development application for reconfiguring a lot (1 urban … · 2014. 9. 24. · development...

Development Application for Reconfiguring a Lot – (1 Urban Residential Lot into 2 Urban Residential Lots) Prepared for Luke Hinchey

Lot 22 on RP714454

82 Bannister Street, South Mackay May 2013

2013

Development Planning and Approvals Mackay and Whitsundays, Queensland Australia

07 4944 1008

tracyh

Received (Manual Date)

Ref#: DPA-0447 2 May-13

Document Control Date Parenthood Authorised for Issue

Author Reviewer Signature Status

May 2013 Justin Peel

A

A – Approval B – Building Approval C - Construction

T- For Tender X - Information R- Revision

Revision Date Amendments Made Initial

A May

2013

Nil JP

The content of this document is provided in strict commercial confidence. The content shall not be

discussed within any third party without the express written authority of Development Planning and

Approvals.

Copyright in the whole and every part of this document belongs to Development Planning and Approvals

and may not be used, sold, transferred, copied or reproduced in whole or in part in any manner or form or

in or on any media to any person without the prior written consent of Development Planning and

Approvals.

Ref#: DPA-0447 3 May-13

Table of Contents

TABLE OF CONTENTS 3

1. EXECUTIVE SUMMARY 5

1.1 SITE DETAILS AND LOCATION 5

1.2 PROPOSAL AND APPLICANT DETAILS 6

1.3 ASSESSMENT SUMMARY 7

1.4 SUPPORTING INFORMATION 9

2. INTRODUCTION 10

3. SITE CHARACTERISTICS 11

4. REGULATORY FRAMEWORK 14

4.1 STATE PLANNING REGULATORY PROVISIONS 14

4.2 REGIONAL PLAN 14

4.3 STATE PLANNING POLICIES 14

4.4 LOCAL GOVERNMENT PLANNING SCHEME 14

5. COMPLIANCE STATEMENTS 16

5.1 STATE PLANNING REGULATORY PROVISIONS 16

5.2 REGIONAL PLAN 16

5.3 STATE PLANNING POLICIES 16

5.4 LOCAL GOVERNMENT PLANNING SCHEME 19

6. SERVICES AND INFRASTRUCTURE 27

7. CONCLUSION AND RECOMMENDATIONS 29

APPENDIX A: 30

IDAS FORMS 30

APPENDIX B: 31

CERTIFICATE OF TITLE 31

Ref#: DPA-0447 4 May-13

APPENDIX C: 32

PLANS OF PROPOSED DEVELOPMENT 32

APPENDIX D: 33

COASTAL MAPS 33

APPENDIX E: 34

SITE SURVEY 34

APPENDIX F: 35

Q100 FLOOD LEVEL ADVICE 35

APPENDIX G: 36

AS CONSTRUCTED PLANS 36

APPENDIX H: 37

STORMWATER DETENTION CALCULATIONS 37

Ref#: DPA-0447 5 May-13

1. Executive Summary

1.1 Site Details and Location

Table 1: Site Details

Address:

82 Bannister Street, South Mackay Qld 4740

Real Property Description:

Lot 22 on RP714454

Registered Owners(s):

Prosperhuck Pty Ltd

Parish:

Howard

County:

Carlisle

Site Area:

809m2

Existing Use:

Single Dwelling House

Existing Gross Floor Area:

Approx 168m2

Source: MiMaps

Figure 1: Locality Plan

SUBJECT

SITE

Ref#: DPA-0447 6 May-13

1.2 Proposal and Applicant Details

Table 2: Proposal Details

Project Description:

Subdivision of 1 lot into 2 lots

Planning Scheme Definition:

Reconfiguring a Lot

Proposal:

1 lot into 2 lots

Approval Sought:

Development Permit

Applicant:

Luke Hinchey

Method of Lodgement:

Electronic (Smart EDA)

Development Consultant:

Development Planning and Approvals

Contact Person:

Justin Peel

Phone:

(07) 4944 1008

Fax:

(07) 4953 0443

Mobile:

