design and siting ofbuildings and recreation space areprovided.

S6 No solution specified. Not applicable as the subject site is notlocated in close proximity to existing railinfrastructure corridors.

P7 New uses and development within therail corridor, including rail freight yards,stations and shunting yards, has regardfor the environmental impacts uponadjacent and adjoining properties.

S7 No solution specified. Not applicable as the subject site is notlocated in close proximity to existing railinfrastructure corridors.

P8 The network of cane tramwaysthroughout the City is protected from theeffects of incompatible development.New estate development for urbanresidential, rural residential or villagepurposes is planned to minimise thepotential for tramway traffic to conflictwith vehicular, bicycle or pedestriantraffic through a combination of carefuldesign and maintaining adequate buffersor separations.

S8 No solution specified. Not applicable as the subject site is notlocated in close proximity to existingcane tramways.

P9 New development is serviced by thefull range of urban infrastructure in anorderly, efficient and equitable manneras established in the priority infrastructureplan.

S9 No solution specified. Owen Consulting has previouslyundertaken a preliminary engineeringinvestigation for development over thepre-existing site, which included thesubject allotment. Their report andfindings have been included as part ofthis application and can be found atAppendix F. In particular, the reportprovides information to demonstratethat all existing and proposedinfrastructure is adequate to servicedevelopment upon the subject site incompliance with Mackay RegionalCouncil’s Engineering Design Guidelinesand that any proposed works will nothave any adverse effect upon the



SOLUTIONS


SPECIFIC OUTCOMESexisting infrastructure and surroundingallotments.

All services and infrastructure to supportthe proposal are available including;roads, water, sewerage, electricity andtelephone connection.

P10 Land fronting the Bruce Highway haslimited direct access, if any, to thehighway in accordance with therequirements and specifications of theDepartment of Main Roads.

S10 No solution specified. Not applicable as the subject site doesnot front onto a State Controlled Road.

P11 The route of the possible future PortAccess corridor linking the industrial areasof the City with the Mackay seaport ispreserved.

S11 No solution specified. The proposed development will notimpact upon the possible future PortAccess corridor for Mackay.

P12 The use and development of portland subject to freehold lease or similartitle, or land adjacent to the airport,includes mechanisms to minimise,mitigate and manage any environmentalimpacts on the freehold land which mayarise from the port operations.

S12 No solution specified. Not applicable as the proposeddevelopment is not located upon portland.

P13 The operational efficiency of themajor road transport routes serving theMackay seaport, the airport, the railwayand the Paget industrial area ismaintained by:(i) ensuring adequate buffers orseparations between noise and trafficsensitive activities and these major routes;and(ii) planning development according tothe road hierarchy illustrated on theInformation Map – Key Infrastructure.

S13 No solution specified. Not applicable as the subject site is notlocated in close proximity to existingmajor road transport routes serving theMackay seaport.

P14 Open space areas are protectedfrom the adverse affects of developmentthrough:(i) limiting development within openspace areas to low impact activities,facilities and works that maintain thevalue of the area;(ii) locating development on adjoiningland in parts of the site less likely to haveadverse effects;(iii) providing buffers to open space areasof sufficient width to mitigate any adverseeffects; and(iv) adopting impact mitigation andmanagement measures for developmentlikely to cause adverse effects.

S14 No solution specified. Not applicable as the subject site is wellseparated from nearby open spaceareas.

P15 Open space and recreation areasare preserved by providing thatdevelopment of land in proximity to highuse areas (e.g. the racecourse atOoralea) is designed and sited to takeinto account:(i) noise;(ii) lighting; and(iii) traffic impacts of activities and majorevents.

S15 No solution specified. The subject site is well separated fromnearby open space and recreationareas.


MACKAY REGIONAL COUNCIL PLANNING SCHEME

Rural Zone in Mackay Frame Locality Code

Statement of Compliance Rural Zone in the Mackay Frame Locality Code


RURAL ZONE IN THE MACKAY FRAME LOCALITY

Overall Outcomes

(1) The overall outcomes sought for the zone are the purpose of the code:

(2) The overall outcomes for the rural zone are:

a) Rural activities undertaken on land in the Rural zone continue unconstrained by encroachmentof incompatible land use.

b) Rural land in the Glenella area within the Goosepond Creek precinct maintain its floodplainstorage function.

c) Rural uses establishing adjacent to High impact Activities (as identified in the Information Map –High Impact Activities), provides buffers to those activities.

d) Non rural activities do not occur.

e) Development in rural zoned land adjacent to cane tramways and sugar mills includes buffersto protect the ongoing operation of that infrastructure.

f) Intensive rural activities locating on rural zoned land are located to maximise accessibility tothe City’s major infrastructure and minimise the need to upgrade rural infrastructure.

(3) The specific outcomes and acceptable probable solution for the Rural Zone in the Mackay Frame Localityare as follows:

SPECIFIC OUTCOMES ACCEPTABLE/PROBABLESOLUTIONS

COMMENTS OF COMPLIANCE WITHACCEPTABLE SOLUTIONS OR

SPECIFIC OUTCOMESAssessable Development

P1 The use of land within the Rural Zonefor rural purposes is sustainable over thelong term by:(i) avoiding fragmentation of agriculturallots; and(ii) using the land according to industrybest practice, including:(a) risk reduction for natural hazards suchas bushfire, flooding, land slips and soilerosion;(b) the management of weeds andpests;(c) waste reduction and management;(d) ensuring the intensity of use is inkeeping with the capacity of the land.

S1 No solution specified. The proposed uses are for residentialpurposes. While the site is included in theRural Zone, it is considered that the site isan anomaly. On this basis, the proposeduses on site have been developed as ifthe site were included in the UrbanResidential Zone and therefore, iscompliant with the Code.

P2 The major infrastructure supporting thesugar industry mills, and associatednetwork of tramways and haul-out roadsis protected from the effects ofencroaching sensitive land uses.

S2 No solution specified. Complies. There is no major infrastructureassociated or within proximity to thissubject site.

P3 Intense forms of rural activity requiringsignificant improvements to the City’sinfrastructure, are located withinreasonable proximity to the urban area ofMackay and the Port of Mackay,providing that the environmental impactscan be managed and the particularnature of the activity does not require a

S3 No solution specified. Not Applicable.



SOLUTIONS

COMMENTS OF COMPLIANCE WITHACCEPTABLE SOLUTIONS OR

SPECIFIC OUTCOMESmore remote location.

P4 Rural Residential Development doesnot occur.

S4 No solution specified. The proposed uses are for residentialpurposes. While the site is included in theRural Zone, it is considered that the site isan anomaly. On this basis, the proposeduses on site have been developed as ifthe site were included in the UrbanResidential Zone and therefore, iscompliant with the Code.


Multiple Dwellings, Accommodation Unitsand Dual Occupancy Code

Statement of Compliance Multiple Dwellings, Accommodation Units

and Dual Occupancy Code

megana



MULTIPLE DWELLINGS, ACCOMMODATION UNITS AND DUAL OCCUPANCY CODE

Purpose

The proposed Material Change of Use for a Dual Occupancy over Lot 10 on SP244246 at 75 PioneerStreet, Glenella achieves the purpose of the Multiple Dwellings, Accommodation Units and DualOccupancy Code. Specifically, the development application achieves the intent of the following overalloutcomes expressed in the purpose statement of the Code:

(a) are located on sites suitable for higher residential densities in terms of site area, dimensions,gradient, available infrastructure services and proximity to community facilities;

(b) are an acceptable scale and intensity, and are designed and sited to achieve highstandards in amenity, visual integration in the streetscape and landscape, and functionalintegration with surrounding activities;

(c) have landscaping, fencing, and other external treatments which are compatible with andintegrated in the streetscape and landscape to achieve high standards of amenity;

(d) are highly accessible from and integrate with the transport network for all persons; and

(e) do not cause environmental impacts on adjoining activities in terms of overshadowing,reflected heat or glare, excessive noise or light intrusion.

Applicability


Elements of the Code

Land Suitability


COMMENTS OF COMPLIANCE WITHACCEPTABLE SOLUTIONS OR SPECIFIC

OUTCOMESAssessable DevelopmentP1 Multiple dwellings, accommodationunits and dual occupancies are:(i) physically suited to or able to makeprovision for pedestrian movement withinthe site;(ii) well drained;(iii) not subject to any sources ofunacceptable odour, noise or otherpollution; and(iv) oriented to cooling summer breezes.

S1.1 The site has a slope of less than15%.S1.2 Buildings and open space areasare oriented to the north and east.S1.3 The premises does not adjoin (oris buffered from) heavily traffickedroads, railways or industrial areas.

The subject site incorporates a gradientof less than 15%. Please refer to theDetail Survey Plan at Appendix C of theReport.

The proposed dual occupancy buildingis generally orientated in a north-easterly/south-westerly direction.

The proposed private open space areasassociated with each individual unit arepositioned to ensure that they are ableto capture any prevailing coolingsummer breeze.

The subject land parcel incorporates asingle street frontage that is under thecontrol of the local government and isnot a state controlled roadway thatconsists of high level traffic.

P2 The premises are accessible to orserved by:(i) emergency services;(ii) local and district community,recreation, and commercial facilities; and(iii) the transport network.

