part 1 idas forms - mackay council · 2014-10-05 · gcmc, bundall, qld, 9726 [email protected]...

28 October 2013

Attention: Planning Assessment Department

Mackay Regional Council

P.O. Box 41

MACKAYMACKAYMACKAYMACKAY QLD 4QLD 4QLD 4QLD 4740740740740

RE: MACKAY REGIONAL COUNCIL DEVELOPMENT APPLICATION (CODE

ASSESSABLE) FOR A DEVELOPMENT PERMIT FOR A MATERIAL CHANGE

OF USE TO ESTABLISH A DWELLING HOUSE AT 88 SCOTT STREET, SOUTH

MACKAY

REAL PROPERTY DESCRIPTION BEING LOT 12 on SP259163.

Dear Sir/Madam,

Reference is made to the above Development Application and pursuant to the provisions of the

Sustainable Planning Act Qld (2009), please find enclosed:

1. An Electronic Copy of the Development Application through Smart eDA which includes: -

a. Part 1 – IDAS Forms

i. Form 1 – Application Details

ii. Form 5 – Material Change of Use assessable against a planning scheme

b. Part 2 – Title Search and Authorities

c. Part 3 – Town Planning Report for a development permit for a Material Change of

Use (Code Assessable) to establish a Dwelling House at 88 Scott Street, South

Mackay

d. Part 4 – Town Planning Codes

e. Part 5 – Architectural Plans

i. Site Plan

ii. Landscaping and Fencing Plan

iii. Floor Layout

iv. Roof Plan

v. Elevations

vi. Set-Out Plan

vii. Electrical Plan

viii. Drainage Plan

f. Part 6 – Previous Approval, DA-2007-485

g. Part 7 – DERM Survey Plan

tracyh

Received (Manual Date)

P a g e | 2

h. Part 8 - EPA Contaminated Land Search

i. Part 9 – As Constructed Services Plans

2. The application fee of $930.00 (paid upon lodgement of the Application) as extracted from

Mackay Regional Council Schedule of 2013/2014 Cost Recovery Fee and Charges being

$930.00 base fee for electronic lodgement.

Yours Faithfully

CJWaning Christopher John Waning

B.Bus.Law (Bond); M.Int.Bus (U.N.E.); Cert.Legal.Skills (Bond); Grad.Cert(URP) (Q.U.T);

M.Urb.Devlp&Sustain (Bond); Dip.Proj.Mgmt (TAFE); JP(Qual) (Qld);

Sole Director

FindaSite.net.au

Part 1 – IDAS Forms

P a g e | 2

Part 2 – Title Search and Authorities

CURRENT TITLE SEARCHDEPT OF NATI]RAI RESOURCES AND MINES, OUEENSLAND

RequesL No: I1:-39532Search DaLe: I0/L0/20L3 14:41 Title Reference: 50915349

Date Creat.ed: 05 / 06 / 20]_3

Previ-ous Title: .20995180

REGISTERED OWNER

Dealing No: 71-5l-6'1306 26 / 06 /20L3

GEORGE CHARLES ROBERT THOMPSON

ESTATE AND LAND

Estate in Fee Simple

LOT 12 SURVEY PLAN 259153County of CARLISLELocal Government: MACKAY

E.ASEMENTS, ENCI'MBRANCES A}TD INTERESTS

Parish of HOWARD

1. Rights and interests reserwed to the Crown byDeed of Grant. No. 10112054 (POR 150)

2. EASEMENT IN GROSS No 715119282 03/06/201_3 aL L5:42burdening the landMACKAY REGIONAL COTJNCILoverEASEMENT B ON SP259153

3. MORTGAGE No 71516X307 26/06/2013 at 15:27COMMONWEALTH BANK OF AUSTRALTA A.B.N. 48 L23 L23 I24

ADMINISTRATIVE ADVICES - NIIJT'NREGIS?ERED DEAIJINGS - NIL

CERTIFICATE OF TITIJE ISSUED - No

Caution - Charges do not necessarily appear in order of priority

** End of Current Tit.le Search **

COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2013]Reguest.ed By: External Supervisor

Page 1,/1

i F I N D R S I T E . N E T . R U P P.C. Box 85S4

G C M C , Bundatl, Q ld , 97 aw - ,. „ • .,, E. [email protected]

f (07) 5597 333C

Individual owner's consent to the making of a development application under the Sustainable Planning Act 2009