0409341010

Email:

[email protected]

Address for Correspondence:

PO Box 4499, Mackay South Qld 4740

Our Reference:

DPA-0447

mailto:[email protected]

Ref#: DPA-0447 7 May-13

1.3 Assessment Summary

Table 3: Assessment Criteria

a) State Planning Regulatory Provisions Compliant

Region: Mackay, Isaac and Whitsunday

Regulatory Provisions: Mackay, Isaac and Whitsunday State Planning

Regulatory Provisions (lapsed 11th

July 2012)

N/A

Draft Coastal Protection State Planning

Regulatory Provisions

N/A

b) Regional Plan Compliant

Plan: Mackay, Isaac and Whitsunday Regional Plan Yes

Status: Final

Commencement Date: May 2011 (draft) Feb 8 2012 Final

Reflected in the applicable

Planning Scheme:

No

Land Use Designation: Provisions have lapsed N/A

c) State Planning Policies Reflected in

the Planning

Scheme:

Applicable Compliant

SPP 1/92: Development and the Conservation

of Agricultural Land

Yes No N/A

SPP 1/02: Development in the Vicinity of

Certain Airports and Aviation Facilities

Yes No N/A

SPP 2/02: Planning and Managing

Development Involving Acid Sulfate Soils

Yes No N/A

SPP 1/03: Mitigating the Adverse Impacts of

Flood, Bushfire and Landslide.

Yes No N/A

SPP 1/07: Housing and Residential

Development.

No No N/A

SPP 2/07: Protection of Extractive Resources No No N/A

SPP 2/10: South East Queensland Koala

Conservation

No No N/A

SPP 3/10: Acceleration of Compliance

Assessment

No No (flood

overlay)

N/A

SPP 4/10: Healthy Waters No No N/A

SPP 5/10: Air, Noise and Hazardous

Materials

No No N/A

SPP 3/11: Coastal Protection (under review

and currently replaced by the Draft Coastal

Protection State Planning Regulatory

Provision dated 8th

October 2012)

N/A N/A N/A

SPP4/11: Protecting wetlands of high

ecological significance in Barrier Reef

Catchments

No No N/A

SPP 1/12: Protection of Queensland’s

strategic cropping land

No No N/A

Ref#: DPA-0447 8 May-13

SPP 2/12: Temporary SPP “Planning for

Prosperity”

No Yes N/A

d) Any other applicable Codes Relevant Compliant

- A temporary local planning instrument N/A N/A

- A Preliminary Approval to which section 242 of SPA applies N/A N/A

- A master plan N/A N/A

- A structure plan N/A N/A

- A Planning Scheme See below See below

e) Mackay Consolidated Planning Scheme 2006 Compliant

Locality: Frame Yes

Precinct: Pioneer River (urban) N/A

Zone: Urban Residential Yes

Applicable Overlays: Flood and Inundation Yes

Applicable Codes: Reconfiguring a Lot Code,

Environment and

Infrastructure Code

Yes

f) Applicable Referral Agencies Compliant

Nil

1.3.1 Assessment Process

Under the provisions of the applicable planning instruments, the proposal is subject to

Code Assessment. Public notification of the application is not required. Mackay

Regional Council will act as Assessment Manager.

1.3.2 Recommendations

Sections 4 to 6 of this report provide more detailed assessment summaries against

applicable codes. These summaries indicate the proposal is consistent with relevant

planning legislation. It is thus recommended a Development Permit be issued to

reasonable and relevant conditions. Some Conditions that may be relevant to the

applications could include:

Any dwelling to be constructed should have a minimum floor level of 6.2m

AHD – no MCU will be required provided this is complied with.

Ref#: DPA-0447 9 May-13

1.4 Supporting Information

Section 260 of the Sustainable Planning Act 2009 outlines application requirements for

a proposal to be considered Properly Made. In this case the proposed Reconfiguration

of a Lot application requires the following supporting information:

IDAS Form 1

IDAS Form 7

Owners Consent Declaration

Appropriate Council Fee

The location and site area of the land to which the development applies

North points

Boundaries of the land

Road frontages and names

Location of existing buildings

Lot layouts

Existing and proposed access points

Existing and proposed parking areas

The final intended use of the lots

Proposed easements

Matters that were not relevant to the application include:

Drainage features on the land

Existing easements

The location of any proposed retaining walls

The location of any proposed parkland.