S2 The premises are within 400mwalking distance of shops, openspace and public transport routes.

The site is within walking distance tolocal shopping (convenience store),school, open space and publictransport services.

P3 For Accommodation Units and MultipleDwelling Units, the premises have vehicleaccess from a street other than from anAccess Place or Access Street.

S3 No solution specified. Complies. The premise has access to astreet, other than an Access Place orAccess Street. It should be noted thatPioneer Street is identified as being a



SOLUTIONS


OUTCOMESFor Dual Occupancy, the premises havedirect access to a formed road, exceptwhere an arterial, sub-arterial, or majorcollector road.

Major Collector Street.

Building Density


SOLUTIONS


OUTCOMESAssessable DevelopmentBuilding DensitiesP1.1 Multiple Dwelling Units,Accommodation Units or DualOccupancy have the following maximumdensities, unless otherwise provided in therelevant Locality Code:(i) where in the Rural Residential Zone, 2dwelling units per hectare; and(ii) where in the Urban Residential Zone:

a) 1 dwelling unit per 400m2 for DualOccupancy and Multiple DwellingUnits; and

b) 1 rooming unit per 300m2 forAccommodation units; and

(iii) where in the Higher Density ResidentialZone ;

a) 1 dwelling unit per 200m² for DualOccupancy and Multiple DwellingUnits; and

b) 1.5 Rooming Units per 200m² forAccommodation Units

(iv) where in the Rural Zone one dwellingunit per 100 ha of site area;(v) where in the Village Zone one dwellingunit per 1000m2 of site area; and(vi) where in any other zone, densities arein keeping with development in thelocality such that the streetP1.2 The Multiple Dwelling Units,Accommodation Unit or Dual Occupancyhave a site coverage not exceedingthose limits set in the following Table 9-15.1, unless otherwise provided in therelevant Locality Code.Table 9-15.1 - Maximum Site Cover – Ofevery storey at or above natural groundlevel

Height ofbuilding

UrbanResidentialZone andHigherDensityResidentialZone

Any otherzone (unlessotherwisespecified inthe relevantzone code)

1 Storey 50% 50%2 Storeys 40% 40%3 Storeys 30% 30%>3 Storeys 30% 30%

For Example: A 3 storey building has amaximum site coverage of 30% at naturalground level.

S1 No solution specified. The proposed development, whilelocated upon land zoned for ruralpurposes, and as previously mentioned,has been designed with theexpectation that the site will be in theUrban Residential Zone.

On this basis, the site is provided with asite density of 1 dwelling unit per 415m2.This density is compliant with thescheme requirements. Likewise, the sitecoverage is calculated atapproximately 40.1%, being below themaximum 50% permissible for 1 storeydevelopment.

Plot RatiosP2 Multiple Dwelling Units,Accommodation Units and DualOccupancy have a plot ratio in keepingwith development in the locality such thatthe streetscape, character and residentialamenity is maintained.

S2 Multiple Dwelling Units,Accommodation Units or DualOccupancy have the followingmaximum plot ratios unless otherwiseprovided in the relevant LocalityCode:(i) where in the Urban Residential orVillage Zones:

The plot ratio of the development isconsistent with the prescribed solution.



SOLUTIONS


OUTCOMES(a) 0.5:1; or(b) 0.6:1 where the premises islocated within 200m of public openspace or a designated shoppingcentre; and(ii) where in the Higher DensityResidential Zone 0.8:1; and(iii) where in any other zone, Nosolution specified.

Site Dimensions and Layout


SOLUTIONS


OUTCOMESAssessable DevelopmentSite DimensionsP1 The size of the site permits efficientoperation of the use.

S1 The site has:(i) an area of 800m2 or more; and(ii) a minimum frontage of 20m.

The subject development siteincorporates 830m2 and maintains atotal site frontage of 29.2 metres.

LayoutP2 The layout of the premises connectsinto the neighbourhood through:(i) pedestrian, cycle and vehicle access;(ii) visual links to views or features ofsignificance;(iii) buildings facing street and publicopen spaces; and(iv) building, streetscape and landscapedesign relating to the surroundingneighbourhood character.

S2 No solution specified. The proposed development seeks toutilise the existing building located uponthe site in order to form the two (2)attached dwelling units. This building hasdirect visual frontage onto Pioneer Streetthat allows for informal surveillance tooccur while ensuring that the mainbuilding entries are clearly defined.

P3 The layout of the premises:(i) provides useable open spaceconveniently accessible to residents andwhich is capable of being efficientlymaintained; and(ii) takes account of attractiveneighbouring premises and streetscape.

S3 No solution specified. The private open space areasassociated with the dual occupancyare conveniently positioned and can beaccessed internally via the outdoorverandah areas.

P4 Internal vehicle access and layout isprovided to:(i) discourage speeding;(ii) provide safe, convenient and all-weather access and parking. and(iii) all vehicles are able to leave the site ina forward gear.12

Note: Leaving the site in a forward gearmeans no more than a 3-point turnbased on a B99 (van) vehicle.

S4 Car parking and access areprovided in accordance withSchedule 2.

The proposed layout ensure that the two(2) existing vehicular access crossoverslocated within the Pioneer Street roadreserve will remain in their currentlocations in order to service the dualoccupancy.

P5 Footpath layout:(i) provides safe, direct and gentlegradient footpaths provided within andadjacent to the premises; and(ii) discourages use of the premises as apedestrian through-route for non-residentsand provides privacy to interior spacesfrom all passers by.

S5 No solution specified. The subject site has access to anexisting pedestrian network.

P6 Buildings are sited to provide a clearlydelineated transition space from publicterritory to the front doors of dwelling units.

S6.1 Building are designed andorientated so that the front entranceof each dwelling unit is easily found.S6.2 Dwelling units face towards publicplaces to facilitate casualsurveillance.

The proposed development seeks toutilise the existing building located uponthe site in order to form the two (2)attached dwelling units. This building hasdirect visual frontage onto Pioneer Streetthat allows for informal surveillance tooccur while ensuring that the mainbuilding entries are clearly defined.


Building Design


SOLUTIONS


OUTCOMESAssessable DevelopmentBuilding AppearanceP1 The building height is compatible withthe height of adjacent buildings such thatthe streetscape character is maintained.

S1.1 Dual Occupancies have amaximum building height of 8.5m.S1.2 Accommodation Units andMultiple Dwelling Units have amaximum building height of 12m (toapex) to allow up to 3 storeydevelopment and additional height toaccommodate pitched roofs, unlessotherwise provided in the relevantLocality Code.

The built form associated with the dualoccupancy is single storey andincorporates an overall height ofapproximately 4.3 metres.

P2 Buildings are designed to take intoaccount features that determine thecharacter and streetscape. (Dominantexternal design features such as roofpitch, materials, colour, setback, treecover, garages, driveways and frontfences complement the character of thearea).

S2 No solution specified. The proposed development seeks toutilise the existing building located uponthe site in order to form the two (2)attached dwelling units. Additionally, thetwo (2) new double bay carportstructures incorporate gable style roofformations and will be constructed tocomplement the existing built formstructure upon the site.

P3 Building design, detailing and finishadds visual interest and differentiationbetween residential buildings whenviewed from the street.

S3.1 Buildings have a maximumunarticulated length of 15m to theprincipal frontage.S3.2 Building wall lengths in excess of15m are articulated by bay windows,verandahs, balconies or wall offsets(minimum 1m depth).S3.3 Buildings are detailed orarticulated to enable individualdwelling units to be identified fromstreets and communal areas.S3.4 Carports and garages arecompatible with the design of thedevelopment and do not dominatethe streetscape.S3.5 The maximum width of a garageor carport opening that faces thestreet is 6m or 50% of the frontagewidth, whichever is the lesser amount.

The proposed development seeks toutilise the existing building located uponthe site in order to form the two (2)attached dwelling units. Additionally, thetwo (2) new double bay carportstructures incorporate gable style roofformations and will be constructed tocomplement the existing built formstructure upon the site.

The final built form associated with thedual occupancy building will notcomprise unarticulated wall lengthsgreater than 15 metres.

Adaptable HousingP4 Premises are designed to meet theneeds of disabled persons byincorporating adaptable housing designmeasures.

S4.1 Where the premises is for theexclusive use of the aged or disabledpersons, a minimum of one dwellingunit for every two units are designedand constructed in accordance withAustralian Standard 4299 – 1995.S4.2 Otherwise, a minimum of onedwelling unit for every 10 units on thepremises are designed andconstructed in accordance withAustralian Standard 4299 – 1995.

The proposed dual occupancy is not forthe exclusive use of aged or disabledpersons, however these dwelling unitsare capable of accommodating theneeds of disabled residents or visitors tothe site.

Building Setbacks


SOLUTIONS


OUTCOMESAssessable DevelopmentFrontage SetbacksP1 Buildings are set back from the roadfrontage to ensure:(i) Allowance is made for efficient use ofthe site;(ii) Landscaping is able to be provided atthe front of the site;(iii) Pedestrians do not feel the building is

S1 Unless otherwise provided in therelevant Locality Code, buildings havea minimum setback from the roadfrontage in accordance with thefollowing Table 9-15.2.Table 9-15.2

ResidentialBuilding

Carport /Garage

The proposed development seeks toutilise the existing building located uponthe site in order to form the two (2)attached dwelling units. This building iscurrently positioned further than thespecified front setback upon theallotment.