O - 7 7 I, _ _ _ L^&tf2^&¥£<L / lsU?^t^

as owner of premises identified as follows

88 Scott Street South Mackay

consent to the making of a development application under the Sustainable Planning Act 2009 by

Findasite.net.au

on the premises described above for the purposes of:

Material Change of Use (Code Assessment) for a Single Detached Dwelling

signed on the day of ,A'?.<:k^eir'i^r^- 20

12

ft F INDRSITE .NET.nu Gemciais Pty Lm ABN 69 0!0829 311

P.O. Box 8564 GCMC, Bundal l , Qld, 9726 [email protected] 0433 145 514 (07) 5597 3336

Reference: AVA/24/2013

NOTICE O F C O N S E N T

I/We do hereby confirm that I/We either own the subject land or have authorisation to satisfy the owners consent requirements of the Sustainable Planning Act (2009) Qld and consent to Gemclass Pty Ltd ABN 69 010 829 311 trading as Findasite.net.au fee proposal and consent to Gemclass Pty Ltd ABN 69 010 829 311 trading as Findasite.net.au or its agent/s to make application to Council under the Sustainable Planning Act (2009) Qld.

Date:

Name of Company / T^ / ' - f ^ ^c^ & V i*U Surname:

First Name(s): {^t^O-e^^

Signature:

Phone Number:

P a g e | 3

Part 3 – Town Planning Report

Town Planning Town Planning Town Planning Town Planning Report Report Report Report forforforfor a a a a Material Change of Use (Material Change of Use (Material Change of Use (Material Change of Use (CodeCodeCodeCode

Assessment)Assessment)Assessment)Assessment) for a for a for a for a Dwelling HouseDwelling HouseDwelling HouseDwelling House located at located at located at located at 88888888 ScottScottScottScott StreetStreetStreetStreet, , , ,

South MackaySouth MackaySouth MackaySouth Mackay Lot 12 on SP259163

Prepared By:

© Gemclass Pty Ltd 2012

Phone: 0433 145 514

Facsimile: (07) 5597 3336

Postal Address: P.O. Box 8564,G.C.M.C, Bundall, Qld, 9726

Email: [email protected]

Town Planning Report for a Material Change of Use (Code Assessment) for a Single Detached Dwelling located at 88 Scott

Street South Mackay

Page 2

Prepared Date: October 2013

TABLE OF CONTENTS

1.0 - INTRODUCTION ---------------------------------------------------------------------------------------------------------------------- 3

2.0 – DEVELOPMENT APPLICATION SUMMARY ------------------------------------------------------------------------------- 3

3.0 - SITE HISTORY ------------------------------------------------------------------------------------------------------------------------ 5

4.0 – THE PROPOSAL ---------------------------------------------------------------------------------------------------------------------- 5

4.1 – PROPOSED LAND USE ----------------------------------------------------------------------------------------------------------------------------- 5

FIGURE 4.1.1 – EXTRACT FROM SCHEDULE – MACKAY PLANNING SCHEME 2006 -------------------------------------------------------------------- 5

4.4 - SITE COVER ----------------------------------------------------------------------------------------------------------------------------------------- 5

4.5 – SETBACKS ------------------------------------------------------------------------------------------------------------------------------------------ 5

4.6 – CAR PARKING AND TRAFFIC DESIGN -------------------------------------------------------------------------------------------------------------- 6

4.9 – ENVIRONMENTAL PROTECTION AGENCY – CONTAMINATED LAND REGISTER -------------------------------------------------------------------- 6

4.10 – EASEMENTS AND OR INFRASTRUCTURE MAINS -------------------------------------------------------------------------------------------------- 6

4.11 – FLOOD MANAGEMENT OVERLAY ---------------------------------------------------------------------------------------------------------------- 6

FIGURE 4.11.1 – EXTRACT OF MAP SERIES 24 – FLOOD MANAGEMENT OVERLAY SHOWING THE SUBJECT SITE ------------------------------------- 7

4.12 – ACID SULFATE SOILS ----------------------------------------------------------------------------------------------------------------------------- 7

FIGURE 4.12.1 – EXTRACT OF MAP SERIES 24 – ACID SULFATE SOILS OVERLAY SHOWING THE SUBJECT SITE ---------------------------------------- 8

7.0 – DEVELOPMENT ASSESSMENT ------------------------------------------------------------------------------------------------- 8

8.1 – ‘IDAS’ ASSESSMENT ------------------------------------------------------------------------------------------------------------------------------ 8