The location of any stormwater detention (to be finalised with Operational

Works applications).

It is thus considered that all relevant information has been provided. Due to the layout

of electronic forms DP&A is unable to mark items as irrelevant or not applicable to the

application. This discussion is intended to supplement the forms and assist the

assessment manager in making a properly made judgment.

It is noted that the application does not involve a resource entitlement.

Ref#: DPA-0447 10 May-13

2. Introduction

Development Planning and Approvals have been commissioned by Luke Hinchey (the

applicant) to prepare and lodge a development application for a 2 lot subdivision. It is

proposed to retain an existing house and create a new rear access lot at 82 Bannister

Street, South Mackay. Detailed proposal plans are viewable within Appendix C of this

report, an extract of which is provided below:

Figure 2: Proposed Development

Development applications in Queensland are currently made and assessed under the

provisions of the Sustainable Planning Act 2009. The development is proposed within

the Mackay, Isaac and Whitsunday Regional Planning Region. The development site is

located within the Mackay Regional Council district governed by the Mackay City

Planning Scheme 2006 (now consolidated). The proposed development is defined as a

“Reconfiguring a Lot” by the applicable local planning instrument. As the site is

affected by the Flood and Inundation Overlay Code, compliance assessment in

accordance with SPP3/10 is not possible.

A review of the assessment tables in both the Mackay Frame Locality Code Flood and

Inundation Overlay Code indicates the proposal is CODE ASSESSABLE. There will

be no referral agencies triggered by the development proposal and Mackay Regional

Council will act as Assessment Manager.

All required information as outlined in section 260 of the Sustainable Planning Act

2009 has been provided to facilitate assessment of the development proposal.

Ref#: DPA-0447 11 May-13

3. Site Characteristics

Location The locality plan in Figure 1 shows the site is located just off Milton Street in South

Mackay, approximately 200m north of South’s Leagues Club.

Dimensions The allotment is rectangular with width of 20.117m and depth of 40.234m (1 chain x 2

chain). This equates to a site area of 809m2.

Easements There are currently no easements registered on the property (see Appendix B).

Topography The site survey within Appendix E indicates the block is very flat.

Vegetation The only vegetation on site area two large introduced trees, 1 a large mango tree that

will likely be removed.

Site History The title was created in 1955 and has been used for a single dwelling for many years.

Surrounding Land Uses Low density residential uses predominate surrounding the allotment, with some rear of

lot redevelopment taking place in the suburb. There are also recreation uses located to

the south and west and schools to the north and east.

Surrounding Road Hierarchy Bannister Street Access Street

Site Hydrology The site is basically flat. Roofwater discharges to the kerb and channel in Bannister

Street. Surface flows are directed to Bannister street via a shallow, informal drain on

the eastern boundary (see site survey in Appendix E).

Land Contamination The site is not listed on either the contaminated land register (CLR) or environmental

management register (EMR) administered by the Department of Environment and

Resource Management.

Cultural Heritage and Native Title The area has experience significant disturbance over many years. Due to the limited

excavation proposed on site the likelihood of an indigenous cultural heritage find

occurring during development works is remote.

Ref#: DPA-0447 12 May-13

Rear yard

Existing dwelling and proposed rear lot access location

Ref#: DPA-0447 13 May-13

Existing driveway and dwelling

Aerial photo of site (Mimaps)

Figure 3: Photographs of site

Ref#: DPA-0447 14 May-13

4. Regulatory Framework

Development assessment in Queensland is conducted under the provisions of the

Sustainable Planning Act (SPA) via the Integrated Development Assessment System

(IDAS). Development should prove consistent with a number of statutory planning

tools including Stage Planning Regulatory Provisions, Regional Plans, State Planning

Policies and Local Government Planning Schemes.