SOLUTIONS


OUTCOMESoverbearing;(iv) Residents are provided with anadequate sense of visual and acousticprivacy; and(v) Some visitor car parking is able to beprovided at an easily visible location atthe front of the site; and(vi) the building is integrated into theexisting or proposed streetscape.

AccessPlace /Street

4.5m 6.0m6.0m

Collector 4.5m 6.0mSub-Arterial 10.0m 10.0mArterial 10.0m 10.0m

Note: The minimum setbacks for acorner lot are the same for each roadfrontage as stated above.

However as part of this proposal, theopen carport structure associated withproposed unit 2 will encroach into the 6metre front boundary setback area. Wenote that there are numerous otherstructures of a similar nature throughoutthe immediate locality that encroachinto this front boundary setback area.This carport structure will be softenedand screened through theestablishment of landscaping within thefront portion of the site along withperimeter fencing.

P2 Buildings are set back to provide:(i) for efficient use of the site;(ii) landscaping at the front of thepremises;(iii) residents with an adequate privacy;(iv) some visitor carparking at a visiblelocation; and(v) integration with the streetscape.

S2.1 Garages and carports aresetback a minimum distance of 6mto the frontage boundary.S2.2 The following may encroachwithin the setback area:(i) pergolas, screens or sunblinds, lightfittings, meters, aerials; or(ii) landings, steps or ramps not morethan 1m in height.

As indicated above, the open carportstructure associated with proposed unit2 will encroach into the 6 metre frontboundary setback area. We note thatthere are numerous other structures of asimilar nature throughout the immediatelocality that encroach into this frontboundary setback area. This carportstructure will be softened and screenedthrough the establishment oflandscaping within the front portion ofthe site along with perimeter fencing toensure that streetscape amenity ismaintained.

Side and Rear SetbacksP3 All dwelling units are set back from sideand rear boundaries of the site to ensure:(i) the building is integrated with existingdevelopment; and(ii) residents are provided with adequateprivacy.

S3.1 Unless otherwise specified in therelevant Locality Code, buildings withwalls up to 4.5m in height have aminimum side and rear boundarysetback of 1.5m.S3.2 Buildings with walls greater than4.5m in height have a minimum sideand rear boundary setback of 2.0mplus 0.5m for every 3m of height over7.5m.S3.3 Walls are built to side boundariesonly where:(i) the maximum wall height is 3.5munless matching an existing orsimultaneously constructed wall;(ii) the maximum wall length to anabutting property boundary matchesan existing boundary wall;(iii) the maximum wall length to anyabutting property boundary wherethere is no existing boundary wall onthe abutting property being no morethan 50% of the length of thatboundary, or 12m, whichever is thelesser distance.(iv) a wall is:a) setback a minimum of750mm from the side or rearboundary; orb) where less than 750mm tothe boundary, maintenance free.13

The proposed development seeks toutilise the existing building located uponthe site in order to form the two (2)attached dwelling units. This building iscurrently positioned further than thespecified side and rear setbacks uponthe allotment.


Landscaping


SOLUTIONS


OUTCOMESAssessable DevelopmentP1 Landscaping is in keeping with thescale and intensity of the developmentand integrated with the streetscape toachieve a high standard of amenity.

S1 Multiple dwellings, dualoccupancies and accommodationbuildings, provide landscaping on allroad frontages that includes semi-mature endemic native speciesspaced at 5m intervals.

Extensive landscape design is proposedto complement the development uponthe site and will be sought to beundertaken in accordance with thelandscape plan prepared by a qualifiedlandscape consultant and submitted aspart of this application.

Fences and Walls



OUTCOMESAssessable DevelopmentP1 Front fences and walls:(i) enable surveillance;(ii) highlight entrances to the street; and(iii) provide visual interest to and arecompatible with the streetscape.

S1.1 Front fences and walls have amaximum height of:(i) 1.2m high if of solid appearance;and(ii) 1.8m high if the fence hasopenings of at least 50% transparent.S1.2 Solid front fences and walls to1.8m high are provided where themain private open space is in front ofthe dwelling unit, fronting other thanan Access Place or Access Street, andwith length limited to 75% of thefrontage.S1.3 Fences do not exceed 10m inlength without articulation or detailingto provide visual interest.

It is expected that any future boundaryfencing will be in accordance with theCode.

Communal and Private Open Space


SOLUTIONS


OUTCOMESAssessable DevelopmentP1 For dwelling units, communal openspace and any associated facilities areprovided, unless otherwise specified in therelevant Locality Code, to suit:(i) the overall residential density;(ii) the type of activity;(iii) maintenance requirements;(iv) the privacy of nearby dwelling units;and(v) informal surveillance and securityneeds.

S1.1 Communal open space, unlessotherwise specified in the relevantLocality Code, comprises:(i) 11m2 per habitable room or 30% ofthe site area (whichever is greater);and(ii) at least 50% in one principallocation with a maximum depth towidth ratio of 2:1.S1.2 The principal communal openspace area is exclusive of areas usedfor roadways or parking areas.

Given the small scale nature of theproposed residential development, nocommunal open space areas areprovided. However, the proposeddevelopment considers the availabilityfor adequate private open space. Theprivate open space areas associatedwith the dual occupancy are positionedwithin the rear of the site, adjoining theverandah areas of each dwelling unit.

P2 Private open space is provided foreach dwelling unit.

S2.1 Unless otherwise specified in therelevant Locality Code, at-groundprivate open space provided for eachdwelling unit, comprises a minimumtotal area of 35m2, where:(i) the minimum dimension is 2m;(ii) one part of the private open spaceis the principal area having:a) a minimum area of 16m2;b) a minimum dimension of 4m;c) the slope is not greater than 1 in20 (5%);d) is directly accessible from a livingroom of the dwelling;e) screening is provided, to ensureprivacy to the users of the openspace; andf) orientation is between 30 degreeseast or west of due north.

Each proposed dwelling will beprovided with adequate ground levelprivate open space areas,incorporating direct access from theverandah areas of each dwelling unit.The private open space areas will havea general northern aspect to maximisesolar benefits.

As identified on the proposal plans, theprivate open space area for eachdwelling unit exceeds the minimumrequirements indicated within theacceptable solution.



SOLUTIONS


OUTCOMESS2.2 Unless otherwise specified in therelevant Locality Code, above groundprivate open space provided for eachdwelling unit has:(i) a balcony with a minimum area of8m2;(ii) a minimum dimension of 2.5m;and(iii) direct access from a main livingroom of the dwelling unit.

Security and Safety


SOLUTIONS


OUTCOMESAssessable DevelopmentP1 Private and communal open space isclearly differentiated and physicallydefined to delineate territory andownership.

S1 No solution specified. Given the small scale nature of theproposed residential development, nocommunal open space areas areprovided. However, the proposeddevelopment considers the availabilityfor adequate private open space. Theprivate open space areas associatedwith the dual occupancy are positionedwithin the rear of the site, adjoining theverandah areas of each dwelling unit.These private open space areas will beseparated by the installation of screenfencing.

P2 Buildings are designed to overlookpublic and communal streets and otherpublic areas to maximise casualsurveillance.

S2 No solution specified. The proposed development seeks toutilise the existing building located uponthe site in order to form the two (2)attached dwelling units. This building hasdirect visual frontage onto Pioneer Streetthat allows for informal surveillance tooccur while ensuring that the mainbuilding entries are clearly defined.

P3 Lighting is provided to all pedestrianpaths between public and shared areas,parking areas and building entries.

S3 No solution specified. It is expected that minimal outdoorlighting will be erected upon each ofthe dwelling units to allow security andvisibility for residents during the evening.

P4 Pedestrian site access and carparkingis clearly defined, appropriately lit, visibleto others and provides direct access tobuildings from areas likely to be used atnight.

S4 No solution specified. It is expected that minimal outdoorlighting will be erected upon each ofthe dwelling units to allow security andvisibility for residents during the evening.

Privacy


SOLUTIONS


OUTCOMESAssessable DevelopmentP1 Direct overlooking of main internalliving areas of other dwelling units orrooming units is minimised by buildinglayout, location and design of windowsand balconies, screening devices andlandscaping.14

S1 No solution specified. Given the attached built form nature ofthe dual occupancy, there will be nooverlooking of main internal living areasor rooms. Private open space areas willbe separated by the installation ofscreen fencing.

P2 Buildings, parking areas, and openspaces are designed and orientated toprotect internal living and sleeping areasfrom unacceptable noise.16

S2 No solution specified. Given the attached built form nature ofthe dual occupancy, there will be nodirect noise impact onto internal livingareas or rooms. Furthermore, privateopen space areas will be separated bythe installation of screen fencing.


Daylight and Ventilation


SOLUTIONS


OUTCOMESAssessable DevelopmentP1 Habitable rooms and open spacereceive adequate daylight.15

S1 No solution specified. All habitable rooms maintain sufficientsetback from boundaries to avoidovershadowing and permits daylight intothe rooms. Open space is orientated tothe north to maximise solar orientation.Windows provided to habitable rooms arein accordance with the Building Code ofAustralia.