8.2 – MACKAY CITY PLANNING SCHEME 2006 --------------------------------------------------------------------------------------------------------- 9

8.2.1 – OVERALL OUTCOMES FOR THE MACKAY FRAME LOCALITY ------------------------------------------------------------------------------------ 9

FIGURE 8.2.1 – ASSESSMENT CATEGORIES AND RELEVANT ASSESSMENT CRITERIA FOR MAKING A MATERIAL CHANGE OF USE - MACKAY FRAME

LOCALITY EXTRACT -------------------------------------------------------------------------------------------------------------------------------------- 16

8.3 – MACKAY, ISSAC AND WHITSUNDAY REGIONAL PLAN 2012 ------------------------------------------------------------------------------------ 16

FIGURE 8.3.1 – URBAN FOOTPRINT ------------------------------------------------------------------------------------------------------------------- 17

8.4 – STATE PLANNING POLICIES ---------------------------------------------------------------------------------------------------------------------- 18

8.5 – REFERRAL AGENCIES ----------------------------------------------------------------------------------------------------------------------------- 18

8.6 – ALTERNATIVE SOLUTIONS ----------------------------------------------------------------------------------------------------------------------- 19

8.7 – APPLICABLE CODES ------------------------------------------------------------------------------------------------------------------------------ 19

9.0 CONCLUSION ------------------------------------------------------------------------------------------------------------------------- 19


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1.0 - IntroductionIntroductionIntroductionIntroduction

Findasite.net.au has been requested by AVA Developments to prepare a town planning report for a Material

Change of Use (Code Assessment) for a Dwelling House at 88 Scott Street, South Mackay.

Findasite.net.au has been requested by AVA Developments to prepare a town planning report for a Material

Change of Use (Code Assessment) for a Dwelling House at 88 Scott Street, South Mackay.

This proposal is to establish a Dwelling House for residential purposes on the site. The site is presently vacant

land consisting of approximately 619m2. The site is of a rectangular shape with dimensions of 14.9 meters in

width x 41.4 meters in length. Access will be available via a concrete driveway at the front of the site.

The subject site is located within the Mackay Frame Locality within the Urban Residential Zone of the Mackay

City Planning Scheme 2006. Under Table 5-1 Assessment Categories and Relevant Assessment Criteria for

Making a Material Change of Use - Mackay Frame Locality within the Urban Residential Zone, a Dwelling

House is self assessable. However, due to the site triggering the existing subdivision approval.

The existing approval (DA–2007–485) for the Reconfiguration of the original allotment (1 lot into 4 allotments)

at 88 Scott Street dated 21 November 2007, under condition 26 states that a further planning permit (Material

Change of Use – Unknown Assessment) will be required for the construction of a house on any allotment.

The subject site also triggers for Acid Sulfate Soils and Flood and Inundation Management Overlay, although the

subject site is recognized as self assessable.

Following a detailed review of the proposal against the relevant codes of the current planning scheme (Mackay

City Planning Scheme 2006, amended 19 December 2011), it is our view that this proposal is an appropriate scale

and form of development for the site within the local context.

2.02.02.02.0 –––– Development Application SummaryDevelopment Application SummaryDevelopment Application SummaryDevelopment Application Summary

Site Address: 88 Scott Street, South Mackay

Lot and Plan (Title) Description: Lot 12 on SP259163

Site Area: 619m2

Existing Structures: Vacant Land

Local Government Area: Mackay Regional Council

Applicable Planning Scheme: Mackay City Planning Scheme 2006, Amended 19 December 2011

Precinct: Pioneer River (Urban) Precinct

Zoning: Urban Residential Zone

Applicant AVA Developments Pty Ltd


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C/- Findasite.net.au P.O. Box 8564 Gold Coast MC, Qld, 4217

Registered Owner at time of

lodgement

George Charles Robert Thompson

Proposal: Material Change of Use for a Single Dwelling

Approval being sought: Development Permit (Code Assessment), due to condition 26 of

DA–2007–485.