4.1 State Planning Regulatory Provisions

The Mackay, Isaac and Whitsunday State Planning Regulatory Provisions 2012 ceased

to have effect on 11th

July 2012 and thus no assessment is warranted.

The draft Coastal Protection SPRP took effect on 8th

October 2012 and has effect for 12

months. The draft SPRP applies to all local government areas in Queensland that

contain areas within the coastal zone.

4.2 Regional Plan

The Mackay, Isaac and Whitsunday Regional Plan (the Regional Plan) is a statutory

instrument under the Statutory Instruments Act 1992. The effect of the Regional Plan is

established under Chapter 2, Part 3 of SPA. The Regional Plan establishes a range of

Desired Regional Outcomes (DROs) to achieve the vision and strategic directions for

the region. The Regional Plan is the state government’s proposed 20 year land use plan

for the region.

An assessment of compliance of the development proposal with the Regional Plan is

provided within section 5.2 of this report.

4.3 State Planning Policies

State Planning Polices (SPPs) are made under SPA and are used to advance the purpose

of the Act. Generally the policies reflect a matter of State Interest.

A compliance assessment of the proposal against current SPPs is provided within

section 5.3 of this report.

4.4 Local Government Planning Scheme

In accordance with the SPA, the Local Government for any region must prepare a

planning scheme as a framework for managing development in a way that advances the

purposes of the SPA by:

Ref#: DPA-0447 15 May-13

(a) identifying assessable and self-assessable development; and

(b) identifying outcomes sought to be achieved in the local government area as

the context for assessing development.

The planning scheme functions as part of IDAS and must be read together with the SPA

and the Sustainable Planning Regulation.

An assessment of compliance of the development proposal with the local government

planning scheme is provided within section 5.4 of this report.

Ref#: DPA-0447 16 May-13

5. Compliance Statements

5.1 State Planning Regulatory Provisions

The draft Coastal Protection SPRP took effect on 8th

October 2012 and has effect for 12

months. The draft SPRP applies to all local government areas in Queensland that

contain areas within the coastal zone. In terms of development assessment, the SPRP

applies to:

Impact assessable development in a coastal management district

A master plan application

The development site is not within a coastal management district so these provisions

are not applicable.

5.2 Regional Plan

The Regional Plan is structured around eight core themes for managing growth and

development in the region. These themes are defined by the Desired Regional

Outcomes (DROs) for the region. The DROs consist of principles, policies and

programs and non-statutory notes assist in the interpretation of the DROs. The proposed

1 into 2 lot subdivision generally supports the DROs by consolidating the existing

urban form in an appropriate location and making efficient use of existing

infrastructure.

5.3 State Planning Policies

SPP 1/92: Development and the Conservation of Agricultural Land This policy has been considered to be appropriately reflected within the applicable local

government planning scheme and thus does not require further assessment.

SPP 1/02: Development in the Vicinity of Certain Airports and Aviation Facilities This policy has been considered to be appropriately reflected within the applicable local


SPP 2/02: Planning and Managing Development Involving Acid Sulfate Soils This policy has been considered to be appropriately reflected within the applicable local


SPP 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide.

Ref#: DPA-0447 17 May-13

This policy has been considered to be appropriately reflected within the applicable local


SPP 1/07: Housing and Residential Development. This policy relates to the compilation of Planning Schemes and has no impact upon

development assessment.

SPP 2/07: Protection of Extractive Resources Not relevant

SPP 2/10: South East Queensland Koala Conservation Not relevant

SPP 3/10: Acceleration of Compliance Assessment Not relevant (an overlay code applies to the site)

SPP 4/10: Healthy Waters The policy is aimed at mitigating the risks to water quality and waterway health from

urban stormwater and waste water management when making decisions about new

development. For stormwater management and management of new or expanded non-

tidal artificial waterways, the policy applies to development that is:

a. material change of use for urban purposes that involves

i. greater than 2500 m2 of land; or

ii. 6 or more additional dwellings; or

b. reconfiguring a lot for urban purposes that

i. would result in 6 or more residential allotments or that provides for 6 or

more dwellings; or

ii. involves greater than 2500 m2 of land and results in an increased number

of lots; or

iii. is associated with operational work disturbing greater than 2500 m2 of

land; or

c. operational work for urban purposes that involves

i. disturbing greater than 2500 m2 of land.