P2 Buildings are sited and designed:(i) to maximise use of cooling breezes;and(ii) to have windows located, sized andshaded to facilitate cooling.17

S2 No solution specified. The proposed development seeks toutilise the existing building located uponthe site in order to form the two (2)attached dwelling units.

The orientation of the building allowscapture of the prevailing south-east windsfor cooling.

Shadows


SOLUTIONS


OUTCOMESAssessable DevelopmentP1 Unless the premises are located in theCity Centre Locality, buildings taller thantwo storeys are sited and designed toensure shadows are not cast over outdoorliving areas, whether or not on the sameparcel of land, for long periods of timeeach day.

S1 All ground level private openspace areas on the premises arecapable of receiving sunlight for aminimum of 4 hours on 21 June.

Given the orientation of the subject siteand the positioning of the existingbuilding, the potential for overshadowingof private open space areas andadjoining residential allotments will beminimised.

Service Facilities


SOLUTIONS


OUTCOMESAssessable DevelopmentP1 Garbage bin areas, clothes dryingareas, mail boxes and external storagefacilities are:(i) of useable size;(ii) suitably located for convenient use;and(iii) designed to be screened.

S1.1 Individual mail boxes arelocated conveniently to each groundfloor dwelling unit entry, or containedin a mail box structure located closeto the major pedestrian entrance tothe premises.S1.2 Garbage bin storage areas arelocated for convenient use andcollection and screened from publicview.S1.3 Open air clothes drying facilitiesare accessible, have sunlight and aircirculation, and are visually screenedfrom the street.S1.4 A secure space of 6m3 perdwelling unit is set aside exclusively forstorage. (This space may form part ofa carport or garage).

It is expected that separate mailboxes willbe provided for each dwelling unit alongthe front boundary.

It is expected that household garbagebins will be located on concrete padswithin the rear of the site. These areas willbe screened by the building or fencing toprotect visual amenity.

Clothes drying areas are proposed to belocated within an open area adjoining theoutside perimeter of each dwelling unitaway from public view.

Each dwelling contains internal storagesufficient for the scale of each dwelling.

P2 No more than 12 individual garbagebins (including recycling bins) for eachcomplex.

S2 Complexes exceeding 6 units intotal, provide industrial bins in lieu ofindividual bins.

Not applicable as the proposal in for adual occupancy.


Development within the Residential Character Areas

Note: For the purposes of this provision, the Residential Character Areas referred to in this code havebeen identified in Diagrams 9-15.2, 9-15.3 and 9-15.4 attached to this Code.


SOLUTIONS


OUTCOMESAssessable DevelopmentResidential Character Areas;- Railway Station, Queens Park and West Mackay AreasP1 Ensure that the character of ResidentialCharacter Areas is retained whileencouraging design flexibility withcontemporary and complementarythemes.

S1 Buildings have a maximum heightof 8.5m.

Not applicable as the subject site is notlocated upon or within close proximity to aresidential character area.

P2 Development of AccommodationUnits, Multiple Dwelling Units or DualOccupancy within the Railway Station,Queens Park and West Mackay ResidentialCharacter Areas or on land fronting eitherarea has a form, scale, materials,setbacks, fencing and textures which arecomplementary to the existingstreetscape character as follows:(i) use of materials such as timber andcorrugated iron roofs;(ii) variation in rooflines and façadedetailing to create a texturedappearance;(iii) use of verandahs, eaves and awningsto provide climate control;(iv) a maximum of two storeys includingground floor;(v) consistent setbacks to the streetfrontage; and(vi) provide an open active façade to thestreet by incorporating openings andverandahs to the frontage of the building.

S2 Accommodation Units, MultipleDwelling Units or Dual Occupancyhas the following designcharacteristics:(i) pitched roof (hipped, gabled orskillion, or a combination) to aminimum of 25º;(ii) attached verandahs facing thestreet a minimum of 2.4m wide,roofed and a minimum of 50% of thetotal width of the building. Roofedverandahs may have a pitch of lessthan 25º;(iii) continuous wall to the street is amaximum length of 8m;(iv) custom orb profile metal sheet roofand quad or half round guttering;(v) wall cladding (timber, andrendered sheeting) and timberframed construction for the verandah,stairs or balustrade to the front of thebuilding;(vi) setback from front street within1.5m of adjoining neighbours; and(vii) front fence a maximum height of1,500mm.

Not applicable as the subject site is notlocated upon or within close proximity to aresidential character area.

P3 Sites adjacent to the Bruce Highway(Nebo Road) and the Peak DownsHighway are landscaped with screenplanting to all site boundaries.

S3 No solutions specified. Not applicable as the subject site is notlocated upon or within close proximity to aresidential character area or to a statecontrolled road.

P4 Development in a ResidentialCharacter Area is designed and carriedout so as to:(i) be compatible with the prevailingcharacter of the relevant area withrespect to its siting, scale, form, design,landscaping and use of externalmaterials;(ii) ensure that new buildings are set backfrom the relevant street frontage so thatthe predominant set back in the street ismaintained;(iii) ensure that ancillary buildings are sitedand designed in a complementarymanner to be sympathetic with andrespectful of the character of the existingbuilt form in the precinct; and(iv) ensure any fencing, landscaping orsigns and advertising devices aredesigned and sited to enhance theoverall appearance of the streetscapeand to be in character with the site orarea having regard to materials used,colour, scale and placement.

S4 No solutions specified. Not applicable as the subject site is notlocated upon or within close proximity to aresidential character area.


Environment and Infrastructure Code

Statement of Compliance Environment and Infrastructure Code

megana



ENVIRONMENT AND INFRASTRUCTURE CODE

Purpose

The proposed Material Change of Use for a Dual Occupancy over Lot 10 on SP244246 at 75 Pioneer Street,Glenella achieves the purpose of the Environment and Infrastructure Code. Specifically, the developmentapplication achieves the intent of the following overall outcomes expressed in the purpose statement of theCode:

(a) infrastructure services are:

(i) suitable for the intended use of the land; and(ii) provided in a cost effective, coordinated, efficient and equitable manner that supports

sustainable development practices;

(b) the Great Barrier Reef World Heritage Area is protected from direct or indirect impacts ofdevelopment;

(c) development incorporates Water Sensitive Urban Design (WSUD) principles;

(d) development is suitable having regard to the underlying geology and soil conditions;

(e) uses sensitive to external noise, vibration, dust and odours are protected fromunacceptable impacts;

(f) overshadowing and lighting from development does not cause a substantial loss ofamenity for residents;

(g) air quality in the City’s air shed is maintained;

(h) the quality of the surface and groundwaters in the City is maintained and protected fromthe effects of development;

(i) the risk to life and property resulting from flooding and storm surge inundation is minimised;

(j) erosion prone areas are protected from incompatible development to maintain naturalcoastal processes and tidal regimes including the long-term stability of dunes and othertypes of coastal land forms;

(k) public access to and along the coast meets the public expectations for access to thecoast, without detrimentally affecting the environmental values of the coast;

(l) land uses adjoining high impact activity areas do not detract from the ongoing operationof those areas;

(m) storage of hazardous substances is undertaken having regard to public safety;

(n) adverse environmental impacts particularly from industrial uses, upon the surroundingecosystems and the nearby residential areas are avoided;

(o) landscaping is provided on premises to:

(i) be environmentally responsive;(ii) provide shade;(iii) enhance the appearance of the development;(iv) buffer incompatible development; and(v) maximise opportunities for revegetation and rehabilitation of development sites;

(p) development enhances community safety through design that:

(i) minimises the opportunity for, and reduces the risk of, crime;

75 Pioneer Street, Glenella 5390-5-1 4 September 2012

(ii) provides for informal surveillance of public space so that anti-social behaviour or crime relatedincidences are discouraged, detected and prevented;

(iii) reduces the fear and risk of crime for people using private and public space; and(iv) contributes to an urban environment which is user friendly and safe to live, work and move in at

any time of day or night.

Applicability


Elements of the Code

Infrastructure



SPECIFIC OUTCOMESAssessable DevelopmentInfrastructure ProvisionP1 Adequate infrastructure is provided intime to meet the needs of thedevelopment.

S1 The timing for provision ofinfrastructure for developmentcomplies with the standards andcontribution requirements detailed inthe Engineering Design GuidelinesPlanning Scheme Policy.

Owen Consulting has previouslyundertaken a preliminary engineeringinvestigation for development overthe pre-existing site, which includedthe subject allotment. Their report andfindings have been included as partof this application and can be foundat Appendix F. In particular, the reportprovides information to demonstratethat all existing and proposedinfrastructure is adequate to servicedevelopment upon the subject site incompliance with Mackay RegionalCouncil’s Engineering DesignGuidelines and that any proposedworks will not have any adverse effectupon the existing infrastructure andsurrounding allotments.

All services and infrastructure tosupport the proposal are availableincluding; roads, water, sewerage,electricity and telephone connection.

P2 Premises are provided with appropriateareas of private and public open space.

Note: Guidance in regards to the designand provision of open space is provided inthe Open Space Planning Scheme Policyand the Contributions Planning SchemePolicy.

S2 The provision of open spacecomplies with the standards andrequirements detailed in the OpenSpace Planning Scheme Policy andthe Contributions Planning SchemePolicy.