Site Coverage: 32.37%

Public Notification Period: Not Applicable

Easements: EMT B and EMT C for sewerage purposes

Referral Agencies: None Applicable

Locality Code and Zoning: • Part 5, Mackay Frame Locality – Division 6 – Overall

Outcomes for the Mackay Frame Locality

• Part 5, Mackay Frame Locality – Division 7 – Specific Outcomes and Probable and Acceptable Solutions for the Mackay Frame Locality

• Part 5, Mackay Frame Locality - Division 10 – Urban

Residential Zone

Specific Development Codes: • Part 9, Division 8 – Dwelling House Code • Part 9, Division 9 – Environment and Infrastructure Code

Constraints / Constraint Codes: • Part 8, Overlay Codes – Division 12 – Flood and

Inundation Management Overlay Code

• Part 8, Overlay Codes – Division 13 – Flood and

Inundation Management Overlay Code

• Part 8, Overlay Codes – Division 18 – Acid Sulfate Soils

Overlay Code

• Part 8, Overlay Codes – Division 19 – Acid Sulfate Soils

Overlay Code

Author Christopher John Waning


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3333.0.0.0.0 ---- Site HistorySite HistorySite HistorySite History The subject site is vacant land that has been established as a result of a small four (4) lot urban subdivision. Prior to this, little is known about the subject site.

4444.0.0.0.0 –––– The ProposalThe ProposalThe ProposalThe Proposal

4444.1 .1 .1 .1 –––– Proposed Land Use Proposed Land Use Proposed Land Use Proposed Land Use The proposal is to establish a Single Dwelling on the subject site. The dwelling will be a maximum of one (1) story in height and the dwelling will contain four (4) bedrooms, an ensuite bathroom, a separate bathroom, separate laundry, a combined family and dining room, a separate living room, a kitchen and a double lock up garage. The units both will contain and a covered alfresco area of approximately 9.5m2 directly located outside the living area. Pursuant to the definitions within the Mackay City Planning Scheme 2006, Part 12, Schedule 1 – Dictionary, the proposal complies with the following Use Definitions:

Figure 4.1.1 – Extract from Schedule – Mackay Planning Scheme 2006

This type of development is desirable and supported within the Urban Residential Zone within the Mackay Frame Locality under the Mackay City Planning Scheme 2006, amended 19 December 2011 as Self Assessable. However, due to Condition 26 of DA-2007-485, this application is being lodged for a code assessment. The subject site is located on a single road, Scott Street and has all urban services connected (water, sewer, stormwater, electrical and data). The site is also in close proximity to existing local amenities including public transport nodes, parks, a local convenience centre, the Pacific Ocean, primary schools, childcare centres, regional shopping centres and schools. This proposal will assist in supporting these local amenities.

4444.4 .4 .4 .4 ---- Site CoverSite CoverSite CoverSite Cover The site will have a site cover of 32.37%.

4.5 4.5 4.5 4.5 –––– SetbacksSetbacksSetbacksSetbacks


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Setbacks

Eastern ( Road Frontage) 6.02m to OMP

Western ( Rear Setback) + 10 metres to OMP

Northern ( Side Setback) 1.997m to wall

Southern ( Side Setback) 2.0m to wall

4444....6666 –––– Car Parking and Traffic DesignCar Parking and Traffic DesignCar Parking and Traffic DesignCar Parking and Traffic Design Part 12, Division 1, Schedule 2 – Vehicle Parking, Access and Manoeuvring Standards state that the car parking

rate for Single Dwelling is:

The proposed dwelling development complies with this requirement in the planning scheme by providing two (2)

vehicle spaces for each dwelling located within a double garage..

The proposed development will gain access from Scott Street. The Driveway access proposed has a minimum of

4.0 metres at the property boundary. The Vehicle Crossover will be designed to Mackay Regional Council’s

specifications.

4444....9999 –––– Environmental Protection Agency Environmental Protection Agency Environmental Protection Agency Environmental Protection Agency –––– Contaminated Land RegisterContaminated Land RegisterContaminated Land RegisterContaminated Land Register

An EPA Contaminated Land Register search has been completed and this site does not contain any contaminates

(refer to Part 10 – EPA Contaminated Land Search).

4444....10101010 –––– Easements and or Infrastructure MainsEasements and or Infrastructure MainsEasements and or Infrastructure MainsEasements and or Infrastructure Mains

An As Constructed Search was carried out with the Mackay Regional Council for as constructed infrastructure

locations on the site. It was found that is two (2) easements EMT B and EMT C for sewer connection (refer to

Part x - As Constructed Plans).