The site area is only 809m2 so this policy is not triggered. Only 2 dwellings are

proposed.

SPP 5/10: Air, Noise and Hazardous Materials The Policy applies to assessable development under Schedule 3, Part 1 of the

Sustainable Planning Regulation 2009, a local planning instrument or a state planning

regulatory provision:

if the proposed development is a reconfiguration of a lot, or a material change of

use, for the purpose of a sensitive land use, and

if any part of the proposed development is situated in a management area in

Schedule 5 of this policy.

Ref#: DPA-0447 18 May-13

The Material Change of Use is not proposed within the Paget Management Area so this

policy is not triggered.

SPP 3/11: Coastal Protection

This policy has now lapsed.

SPP 4/11: Protecting wetlands of high ecological significance in Great Barrier Reef catchments The SPP applies to assessable development under Schedule 3, Part 1 of the Sustainable

Planning Regulation 2009, a planning scheme, or a State planning regulatory provision,

if the development is:

Making a material change of use of premises that—

(a) is not for a domestic housing activity; and

(b) any part of the land is situated in a Great Barrier Reef wetland

protection area; and

(c) involves operational works as described in section 2.6.3 of this policy.

Reconfiguring a lot if—

(a) any part of the land is situated in a Great Barrier Reef wetland

protection area; and

(b) the reconfiguration results in more than 6 lots, or if any of the resulting

lots is less than 5 hectares; and

(c) the reconfiguration involves operational work as described in section

2.6.3 of this policy.

Operational work that is high impact earthworks in a Great Barrier Reef wetland

protection area, other than operational work for a domestic housing activity.

The reconfiguration of a lot is for only 2 lots so this policy will not apply.

SPP 1/12: Protection of Queensland’s strategic cropping land (SCL) Area to which the State Planning Policy applies

(a) land that is recorded in the decision register under the Strategic Cropping Land

Act 2011 as being SCL

(b) land shown on the SCL trigger map as being potential SCL.

Area to which the State Planning Policy does not apply

(a) development proposed on SCL or potential SCL in an urban area

(b) development proposed on SCL or potential SCL in an area described as an

urban footprint under a statutory regional plan or state planning regulatory

provision

(c) development proposed on SCL or potential SCL in an area zoned under a

planning scheme for rural residential or future rural residential purposes

(d) land identified as a key resource area under State Planning Policy 2/07:

Protection of Extractive Resources

(e) strategic port land under the Transport Infrastructure Act 1994

(f) an area outside of an SCL zone.

The site is within an urban area so this policy is not triggered.

Ref#: DPA-0447 19 May-13

5.4 Local Government Planning Scheme

The development site is located within the Mackay Regional Council district governed

by the Mackay City Planning Scheme 2006 (now consolidated).The proposed

Reconfiguration of a Lot is Code Assessable and triggers assessment against the

following Codes within the Mackay Regional Planning Scheme:

Mackay Frame Locality Code

Urban Residential Zone Code

Reconfiguration of a Lot Code

Environment and Infrastructure Code

Due to the structure of the Planning Scheme, compliance with the Code is achieved

when development is consistent with the Specific Outcomes contained therein. It is

intended that the following assessment summaries be read in conjunction with the

relevant section of the Planning Scheme, with pre-fixes referencing the Specific

Outcomes within the relevant Code.

5.4.1 Mackay Frame Locality Code

P1 Not Relevant

The development does not involve any commercial components.

P2 Specific Outcome Satisfied

The proposed residential subdivision is located appropriately within the Urban

Residential Zone.

P3 Not Relevant

The proposed development does not involve a tourist activity

P4 Not Relevant

The proposed development is not proximate to industrial areas or incompatible

land uses.