The proposed development does notprovide the provision of public openspace. However, it is anticipated thatCouncil will condition for open spacecontributions to be made inaccordance with the Open SpacePlanning Scheme Policy.

Furthermore, it should be noted thatthe proposed development providesfor private open space areasadjoining the verandah areas ofeach dwelling unit, while the subjectsite is within close proximity tosurrounding parkland areas.

P3 Premises have:(i) an adequate, safe and reliable supply ofwater, including potable water, and isconnected, where possible, to an existingreticulated water supply.(ii) the planning and design of potablewater infrastructure considers WaterSensitive Urban Design (WSUD) such as waterconservation initiatives.

S3.1 Premises are connected toCouncil’s reticulated water supplysystem.S3.2 If connection to Council’sreticulated water supply system isnot possible, a potable water supplyis provided in accordance with thestandards detailed in theEngineering Design guidelinesPlanning Scheme Policy.

The proposed development will becapable of being serviced byCouncil’s existing reticulated watersupply system. Detailed designdrawings will be provided as part ofthe compliance assessment phase.



SOLUTIONS


SPECIFIC OUTCOMESP4 Treatment and disposal of waste waterensures:(i) no adverse ecological impacts on theenvironment, particularly nearby receivingenvironments including surface waters andground water; and(ii) the cumulative impacts of on site wastewater treatment will not cause deteriorationof environmental conditions;(iii) the planning and design of wastewaterinfrastructure considers Water SensitiveUrban Design (WSUD) such as wastewatermanagement measures.

S4.1 Connection to Council’sreticulated sewerage treatmentsystem; orS4.2 Where connection to Councilreticulated sewerage system is notpossible, and where 20 people orless, Council will refer to therequirements of the EnvironmentalProtection (Water) Policy 1997 andthe On Site Sewerage Code (NR&MJuly 2002) and AS 1547 to ensurethe premises are suitable for effluentdisposal.S4.3 Where more than 20 people,no solution specified.

The proposed development will becapable of being serviced byCouncil’s existing reticulatedsewerage treatment system. Detaileddesign drawings will be provided aspart of the compliance assessmentphase.

Stormwater ManagementP5 Drainage works are planned for anddesigned to ensure that adjoining land andthe existing upstream and downstreamdrainage systems are not adverselyaffected by development, taking intoaccount:(i) Water Sensitive Urban Design (WSUD)principles such as: protect natural systems; enhance natural waterway systems

within urban development using naturalchannel design principles;

detention of stormwater instead ofrapid conveyance;

minimise impervious areas; utilisation of stormwater to conserve

potable water; integrate stormwater treatment into the

landscape; water efficient landscaping; and protection of water related

environmental values .(ii) need for a stormwater system that canbe economically maintained;(iii) safety of pedestrians and vehicles;(iv) location of discharge;(v) construction of buildings, structures orpaving up to site boundaries which avoidblocking or concentrating natural flowpaths2.(vi) fauna movement is provided for throughbridges and culverts.

S5 Drainage works complies with therequirements of the EngineeringDesign Guidelines Planning SchemePolicy.

No significant alterations will be madeto the current natural drainagepatterns. The proposed land parcel isgraded to ensure that all stormwaterentering the site will be discharged toa lawful point.

External WorksP6 Kerb and channelling is provided to asatisfactory standard and constructed to:(i) prevent edge fretting;(ii) perform required drainage functions;(iii) provide the appropriate level of controlfor vehicle movement;(iv) allow ready access to abuttingproperties at suitable locations; and(v) contribute to the desired streetscapecharacter of the locality.

S6 Premises are provided with kerband channel in accordance with theEngineering Design GuidelinesPlanning Scheme Policy.

Drainage and access requirementswill be in accordance with Councilpolicy requirements and in keepingwith the streetscape character.



SOLUTIONS


SPECIFIC OUTCOMESRoadsP7 All proposed road pavement surfaces:(i) are of a quality and durability suitable tothe intended traffic volumes and loads;(ii) provide all-weather access;(iii) allow the discharge of rainfall;(iv) provide the safe passage of vehiclesand pedestrians; and(v) provide a reasonable, comfortableriding quality.

S7 Roads are provided inaccordance with the EngineeringDesign Guidelines Planning SchemePolicy.

The proposal does not involve theconstruction of new roads to servicethe development. Subsequentresidents associated with the dualoccupancy will utilise the existing roadnetwork surrounding the site.

Drainage networksP8 In urban areas, the major drainagenetwork is designed and constructed withthe capacity to control stormwater flowsunder normal and minor system blockageconditions for the DFE applicable todrainage so that:(i) floodways are restricted to areas wherethere is no damage to property or hazardsfor motorists, and(ii) runoff is directed to a lawful point ofdischarge through competently designedand constructed outlet works.

S8 Design requirements of theEngineering Design GuidelinesPlanning Scheme Policy.

The proposed development will beable to connect into Council’s existingstormwater drainage system. Theexisting land parcel is graded toensure that all stormwater enteringthe site will be discharged to a lawfulpoint.

Public UtilitiesP9 Street lighting and signs are provided toensure the safety of both vehicles andpedestrians, and to facilitate access andmovement.3

S9 Street lighting and signagecomply with the requirements of theEngineering Design GuidelinesPlanning Scheme Policy.

The proposed development does notseek to erect any lighting or signageupon the site. Street lighting andsignage located within thesurrounding road network will not bemodified as part of the proposal.

Infrastructure PaymentsP10 The costs of providing infrastructure isfunded by the development giving rise tothe need for the infrastructure.

S10 The funding of infrastructurecomplies with the requirements ofthe Contributions Planning SchemePolicy.

All relevant developer infrastructurecontributions will be adhered to.

Car Parking and AccessP11 Premises are provided with:(i) adequate vehicle parking spaces tosatisfy the anticipated requirements of theactivity;(ii) safe and efficient access andmanoeuvring areas to meet theanticipated volume and type of traffic;(iii) large vehicles are able to enter andleave the site without prejudicing the safetyand efficiency of the road;(iv) access driveways are located anddesigned to minimise conflicts with trafficand pedestrians; and(v) vehicle crossings from the carriagewayto the frontage of the site are constructedand finished to appropriate standards forthe excepted volume and type of trafficgenerated by activities on the site.

S11.1 Vehicle parking on the site is inaccordance with the rates specifiedin Schedule 2.S11.2 Vehicles are able to enter andexit the site (with the exception ofdwelling house and duplex) in aforward gear.S11.3 The design of car parking andaccess complies with therequirements detailed in theEngineering Design GuidelinesPlanning Scheme Policy.

The proposed dual occupancyprovides on-site car parking inaccordance with schedule 2. Two (2)covered vehicle parking spaces areprovided for each dwelling unit.

The proposed layout ensure that thetwo (2) existing vehicular accesscrossovers located within the PioneerStreet road reserve will remain in theircurrent locations in order to servicethe dual occupancy.


Environmental Amenity


SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentLighting ManagementP1 Outdoor lighting does not cause a lossof amenity to adjacent premises as a resultof the light it emits either directly or byreflection.

Note: Council will refer to the provisions ofAS4282 – Control of the Obtrusive Effects ofOutdoor Lighting

S1 No solution specified. It is expected that minimal outdoorlighting will be erected upon each ofthe dwelling units to allow security andvisibility for residents during theevening. However, it is anticipatedthat Council will condition for suchlighting to be installed in a way thatensures the amenity to adjacentresidential premises are not affected.

OvershadowingP2 The amenity of adjacent residential landis not adversely affected by shadows castby adjoining building or structures.

S2 Buildings do not cast a shadowover more than 30% of an adjoiningresidential lot at any time betweenthe hours of 9am and 3pm on 22June.

Given that the proposed built formassociated with the dual occupancyis single storey in nature,overshadowing upon adjoiningresidential properties will not occur.

Building SetbacksP3 Residential buildings are sited tominimise loss of amenity for residents’adjacent to cane tram lines.

S3 Residential buildings are set backa minimum of:(i) 50m from cane tram lines; and(ii) 100m from cane tram line levelcrossings and sidings.

Not applicable as the subject site isnot located in close proximity toexisting cane tram lines.

P4 Buildings are set back from a roadfrontage to:(i) complement the existing built form; and(ii) preserve the safety of vehicle movementalong adjoining roads.

S4 No solution specified. The proposed development seeks toutilise the existing building locatedupon the site in order to form the two(2) attached dwelling units.

Noise and Vibration Management


SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentP1 Noise and vibration do not detract fromthe amenity of residents or employees ofany adjacent premises.

S1 No solution specified. No excessive noise will be producedby the proposed low densityresidential development.

P2 Premises accommodating uses whichare likely to generate noise are designedand constructed with noise attenuationmeasures to avoid noise nuisance to nearbyuses.

S2 No solution specified. No excessive noise will be producedby the proposed low densityresidential development. Furthermore,it is anticipated that a 1.8 metre hightimber pailing fence will be erected tothe perimeter of the subjectallotment, which will provide foracoustic relief to neighbouringproperties.

P3 Noise sensitive uses locating adjacent toState controlled transport infrastructureincorporate attenuation, building designand orientation measures.

Note: Development adjacent to Statecontrolled roads complies with theDepartment of Main Roads – Road TrafficNoise Management Code of Practice.