4.11 4.11 4.11 4.11 –––– FloodFloodFloodFlood Management OverlayManagement OverlayManagement OverlayManagement Overlay

The subject site triggers the Flood Management Overlay within Series 24 – Paget mapping within the Mackay

Planning Scheme 2006 amended 19 December 2011, (Please refer to Figure 4.11.1). The parent site approval DA-

2007-485, within condition 26, that “the minimum building floor level of any future dwelling must be RL 5.4m

AHD”. As such the dwelling design has got a Floor Level of 5.4 metres AHD.


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Figure 4.11.1 – Extract of Map Series 24 – Flood Management Overlay showing the subject site

4.12 4.12 4.12 4.12 –––– Acid Sulfate SoilsAcid Sulfate SoilsAcid Sulfate SoilsAcid Sulfate Soils

The subject site triggers the Acid Sulfate Soils Overlay within Series 24 – Paget mapping within the Mackay

Planning Scheme 2006 amended 19 December 2011, (Please refer to Figure 4.12.1). The parent site triggers Land

at or below 5m AHD & identified as Potential Acid Sulfate Soils. This has been addressed in the original

application within approval DA-485-2007.


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Figure 4.12.1 – Extract of Map Series 24 – Acid Sulfate Soils Overlay showing the subject site

7777.0 .0 .0 .0 –––– Development AssessmentDevelopment AssessmentDevelopment AssessmentDevelopment Assessment

8888.1.1.1.1 –––– ‘IDAS’ Assessment‘IDAS’ Assessment‘IDAS’ Assessment‘IDAS’ Assessment

In accordance with section 313 of the Sustainable Planning Act 2009, in determining this Code Assessable

planning application, the Assessment Manager (Mackay Regional Council) must have regard to:

• the common material;

• any development approval for, and any lawful use of, premises the subject of the application or adjacent premises;

• any referral agency’s response for the application; and

• the purposes of any instrument containing an applicable Code.

• if the Assessment Manager is not a Local Government – the laws that are administered by, and the policies that are reasonably identifiable as policies applied by, the Assessment Manager and that are relevant to the application are to be taken to be applicable codes.

On this basis, the planning framework and associated provisions that are applicable in this assessment include:

• Mackay City Planning Scheme 2006;

• Mackay City Planning Scheme 2006, Planning Scheme Policies;

• Mackay, Issac and Whitsunday (MIW) Regional Plan);

• State Planning Policies.


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8888.2 .2 .2 .2 –––– Mackay City Planning Scheme 2006Mackay City Planning Scheme 2006Mackay City Planning Scheme 2006Mackay City Planning Scheme 2006

The Mackay City Planning Scheme 2006 is the current, applicable document for planning assessment for applications. The site is located within the Mackay Frame Locality within the Urban Residential Zone. Therefore, the proposal will be assessed against the following codes in accordance with the Mackay City Planning Scheme 2006:

• Part 5, Mackay Frame Locality – Division 6 – Overall Outcomes for the Mackay Frame Locality

• Part 5, Mackay Frame Locality – Division 7 – Specific Outcomes and Probable and Acceptable Solutions for the Mackay Frame Locality

• Part 5, Mackay Frame Locality - Division 10 – Urban Residential Zone

• Part 9, Division 8 – Dwelling House Code • Part 9, Division 9 – Environment and Infrastructure Code

• Part 8, Overlay Codes – Division 12 – Flood and Inundation Management Overlay Code

• Part 8, Overlay Codes – Division 13 – Flood and Inundation Management Overlay Code

• Part 8, Overlay Codes – Division 18 – Acid Sulfate Soils Overlay Code

• Part 8, Overlay Codes – Division 19 – Acid Sulfate Soils Overlay Code

8888.2.1 .2.1 .2.1 .2.1 –––– Overall Outcomes for the Overall Outcomes for the Overall Outcomes for the Overall Outcomes for the Mackay Frame Locality Mackay Frame Locality Mackay Frame Locality Mackay Frame Locality

(1) The overall outcomes for the Mackay Frame Locality Code are the purpose of the code.

Noted

(2) The overall outcomes for the Mackay Frame Locality are the following:

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

(i) in sequence areas, land included in the Urban Residential zone, Urban Expansion zone or Higher Density Residential zone; and

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

Complies – the proposed development is located in the Urban Residential zone, and is considered in sequence.

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

population growth, based on historical growth rates over the preceding five (5) years and on forecast growth rates over the next five (5) years;

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

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

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


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Not Applicable – the proposed development is not out of sequence.

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

Not Applicable – the site is services by all necessary infrastructure.