The lot reconfiguration has access to formed roads without requiring any new

road construction. No new pedestrian or cycle-ways are warranted.

P6 Not Relevant

The proposed development is not proximate to rail transport corridors.

P7 Not Relevant

The proposal does not involve works within rail corridors.

P8 Not Relevant

The proposal will have no impact upon the network of cane tramways within the

urban area.

Ref#: DPA-0447 20 May-13


The proposed two lot subdivision has ready access to required services (see

Appendix C and section 6 for more detailed discussion).

P10 Not Relevant

The land is not proximate to the Bruce Highway

P11 Not Relevant

The site is not proximate to the future Port Access corridor

P12 Not Relevant

The development is not proposed on port land or similar.

P13 Not Relevant

The proposed subdivision will have little or no impact on major transport routes.

P14 Not Relevant

The proposed subdivision will not encroach upon existing areas of open space.

P15 Not Relevant

The proposed subdivision will not encroach upon existing areas of open space.

Summary The proposed 2 lot subdivision is consistent with Mackay Frame Locality Code.

5.4.2 Urban Residential Zone Code

P1 Not Relevant

The development is not proposed proximate to coastal areas.


The proposed residential subdivision creates two lots at a density above 1 /

300m2.

P3 Not Relevant

The proposed development is not proximate to any major roads, highways or

rail lines.

P4 Acceptable Solution Provided

The proposed development is located on land zoned Urban Residential and has

ready access to the full range of urban infrastructure.


The proposal does not involve non-residential activities.

P6 Not Relevant

The proposed development is not Rural Residential in nature.

Ref#: DPA-0447 21 May-13

P7 Not Relevant

The scale of the development does not warrant construction of a network of

Open Spaces.

Summary The proposed 2 lot subdivision is consistent with the relevant Specific Outcomes within

the Urban Residential Zone Code.

5.4.3 Reconfiguration of a Lot Code

Overall Design P1 Specific Outcome Satisfied

The proposed subdivision is consistent with the intent of the land use

designation and locality code. It is also consistent with the strategic direction of

consolidation within Mackay.

Lot Areas and Dimensions P1 Specific Outcome Satisfied

The proposed allotment layout takes into account the physical characteristics of

the site as well as the location of existing services. The sewer extension has

been proposed along the western boundary in order to maximize the building

envelope for the rear lot.

P2 Battleaxe lot Proposed

Both lots have areas well in excess of 300m2. The frontage of the rear access lot

complies with the 5m requirement for this specific style of lot.

P3 Not Relevant

The proposed subdivision is not within the Rural Zone.


The proposed lots are not irregular in shape and can readily accommodate both

existing and proposed dwellings.


The proposal creates only 1 additional allotment. The lot handle is 5m wide and

has a 1m wide landscaping strip on each side for the entire length. The rear lot

area without the access handle still exceeds 300m2.

Small Lots in the Urban Residential Zone These provisions have effectively been usurped by changes to the Sustainable Planning

Regulation and thus no assessment will be provided.

Road Layout and Design

Both lots have frontage to an existing formed road. Existing and proposed access points

do not conflict with existing infrastructure.

Open Space Requirements

Ref#: DPA-0447 22 May-13

The scale of development does not warrant provision of areas of open space.

Community Title Not relevant

Infill Development The proposed subdivision is consistent with the amenity of the area and provides for a

natural progression towards medium density development as encourage by the regional

plan and residential densities strategy.

Summary The proposed lot reconfiguration is consistent with relevant Specific Outcomes within

the Reconfiguration of a Lot Code.

5.4.4 Environment and Infrastructure Code

Infrastructure


The site has access to the full range of urban services. Only minor extensions to

existing external infrastructure networks should be required to service the

proposed development.

P2 Not relevant

Parkland contributions no longer apply.


Water supply is available to the site via a minor extension to infrastructure

within Bannister Street.


The development will connect to Council’s reticulated sewerage system as

depicted on plans within Appendix C.