S3 No solution specified. Not applicable as the subject site isnot located in close proximity toexisting state controlled transportinfrastructure.


Air Quality


SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentP1 Premises used for purposes likely togenerate emissions such as air pollutants,heat and odours incorporate:(i) physical measures for removing pollutantsfrom emissions prior to discharge to theatmosphere;(ii) physical measures for reducing thetemperature gradient between emissionsand the atmosphere prior to discharge; and(iii) operational systems, includingmonitoring systems for major industry andmajor infrastructure, which maintainemissions within ANZECC guidelinestandards.

S1 No solution specified. The proposed development will notgenerate airborne emissions.

Flooding



SPECIFIC OUTCOMESAssessable DevelopmentP1 Premises subject to risk of inundation ordamage through flood are provided withimmunity to that risk in order to reducepotential property damage and to ensurepublic safety.

S1.1 Development is sited on landthat would not be subject toflooding during a DFE; orS1.2 For development comprising aresidential element, the floors of allhabitable rooms are located300mm above the DFE; orS1.3 For non residentialdevelopment or developmentinvolving temporary or moveableresidential structures (e.g. caravanparks):(i) buildings are located anddesigned so that floor levels (exceptareas used for car parking) are300mm above the DFE; or(ii) there is at least one evacuationroute that remains passable foremergency evacuations during allfloods up to and including the DFE.

The subject site is not located in anarea affected by flood water or tidalinundation as identified on the floodand inundation overlay map.

Assessable DevelopmentP2 There is no increase in the number ofpeople living or working on a flood pronesite, except where the premises areoccupied on a short term or intermittentbasis.

S2 No solution specified. The subject site is not located in anarea affected by flood water or tidalinundation as identified on the floodand inundation overlay map.

P3 Development does not result in adverseimpacts for the safety of people or thecapacity to use land within a floodplain anddoes not involve:(i) Any physical alteration to a watercourse;

or(ii) Net filling of 50 cubic metres; or(iii) The proposed works either:

(A) avoid any reductions of on-site floodstorage capacity and contain within thesubject site any changes indepth/duration/velocity in flood watersof all floods up to and including the DFE;or(B) do not change the floodcharacteristics at the DFE outside thesubject site in ways that result in:- loss of flood storage;

S3 No solution specified. The subject site is not located in anarea affected by flood water or tidalinundation as identified on the floodand inundation overlay map.



SOLUTIONS


SPECIFIC OUTCOMESAssessable Development

- loss of / changes to flow paths;- acceleration or retardation of flows; or- any reduction of flood warning timeselsewhere on the floodplain.

P4 Storage and handling of hazardoussubstances on sites that are subject to risk ofinundation or damage through flood,ensures that persons and property are notplaced at unreasonable risk.

S4 Storage or handling ofsubstances that may be a hazardto the environment or human safetyby the risk of contamination due toflooding:(i) is undertaken in accordance witha risk assessment; and(ii) provides for the storage of anyhazardous substances above orsecurely isolated from the DFE level.

The subject site is not located in anarea affected by flood water or tidalinundation as identified on the floodand inundation overlay map.

Furthermore, the proposal is for a dualoccupancy and will not involve thestorage or handling of hazardoussubstances.

P5 The use is designed to minimise theimpact of Cyclonic Hazards.

S5 No solution specified. The proposed development seeks toutilise the existing building locatedupon the site in order to form the two(2) attached dwelling units. Theproposed carport structures will beconstructed in accordance with therelevant building regulations once abuilding works permit is obtained.

Undefined Flood and Inundation AreasP6 Where flood limits are not identified,development is undertaken such that there isno adverse affects on flood levels or flows onthe site or up-stream and down-stream ofthe site.

S6 No solution specified. The subject site is not located in anarea affected by flood water or tidalinundation as identified on the floodand inundation overlay map. Anysubsequent operational works on-sitewill ensure that existing overland flowpaths are not re-directed.

Water Quality


SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentP1 Development does not detract from themaintenance of water quality in the City’swatercourses and bulk water storages, inparticular its:(i) environmental values; and(ii) where applicable, portability of the watersupply.

S1 No solution specified. The proposed development will notdegrade the City’s water supply orwatercourses.

P2 Premises incorporate:(i) physical measures for intercepting andtreating surface water drainage and spilledsubstances prior to their release to thewatercourses; and(ii) bunding of sites or areas within sites orintegrated drainage systems which includewaste water treatment measures, wherechemicals, fuels, lubricants or other solublepollutants are being handled or stored.

Note: Council will refer to the EnvironmentalProtection Policy (Water) 1997.

S2 No solution specified. The proposal is for a dual occupancyand will not involve the storage orhandling of hazardous substances.



SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentP3 The City’s groundwater resources andsurface waters are maintained by:(i) providing a stormwater system thatmanages stormwater quantity and qualityprior to discharging into receiving waters;(ii) providing non structural source controlmeasures;(iii) providing structural source controlmeasures;(iv) retaining or rehabilitating naturalwaterway corridors such as naturalchannels, wetlands and riparian vegetation;(v) providing storage of waste water insecure and sealed storage facilities;(vi) ensuring efficient disposal areas andground and surface water retrieval areasare buffered from each other;(vii) ensuring that contaminants do not enterthe groundwater resources; and(viii) with reuse of reclaimed water, ensuringsafe treatment and disposal ofcontaminated water.

S3 No solution specified. The proposal is for a dual occupancyand will not involve the storage orhandling of hazardous substances.

The proposed development will beable to connect into Council’s existingstormwater drainage system.

P4 The biodiversity and habitat values ofcoastal areas and associated estuarinesystems are protected from:(i) increased nutrient or sediment levels; or(ii) changed flow, inhibited passage, orhydrologic regimes of the natural coastaland marine margins, which may result fromdevelopment.4

S4 No solution specified. There will be no increased nutrient,sediment levels, or changed flows asa result of the proposal.

P5 Sediment and nutrient loadings into awatercourse are minimised through:(i) treated on-site effluent;(ii) adequate stormwater run-off controls;and(iii) on-site and off site erosion and sedimentcontrols.

S5 No solution specified. Existing practices and policies will beutilised to manage run off and erosionshould subsequent operational worksbe undertaken on site. Additionally,the site will be connected to Council’sexisting stormwater drainage system.

Erosion and Sediment Control


SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentP1 Minimisation of the risk of erosion andsedimentation either on-site or elsewhere,by a comprehensive approach to soilerosion control and sedimentationmanagement, including:(i) the minimisation of:(ii) earthworks;(a) clearing of land;(b) long term stockpiling of excavatedmaterials;(iii) use of appropriate constructionmanagement techniques;(iv) diverting surface water drainage arounddisturbed areas; and(v) treating and removing sediments fromstormwater over disturbed areas prior torelease from the site.

S1 The control of Erosion andSedimentation complies withPlanning Scheme Policy 15.07 -Engineering Design Guideline D7 Soiland Water Quality Management.

Given the site’s topography and theminor building works proposed as partof the development, it is not expectedthat any soil erosion will result from theproposal. Existing practices andpolicies will be utilised during theoperational works phase to manageany potential sediment run off anderosion.

Furthermore, landscaping will beestablished over the site to ensure thatsoils are not exposed.



SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentP2 Progressive rehabilitation of disturbedareas occurs within the site through acomprehensive rehabilitation programincluding:(i) the grading and reshaping of thedisturbed areas to provide controlled andstable drainage flow paths;(ii) the construction of drainage paths whichdivert high velocity flows away fromdisturbed areas;(iii) the re-spreading of stored top soilstripped from the site; and(iv) the planting of the disturbed area withnative species of grasses, ground coversand trees.

S2 No solution specified. No rehabilitation work will be requiredas a result of the proposal. However,landscaping will be providedthroughout the site as part of theoverall development.

Coastal Management


SOLUTIONS


SPECIFIC OUTCOMESPublic Access and RoadsAssessable DevelopmentP1 (i) there is no net loss of public access tothe foreshore, or of public useability ofcoastal waters;(ii) appropriate location and design isachieved with respect to sensitive coastalresources and their values;(iii) roads that run parallel to the coast, areset back from erosion prone areas andsignificant coastal resources, with onlysmaller access roads running to the coast;and(iv) minor spur roads to the foreshore andassociated car parks provide access to theforeshore at locations that are convenient tothe public, have low environmentalsensitivity, and avoid locations that mayincrease storm tide hazard.

S1 No solution specified. Not applicable as the subject site isnot located in close proximity to thecoastline.

Erosion Prone Areas

Assessable DevelopmentP1 Development and permanent buildingsare minimised in erosion-prone areas asdefined in this code (apart from temporaryor relocatable structures required for safetyand recreational purposes).

S1.1 Reconfiguring a lot within anerosion prone area incorporateserosion prone land as undevelopedopen space.S1.2 Relocatable structures such aspicnic tables, barbecues, coastaltrails, bikeways, demountablestructures, equipment sheds,lookouts, elevated decks,shelter sheds etc are located withinerosion prone areas only where theyremain relocatable.S1.3 All other development is;(i) located outside of the erosionprone area; or(ii) as far landward as practicalwithin the lot ; and(iii) is coastal dependentdevelopment (as defined in thiscode).S1.4 All building works (excludingdemolition), including extension toexisting buildings, on lots wholly or

Not applicable as the proposal doesnot fall within an erosion prone area.