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

Complies – the proposed development does not trigger any overlays and is not impacted by any of these constraints.

e) urban development, other than for open space and some water-based recreation purposes, does not increase the risk of loss of life or property damage due to flooding or tidal inundation in major climatic events.

Complies – the proposed development will be located at 5.4m AHD as per condition 26 of DA-485-2007.

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

Not Applicable – The proposed development is not located adjacent to or near industrial land or properties.

g) the density of residential development reflects and complements the existing scale and intensity of the 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.

Complies – the subject proposal is keeping within character of the surrounding area. In the immediate area surrounding the proposed development is predominately low density housing with the exception of a number of Dual Occupancy uses.

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

Not Applicable – The proposed development is for urban residential use.

i) industrial land is: (i) preserved for industrial uses, in preference to non industrial uses such as retailing

particularly large scale retailing, residential and community uses; (ii) buffered with landscaped areas of a suitable width, from incompatible activities, such as

residential, 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


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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 which includes 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 rural residential 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 is protected from the constraining effects of encroaching incompatible development;

Not Applicable - The site is not within proximity to a rail infrastructure corridor, freight yards, stations or shunting yards or the network of cane tramways.

o) economically sustainable rural activities are located to access, in the most cost efficient manner, the necessary infrastructure to meet existing and likely future needs and are located to be accessible to the 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 and to achieve a more cohesive village identity; and (ii) to be sympathetic and complementary to the distinctive character and amenity of the

village derived from its location, setting in a rural landscape, the scale and intensity of the settlement pattern, and the range and nature of facilities and services provided.

Not Applicable – The proposed development is not located in a Village area.

q) the use and development of Strategic Sea Port land and Strategic Airport land is not adversely affected by land uses in the Mackay Frame Locality;

Complies – The proposed use has a total height of below 4 metres. It is envisaged that the proposed will not create adverse affect to any Strategic Sea Port land and Strategic Airport land.


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r) development of land adjacent to and within the possible future multi-modal freight corridor does not close off options for the establishment of a Port Access corridor linking the industrial areas of the City with the Mackay seaport;

Not Applicable – The proposed development is not located in a future multi-modal freight corridor.

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

Not Applicable – The proposed development is not fronting a State-controlled road or rail corridor, or is land adjacent to or in the vicinity of the Mackay Airport.

t) the operational needs of rail infrastructure in the City are protected and the potential impacts respected;


u) development for non-aviation related activities within the airport is sustainable, generally consistent

with the provisions of this Planning Scheme and sympathetic to activities on land surrounding the airport;

Not Applicable - The site is not within the airport area.

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

Complies – the proposed development will not impact on the accessibility to major community facilities.

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;

Complies - the proposed development is 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;

Complies – the proposed development is 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 the road transport network;



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

Complies - The proposed development has good accessible to public transport. (Refer to part 7 – Public Transport Routes)

(v) generally in keeping with the planning principles of the Mackay Area Integrated

Transport Plan and Shaping Up - A Guide to the Better Practice and Integration of

Transport, Land Use and Urban Design Techniques;

Complies - the proposed development is generally in keeping with the planning principles of the Mackay Area Integrated Transport Plan and Shaping Up - A Guide to the Better Practice and

Integration of Transport, Land Use and Urban Design Techniques;

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


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

Complies – the proposed development will not impact on the sites of hospitals and the university as it is for residential use.

z) open space and recreation areas are preserved for the continued use of residents and visitors as well

as a landscape contrast with the surrounding urban areas;

Complies – the proposed development will not impact on the open space and recreation areas.

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

Complies – the proposed development will not impact on the open space and recreation areas

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

Complies – the proposed development will not impact on the riparian vegetation and other areas of remnant vegetation.

(cc) extractive resources, particularly those classified as Key Resource Areas and associated haul routes

are protected from encroachment by incompatible development;

Complies – the proposed development will not impact on the extractive resources, particularly those classified as Key Resource Areas and associated haul routes.

in addition, overall outcomes for the Pioneer River (Urban) precinct are the following: (a) the Pioneer River (Urban) precinct accommodates:


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(i) a range of discrete visually cohesive urban residential areas and highly accessible, well serviced, higher density residential areas; Complies – The subject proposal is for a single detached dwelling on a 619m2 freehold allotment. (ii) high quality long-stay and highway orientated short-stay tourist accommodation in appropriate locations designed and sited to be compatible with adjoining residences and to retain the operational capacity of the adjacent major road; Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment. (iii) associated local convenience services and community facilities; Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment. (iv) open space and recreation areas, such as the racecourse, sporting fields, botanical gardens to service both local residents, visitors and the wider residential community of the City and the region; Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment and will not impact on the use open space and recreation areas, such as the racecourse, sporting fields, botanical gardens. (v) the dominant industrial service functions for the City and the region located in the Paget and South Mackay industrial areas; (Note: Development of greenfield industrial areas of more than 2ha is undertaken in accordance with a Master Plan prepared in accordance with the requirements of the Master Plan Planning Scheme Policy); Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment. (vi) major infrastructure of the Mackay Airport, Bruce Highway, Peak Downs Highway and the North Coast Railway which is protected from inappropriate development that may impede the operation or reduce the capacity of such infrastructure; and Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment not in the vicinity of Mackay Airport, Bruce Highway, Peak Downs Highway and the North Coast Railway. (vii) remnant rural areas retained for continued rural use. (b) residential activities are: Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment in an urban area. (i) not located in noise affected corridors of the North coast railway, Paradise Street, and Nebo Road, unless effective design and siting measures to mitigate transport noise are incorporated; and Complies – The subject proposal is for a single detached dwelling on a 619m2 freehold allotment and is not located within a noise affected area.


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(ii) located away from major infrastructure, such as the Mackay Airport, unless effective design and siting measures are provided to mitigate any adverse effects of that major infrastructure. Complies – The subject proposal is for a single detached dwelling on a 619m2 freehold allotment and is not located within close proximity to major infrastructure. (c) commercial activity occurs within the boundaries of the commercial zone and accords with the network of centres described in the Desired Environmental Outcomes and as shown on the Information Map – Network of Centres, and includes Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment. (i) convenience services which meet the needs of existing nearby residential and visitor accommodation areas; and Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment. (ii) specialised activities servicing the needs of highway traffic and short-stay visitor accommodation only where the traffic capacity and amenity of adjoining properties is maintained. Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment. (d) tourist accommodation and associated facilities are provided in selected locations in existing tourist areas zoned Special Activities (Tourism) zone, the Commercial Zone and Higher Density Residential Zone; and: Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment. (i) include a range of high quality accommodation choices; Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment. (ii) are highly accessible to major transport and tourist attractions; and Not Applicable - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment. (iii) are designed and sited to be compatible with the amenity of adjacent residential areas and to be in keeping with the landscape character of the precinct and locality. Complies - The subject proposal is for a single detached dwelling on a 619m2 freehold allotment in an area predominately a low density detached dwelling area. (e) development protects and maintains values of the residential character precincts of the Railway Station, Queens Park and West Mackay precincts. Not Applicable – The subject site is not located within the precincts of Railway Station, Queens Park and West Mackay precincts and will not jeopardise the character of those areas.


Street South Mackay

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(f) residential areas more generally are retained as discrete areas exhibiting a consistent density, a range of complementary architectural styles, generous separations between dwellings, high levels of privacy and access to breezes, and extensive plantings of street trees and garden trees. Complies – The subject proposal is for a single detached dwelling on a 619m2 freehold allotment, which is a consistent development type of the surrounding area. (g) riparian vegetation in the Bakers Creek corridor and at the mouth of the Pioneer River, and other areas of remnant vegetation, are protected from encroaching urban development. Complies – The subject proposal will not to impact on any riparian or remnant vegetation

The overall outcomes of the Mackay Frame Locality support the establishment of a single detached dwelling on the site as the proposed development complies with all applicable overall outcomes. Further the Table of assessable development for the Urban Residential Zone supports a single Detached Dwelling as a Self Assessable use of the site.

Figure 8.2.1 – Assessment Categories and Relevant Assessment Criteria for Making a Material Change of Use - Mackay Frame Locality extract

8888.3.3.3.3 –––– Mackay, Issac and Whitsunday Mackay, Issac and Whitsunday Mackay, Issac and Whitsunday Mackay, Issac and Whitsunday Regional PlanRegional PlanRegional PlanRegional Plan 2012201220122012

In accordance with the Mackay, Issac and Whitsunday Regional Plan 2012, the proposed development site is located within the Urban Footprint. The Urban Footprint is defined as follows:


Street South Mackay

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Figure 8.3.1 – Urban Footprint

Urban Footprint:

Intent

The Urban Footprint identifies land that is expected to meet the region’s projected urban development needs to

2031. The Urban Footprint is a representation of:

• large urban communities, other communities recognised as being affected by growth pressures, and other

areas recognised as the preferred locations for future growth

• lands surrounded by existing or proposed urban development, but which may not be an appropriate

location for development (e.g. floodplains and conservation parks).