The site is NOT considered “High Risk” as defined within the Engineering

Design Guidelines in relation to stormwater quality. As such, no modeling of

the site is required. Stormwater from lots will be conveyed to external

infrastructure via roof-water connections and overland flow.


Kerb and channel has already been provided to the site. A new driveway

crossover will be cut into the existing kerb and channel.


No road construction is proposed within the development.


Ref#: DPA-0447 23 May-13

No major drainage works are proposed to facilitate the development. The site

will be free draining and connected to the stormwater infrastructure within

Bannister Street.


No street lighting or signage will be required to support the development.


Only minor extensions to existing infrastructure will be required to service the

development. Infrastructure Charges will be applicable for the additional

allotment.


Each allotment has adequate frontage to adjoining roads to allow for the

construction of future property accesses.

Environmental Amenity


Lighting of the development is unlikely to impact adversely upon the

surrounding residents or native fauna. Only residential house lighting is

proposed.


The proposed reconfiguration of a lot will not result in shadows being cast on

adjoining properties.


Future buildings will not be proximate to cane tramlines.

P4 Specific Outcome Provided

Existing buildings have appropriate setbacks

Noise and Vibration Management


The proposed subdivision should not cause nuisance noise or vibration.


The premises are not likely to generate nuisance noise.


The proposed development is not adjacent to major transport corridors.

Air Quality


The proposed development is not expected to generate nuisance or dangerous

air emissions.

Flooding


Ref#: DPA-0447 24 May-13

DFE advice was provided by Mackay Regional Council prior to lodgment of

this application and is attached as Appendix F. The flood level is considered to

be 5.9m AHD and thus any building floor level would need to be 6.2m AHD.

The existing dwelling has a floor level of 6.49m AHD and any new residence on

the rear lot would require a minimum floor level of 6.2m AHD. This can be

conditioned if necessary.


The dwellings will not be flood prone due to the adoption of floor levels 300mm

above the DFE for the site.


The floor level required is only 450mm above the existing ground level so

minimal filling of the proposed rear access lots will be required.

P4 Not Relevant

Storage of hazardous materials is not being proposed.


The site is not near the foreshore and thus should not experience additional

impacts due to cyclonic hazards.

P6 Not Relevant

Flood limits have been identified for the site.

Water Quality


It is unlikely the proposed development would have a material impact upon the

city’s waterways or potable water supply.


Surface flows on site will be directed to road frontage via overland flow as is

standard practice in a residential environment.


The development should have little to no impact on groundwater quality or

levels.


Nutrient and flow conditions are unlikely to be substantially changed from

existing conditions. The development is considered “Low Risk” and is quite a

distance from the nearest local stream or coastal area.


Erosion and sediment control notes will be placed on plans for the construction

phase. Only a very minor amount of earthworks will be required to facilitate the

development.

Erosion and Sediment Control

Ref#: DPA-0447 25 May-13


Very little disturbance is likely to occur on site. Erosion and sediment control

notes on plans comply with Council Guidelines.


The extent and nature of works do not warrant a staged rehabilitation program.

Coastal Management


The proposed development is not near coastal areas.

Erosion Prone Areas


The proposed development is not within an identified erosion prone area.


Not relevant

High Impact Activity Areas


The proposed development is not located adjacent to any identified High Impact

Activities.


Not relevant

Landscaping and Fencing


A 1m wide landscaping strip to the full length of the access handle has been

provided as is standard for this form of development.

P2 Not relevant

No landscaping is proposed proximate to overhead electricity infrastructure.

P3 Not relevant

The application for Reconfiguration of a Lot does not warrant landscaping to

road frontages. It will only impede future access arrangements.


The site is already full fenced with standard residential fencing as appropriate to

this intensity of development (refer to site photos in Figure 3). A new fence has

been designated to separate the two new lots.

P5 Not relevant

Applies to commercial buildings.

P6 Not relevant


Ref#: DPA-0447 26 May-13

P7 Not relevant


P8 Not relevant

No outdoor parking areas are proposed.