SOLUTIONS


SPECIFIC OUTCOMESpartly within the erosion prone areaare:(i) For rural areas and undevelopedurban areas, located landward ofthe erosion prone area to minimisethe extent of permanent buildinginside the erosion prone area; and(ii) For urban areas, located whollylandward of the alignment ofexisting neighbouring buildings andof a scale and intensity similar tothat of the surroundingdevelopment.

P2 Where there is existing developmentwithin an erosion-prone area,redevelopment and extensions do not (asdefined in this code):-(i) extend the intensity of the existing level; or(ii) compromise coastal managementoutcomes and principles.

Note: Supporting information required inorder to demonstrate compliance is set outin the Erosion Prone Area Planning SchemePolicy.

P2 No solution specified. Not applicable as the proposal doesnot fall within an erosion prone area.

High Impact Activity Areas


SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentP1 Land uses adjoining high impact activityactivities, including activities as indicated onFigure 9-8.1; and Figure 9-8.2 “High ImpactActivities” and Information Map “HighImpact Activities”, are designed and sited tomanage adverse effects on site users byproviding:(i) noise attenuation measures;(ii) buffers between sensitive uses and thehigh activity areas;(iii) landscaping including bunding betweensensitive use areas and high impact activityareas; and(iv) any other measures required to ensurethat a nuisance is minimised.

S1 Land uses adjoining high impactactivity areas are set back fromthose areas in accordance withTable 9-8.3.Table 9-8.3 Setbacks (measuredfrom the boundary of the actualactivity including ancillary sitearea for supporting activities orplanned future expansion)

Not applicable as the subject site isnot located in close proximity to highimpact activities.

High ImpactActivity

Buffer Distance

SewerageTreatment Plants(in general)50,000 EP plant 1.475 km

20,000 EP plant 500m

3,500 EP plant orless

500m

University 200m

Key ResourceAreas (KRAs) (SeeFigs 9-8.1 and 9-8.2)The Cedars –KRA23

Separation Areaidentified in Figure9-8.2.

The Cedars HaulRoute

100m

Farleigh – KRA24 Separation Areaidentified in Figure9-8.1.

Farleigh HaulRoute

100m


ActivitiesProducing SprayDrift, Noise,Smoke or Odour

Min.DefaultDistance (m)

Min.Designdistance withBuffer(m)

Agriculturalchemical spraydrift

300mopenspace

40mvegetatedbuffer

Intermittent odour(>88 hrs/yr)

500m 500m

Intermittent noiseas defined in

60mday /

15mday /

planningguidelines

1000night

250 mnight

Long term noise (<50 hours /year)

500mday /1000mnight

120mday /1000mnight

Dust, smoke andash

150m 40m

S2 Land uses other than Industry(High Impact) uses, adjoining highimpact activity areas are set backfrom those areas in accordancewith Table 9-8.4.Table 9-8.4 Setbacks (measuredfrom the boundary of the actualactivity including ancillary sitearea for supporting activities orplanned future expansion)

Not applicable as the subject site isnot located in close proximity to highimpact activities.

Extractive Industry(other than KRAs)

1000m

Slaughter Yard 1000mSugar Mill 1000mMeatworks 1000m

P2 Specific Sewerage Treatment Plantsmeet the following criteria:

S3 No solution specified. Not applicable as the proposeddevelopment is for a dualoccupancy.PLANT BUFFER DISTANCE

Mackay Southern Waterrecycling Facility97,000 EP

1.0km

Landscaping and Fencing


SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentP1 Development is provided withadequate and suitable landscaping andscreening on the site which ensures:(i) an attractive streetscape appearance;and(ii) the privacy and amenity of anyadjoining residences.

S1 Landscaping is provided inaccordance with the LandscapingPlanning Scheme Policy.

Landscaping is also able to beprovided throughout the site, with alandscape design plan beingsubmitted as part of this developmentapplication.



SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentP2 Landscaping is designed to preventencroachment upon electricityinfrastructure.

S2.1 Landscaping near electricity linesor substations, are designed anddeveloped so that any vegetation atmaturity or landscaping structures orworks will not exceed 4.0m in heighton land:(i) in an electric line shadow9; or(ii) within 5m of an electric lineshadow; or(iii) within 5m of a substationboundary.S2.2 Elsewhere, vegetation is plantedin a position that is further from thenearest edge of an electric lineshadow or substation boundary thanthe expected maximum height atmaturity of vegetation.S2.3 On land adjoining an electricitysubstation boundary, the vegetationfoliage at maturity will not be within3m of the substation boundary.However, where a substation has asolid wall along any part of itsboundary, foliage may extend to, butnot above or beyond, that solid wall.

It is considered that on-sitelandscaping has been designed andwill be established so as to minimiseencroachment upon electricityinfrastructure in accordance with theacceptable solutions. Please notethat a landscape design plan issubmitted as part of this developmentapplication.

P3 Landscaping provides a 2m widelandscaped strip adjacent to the roadfrontage incorporating existing vegetationwherever possible.

S3 No solution specified. Extensive landscape design isproposed to complement thedevelopment upon the site and willbe sought to be undertaken inaccordance with the landscape planprepared by a qualified landscapeconsultant and submitted as part ofthis application.

P4 A landscape strip is providedcomprising either a 1.8m high solid fenceor 2m wide planted screen adjacent to allside and rear boundaries of a site whichadjoins any residential area.

S4 No solution specified. Extensive landscape design isproposed to complement thedevelopment upon the site and willbe sought to be undertaken inaccordance with the landscape planprepared by a qualified landscapeconsultant and submitted as part ofthis application.

P5 Landscaping around buildings isdesigned to maximise shade and redirectcooling breezes in summer and toprovide a windbreak in winter.

S5 No solution specified. Landscaping surrounding theperimeter of the proposed dualoccupancy will be established as partof the overall development to reducehardstand areas and promotecooling during the summer months.Fencing surrounding the perimeter ofthe site will provide a windbreak duringwinter.

P6 Landscaping incorporates planting forshading summer sun, including:(i) tall shade trees to the west and east ofthe building; and(ii) trellises or pergolas adjacent towindows to the north of the building.

S6 No solution specified. Landscaping surrounding theperimeter of the proposed dualoccupancy will be established as partof the overall development topromote cooling during the summermonths. Structures such as fencingand eaves upon the buildings willfurther ensure cooling to internalhabitable areas.

P7 Landscaping is designed to maximisethe outdoor shade areas and minimiseuse of hard reflective surfaces around thebuilding.

S7 No solution specified. Landscaping surrounding theperimeter of the proposed dualoccupancy will be established as partof the overall development to reducehardstand areas and promotecooling to private open spaces duringthe summer months.



SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentLandscaping for Outdoor Vehicle Parking AreasP8 Landscaping for outdoor vehicleparking areas, where development is forthe purposes of Accommodation units,multiple dwelling units, Sport andrecreation, indoor entertainment, outdoorentertainment, child care centre, servicestation, motel, Industrial uses and retail orcommercial uses, will:(i) visually enhance the area along anyroad frontage;(ii) screen the area from any adjoiningresidential or other sensitive uses;(iii) provide visual relief and shadethroughout the area; and(iv) be compatible with local nativespecies.

S8.1 Landscaping of outdoor vehicleparking areas provides planting oftrees and shrubs:(i) in a strip 2m wide along any primaryroad frontage at a density and ascale appropriate to the size of thevehicle parking area and the functionof the adjoining road; and(ii) in median areas throughout thevehicle parking area at a rate of 1shade tree for every 6 parking spaces.S8.2 Provide a wall, fence orcontinuous screen planting, to aheight of at least 1.8m along anyboundary to land used or likely to beused for residential or other sensitiveuse.

The proposal provides for two (2)separate double bay carport areas forthe purposes of accommodating on-site covered vehicle parking.

It is anticipated that the standard 1.8metre high timber paling fence will beerected to the entire side and rearboundaries of the subject site.

Landscaping - General RequirementsP9 Landscaping is designed andestablished to:(i) an appropriate scale relative to boththe street reserve width and to the sizeand nature of the development;(ii) incorporate remnant vegetation, wherepossible;(iii) provide summer shade and shelter forpedestrian comfort and energy efficiencyof buildings;(iv) maximise areas suitable for on-siteinfiltration of stormwater;(v) allow for pedestrian and vehicle safety;(vi) generate a cohesive and distinctvisual character for the streetscape andlocality;(vii) be suitable to the tropical climate;(viii) provides planting, paving and otherlandscape treatment according to aLandscaping Plan; and(ix) minimise irrigation requirementsthrough appropriate plant selection,mulching and water efficient irrigationsystems.

Note: The Landscape Planning SchemePolicy should be referred to for informationthat may be required by Council to assistin assessment of an application.

S9 No solution specified. Landscaping will be established overthe site as part of the overalldevelopment. Please note that alandscape design plan is submittedas part of this developmentapplication.

Vegetation ManagementP10 Natural vegetation is maintainedwherever possible.

Note: Assessable development beingoperational work that is clearing of nativevegetation of freehold land consistent withSchedule 8, Part 1, 3A of IPA will beassessed under the provisions of theVegetation Management Act 1999 andthe State code for clearing of vegetationon freehold land.