A 1m wide landscaping strip to the full length of the access handle has been

provided as is standard for this form of development.

P10 Not relevant

There is no ‘natural’ vegetation on the site.

Community Safety Design Principles

Most of these provisions relate to building works and do not apply to subdivision

design or single dwelling houses.

Constructed Lakes

Not relevant

Summary

There are numerous Specific Outcomes within this Code which are of little relevance to

the proposed development. The proposal is however consistent with all Specific

Outcomes relevant to the proposal, except for the requirements for a 2m landscaping

strip. This is generally not applied for lot reconfiguration proposals.

Ref#: DPA-0447 27 May-13

6. Services and Infrastructure

Site Access

A new driveway invert crossover and 3m wide access driveway is proposed to service

lot 2. Lot 1 will continue to be serviced by the existing driveways and parking

arrangements on site.

Allotment Earthworks

It is not intended to complete any significant earthworks within proposed lot 1.

The eastern section of proposed lot 2 currently falls to the informal swale drain within

the adjoining lot. Some minor filling may be required along this boundary to direct

overland flows to the proposed driveway. Levels are currently 5.6m AHD and would

likely be raised to 5.8m AHD. A small retaining sleeper along the existing fence would

be all that is required to retain this fill.

Stormwater Runoff

The legal and practical point of discharge is considered to be Council’s stormwater

infrastructure within Bannister Street. The existing drainage arrangements will be

retained for proposed lot 1 (roofwater to kerb and channel).

As the development has the potential to increase the impervious area of the site,

stormwater runoff will likely be increased. To mitigate any potential impacts of this

increase of downstream infrastructure, detention is being proposed on site. The

calculations within Appendix H indicate that 6,000L should be provided to mitigate the

critical storm event. This will likely be done in the form of an above ground tank or

tanks connected to the existing dwelling or future dwelling on Lot 2.

As the area is very flat and there are no pits in front of the site, overland flow is

intended to be conveyed to Bannister Street via the proposed driveway. A shallow

invert should be provided for the length of this driveway to accommodate stormwater

flows. Roofwater pipes will extend from the new dwelling to the kerb and channel.

These should be constructed and capped at the head of the proposed driveway at

subdivision stage to avoid future disturbance of landscaping areas.

Water Reticulation

There is a 150mm on the southern side of Bannister Street. Drawing A1-21788C within

Appendix G shows that a 32mm diameter water service already exists to the existing

meter in the centre of 82 Bannister Street. A second tapping band and house connection

should be provided with a meter placed within the proposed access handle of proposed

lot 2.

Sewerage Services

There is an existing main in the rear of the existing lot. Plan B 0725 within Appendix G

provides the locations of existing house drains in the area. The existing jump up service

is intended to be retained and capped to service proposed lot 2. Existing house drains

through proposed lot 2 are to be removed.

Ref#: DPA-0447 28 May-13

A new main and manhole has been proposed along the western boundary of the site to

service proposed lot 1 efficiently. This main also has the ability to service Lot 1 on

RP718001. The house drains to this house currently go through adjoining lot 2 on

RP718001 and connects to the existing manhole within this lot. Redirection of this

house drain does not form part of this proposal but a stub has been provided for future

connection.

It is noted that manholes are currently proposed. If Iplex Ezipits or similar are preferred

please make this a condition of approval.

Three meter sewerage easements have been provided over both the existing and

proposed sewerage mains.

Power and Telecommunications

Overhead power and underground Telstra facilities exist on the northern side of

Bannister Street. Minor alterations to the existing network should be all that is required

to service the proposed new lot. Existing services will likely be retained to the existing

dwelling.

Ref#: DPA-0447 29 May-13

7. Conclusion and Recommendations

Sections 4 to 6 of this report provide more detailed assessment summaries against

applicable codes. These summaries indicate the proposal is consistent with relevant

planning legislation. It is thus recommended a Development Permit be issued to

reasonable and relevant conditions.

Justin Peel

Director: DP&A

development application for reconfiguring a lot (1 urban … · 2014. 9. 24. · development...

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