S10 No solution specified. The subject site is void of naturalvegetation. Furthermore, the site is notincluded upon any vegetationmapping provided by theDepartment of Environment andResource Management.


Community Safety Design Principles


SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentSurveillance and SightlinesP1 Premises provide opportunities forinformal surveillance from surroundingbuildings and land uses.

Note: Ways of showing compliance are asfollows:(i) Windows in buildings overlookpedestrian routes, open space areas andcarparks.(ii) No blank building facade is presentedto any street frontage.(iii) Street level windows are provided inbuildings fronting onto public spaces andmovement routes.

S1 No solution specified. The proposed development seeks toutilise the existing building locatedupon the site in order to form the two(2) attached dwelling units. Thisbuilding has direct visual frontageonto Pioneer Street that allows forinformal surveillance to occur.

P2 Where located adjacent to publicareas, premises are designed to permitsurveillance of public areas.

S2 No solution specified. The proposed development seeks toutilise the existing building locatedupon the site in order to form the two(2) attached dwelling units. Thisbuilding has direct visual frontageonto Pioneer Street that allows forinformal surveillance to occur.

P3 Buildings and street addresses in urbanareas are easily identified.

S3 No solution specified. A visual property address isanticipated to be erected within thefront portion of the site.

P4 Premises for uses other than dwellinghouses and dual occupancy, areilluminated at night to:(i) maximise personal safety of site users;and(ii) minimise opportunities for attack byhidden persons.(iii) provide lighting along access routes, inbuilding entrances, site entries, carparking areas and other movement areasused after dark.

S4 No solution specified. The proposed development is for adual occupancy. It is expected thatminimal outdoor lighting will beerected upon each of the dwellingunits to allow security and visibility forresidents during the evening.

P5 Visibility is provided into stairwells,elevators, car parks, lobby entrances andbicycle parking facilities.

S5 No solution specified. It is expected that minimal outdoorlighting will be erected upon each ofthe dwelling units to allow security andvisibility for residents during theevening.



SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentP6 Premises and their surrounds do notinclude:(i) ‘blind’ corners (including on stairs, incorridors or other situations wheremovement can be predicted);(ii) sudden changes of grade on pathwayswhich reduces sightlines;(iii) concealment spots (unless they canbe secured after hours); and(iv) pedestrian tunnels, excepting thatwhere unimpeded sightlines or theabsence of concealment points cannotbe reasonably achieved, equipment(such as security mirrors) and good lightingis provided to enhance visibility.(v) Potential concealment areas (i.e.dead-end alleys) are restricted or lockedafter hours.(vi) Where a concealment spot isunavoidable, there are aids to visibilitysuch as convex mirrors and good securelighting.(vii) Concealment spots such as:(A) dark areas adjacent to amain/designated pedestrian routes;(B) private dead-end alleyways;(C) indentation in fencing or walls;(D) gaps in the streets such as entrancesto interior courtyards and recesseddoorways; and(E) areas that are isolated after dark; arenot located on the premises.

S6 No solution specified. The proposed development has beendesigned to ensure that visibility is notobscured and concealment spots areexcluded.

P7 Building entrances:(i) are clearly defined;(ii) are well lit and face the street;(iii) do not create concealment spots;(iv) provide clear sightlines from thebuilding foyer so that occupants can seeoutside before leaving the building;(v) have lobbies visible from the exterior;and(vi) have staff entrances, if separate,which are well lit and maximiseopportunities for informal surveillance andfor clear sightlines.

S7 No solution specified. The proposed development seeks toutilise the existing building locatedupon the site in order to form the two(2) attached dwelling units. The minorbuilding works proposed upon the sitein order to support the conversion ofthe existing building into the proposeddual occupancy ensures that themain building entries are clearlydefined.

P8 Landscaping is designed andmaintained to provide informalsurveillance and clear sight lines onaccessways and to other public spaces.

S8 “Vulnerable premises” providelandscaping designed to promotesafety including:(i) planting which does not obscuredoors and windows overlooking publicspaces and isolated areas;(ii) shrubbery and low-level plantingassociated with footpaths which doesnot exceed 0.5m in height whereabutting pavements;(iii) trees in vulnerable settings whichdo not have branches below 1.5m;and(iv) hard landscaping elements suchas low fencing and walls (below 1.2m)which guide pedestrians and vehiclesalong designated paths.

The proposed on-site landscaping hasbeen designed and will beestablished so as to maintain clearsight lines in accordance with theacceptable solutions. Please note thata landscape design plan is submittedas part of this developmentapplication.



SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentSafe Movement and AccessP9 The design of premises provides forunimpeded sightlines, particularly alongpedestrian and bicycle routes.

S9 All barriers (including landscapingfeatures) along bicycle and pedestrianroutes are visually permeable (i.e. canbe easily seen through to reduceconcealment points).

The proposed on-site landscaping hasbeen designed and will beestablished so as to maintain clearsight lines in accordance with theacceptable solutions. Please note thata landscape design plan is submittedas part of this developmentapplication.

P10 Car parking areas are:(i) designed to optimise informalsurveillance and illumination, and tominimise unlawful access;(ii) well lit to enable visibility of all externaledges and routes providing access to thecar park;(iii) designed to minimise instances oflarge numbers of cars being co-located(over 100 cars in a single block). If morethan 100 cars, more than one entry / exitpoint is provided so that the car park doesnot become an entrapment area.

S10 No solution specified. The proposed on-site visitor carparking spaces allows for informalsurveillance and will be provided withminimal lighting to allow security andvisibility during the evening.

P11 Underpasses and overpasses aredesigned and located to reduceopportunities for crime, so that:(i) pedestrians are able to see what is inan underpass or tunnel and at the end ofit before entering; and(ii) signs at each end of an underpassindicate where it leads and an alternativeroute to use at night.

S11 No solution specified. Not required to support the proposeddevelopment.

P12 Underpasses are wide enough toaccommodate both pedestrian andcycle traffic, (Note: Council will refer to theprovisions of AUSTROADS Guide to TrafficEngineering Practice Part 14- Bicycles).

S12 No solution specified. Not required to support the proposeddevelopment.

P13 The design and location of lanewaysand alleyways promotes communitysafety.

S13.1 Laneways are straight and havemore than one entrance.S13.2 Unnecessary access to buildingsfrom laneways is avoided.

No laneways are to be constructed aspart of the proposal.

Building Design and LightingP14 Buildings contribute positively to theenhancement of public safety andsecurity.

S14.1 Ramps and elevator entrancesare located in areas which are notisolated.S14.2 Lifts are located within a secureentrance, and incorporate graffiti andvandal-resistant measures (i.e. a fullyglazed and enclosed vestibule areaat the exit to the lifts).S14.3 Loading and storage areas arewell lit or can be locked after hours.S14.4 Parking spaces are allocatednear the building entry for employeesworking after hours.S14.5 Enclosed or underground carparks can only be accessed frominside the building or through asecurity system.S14.6 All windows, particular those atstreet level are secure, withoutcreating a ‘fortress-like’ appearance(i.e. avoid solid roller shutters).

The proposed development is for adual occupancy that does notincorporate ramps, elevators, lifts orloading areas and has beendesigned to ensure safety andsecurity are maintained for residentsand visitors to the site.



SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentP15 Lighting is provided which:(i) increases safety and security in andaround the premises;(ii) considers vegetation, in both its existingand mature forms, or other elements thatmay have the potential to block out light;(iii) illuminates inset spaces, access/egressroutes car parking areas and signage;and(iv) supports visibility for pedestrians, as wellas road users.

S15.1 No specific solution.

Note: Council will refer to the followingas guidance in assessment ofcompliance:Security lighting is consistent withAustralian Standard S 4282 (1997) TheControl of Obtrusive Effects ofOutdoor Lighting.Lighting of pedestrian and bicyclemovement routes, public spaces andoutdoor signage in public spaces is tothe minimum Australian Standard ofAS1158 (Public Lighting Code).

It is expected that minimal outdoorlighting will be erected upon each ofthe dwelling units to allow security andvisibility for residents during theevening. However, it is anticipatedthat Council will condition for suchlighting to be installed in a way thatensures the amenity to adjacentresidential premises are not affected.

Constructed Lakes


SOLUTIONS


SPECIFIC OUTCOMESAssessable DevelopmentConstructed LakesP1 Natural design concepts are a primaryconsideration for a constructed lake.

S1 No solution specified. Not applicable as the proposeddevelopment is for a dualoccupancy, which does not includethe construction of a lake.

P2 Constructed lakes are designed to be:(i) consistent with the area’s social andrecreational masterplans;(ii) sustainable;(iii) appropriately managed; and(iv) have minimal adverse impacts onsurrounding environments.

S2.1 Lake depth is ≤3 m.S2.2 The design of a constructed lakecomplies with the Engineering DesignGuideline Planning Scheme Policy.

Not applicable as the proposeddevelopment is for a dualoccupancy, which does not includethe construction of a lake.

P3 Constructed lakes are to operateunder a financially sustainablemanagement regime.

S3 Lakes are provided under privateownership.

Not applicable as the proposeddevelopment is for a dualoccupancy, which does not includethe construction of a lake.

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