Description

The Urban Footprint includes established urban areas, new and residual broadhectare lands, and areas that could

be suitable for future urban development over the life of the plan. It incorporates the full range of urban uses,

including housing, industry, business, infrastructure, community facilities and urban open space. Broadhectare

lands identified within the Urban Footprint will contribute to the consolidation of the settlement pattern, and

contain undeveloped lands that could potentially be developed for urban purposes, but are not currently zoned for

this purpose. They are usually adjacent to urban development or near existing or planned urban infrastructure

services.


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The Urban Footprint boundary is defined within the maps of the SPRP by using cadastral or other clearly defined

boundaries, such as coastline or watercourses. The Urban Footprint does not imply that all land included can be

developed for urban purposes. For example, national parks and state forests will continue to be protected and

managed under state legislation such as the Nature Conservation Act 1992 and the Forestry Act 1959, and

remnant vegetation will continue to be protected under the Vegetation Management Act 1999.

Land in the Urban Footprint may be unsuitable for urban development for other reasons, including constraints

such as flooding, land slope, scenic amenity, the need to protect significant biodiversity values and the ability to

efficiently service it by necessary infrastructure. Local government planning schemes are the main instrument that

will establish and refine the desired use of land and the preferred sequencing of development within the Urban

Footprint.

The Urban Footprint focuses urban growth in locations that:

• provide reliable and effective transportation choices or otherwise reduce car use, particularly for infill and

redevelopment in and around existing centres

• physically connect to existing communities wherever possible, and provide new development with direct

transport links to established urban areas in early stages of the development

• promote cohesive communities that support a wide range of services and facilities

• include or have ready access to existing or planned employment.

The Urban Footprint includes some areas designated or already developed for rural residential purposes that are

well located with respect to urban services and facilities. Local government is required to review these areas to

identify potential opportunities for developing or redeveloping them for urban purposes.

The site is located within the Urban Footprint of the Mackay, Issac and Whitsunday Regional Plan 2012, it is

considered the development site is suitable for development and is in accordance with the definition of the Urban

Footprint as specified in the Mackay, Issac and Whitsunday Regional Plan 2012 (now referred to as MIWRP).

8888.4.4.4.4 –––– State Planning Policies State Planning Policies State Planning Policies State Planning Policies State Planning Policy 1/03 - Mitigating the adverse impacts of Flood, Bushfire and Landslide applies to this

development, due to the subject site being located in a Flood Inundation Area. The SPP 1/03 has been addressed

in the parent Reconfiguration of a Lot application DA-485-2007 and it is considered that no further works would

need to be undertaken to comply with this SPP.

8.58.58.58.5 –––– Referral AgenciesReferral AgenciesReferral AgenciesReferral Agencies

None Applicable


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8.68.68.68.6 –––– AlternativAlternativAlternativAlternative Solutions e Solutions e Solutions e Solutions

None Applicable

8888....7777 –––– Applicable Applicable Applicable Applicable Codes Codes Codes Codes

In accordance with the Mackay City Planning Scheme (2006), the following Planning Scheme codes apply: -

Planning Scheme Precinct Pioneer River (Urban) Precinct

Locality Code and Zoning Part 5, Mackay Frame Locality – Division 6 – Overall Outcomes

for the Mackay Frame Locality

Part 5, Mackay Frame Locality – Division 7 – Specific Outcomes and Probable and Acceptable Solutions for the Mackay Frame Locality Part 5, Mackay Frame Locality - Division 10 – Urban Residential

Zone

Specific Development Codes: Part 9, Division 8 – Dwelling House Code Part 9, Division 9 – Environment and Infrastructure Code

Constraints / Constraint Codes: Part 8, Overlay Codes – Division 12 – Flood and Inundation

Management Overlay Code

Part 8, Overlay Codes – Division 13 – Flood and Inundation

Management Overlay Code

Part 8, Overlay Codes – Division 18 – Acid Sulfate Soils Overlay

Code

Part 8, Overlay Codes – Division 19 – Acid Sulfate Soils Overlay

Code

The Codes have been addressed and are attached to this application, please refer to Part 4 – Mackay City Planning

Scheme Codes.

9999.0 Conclusion.0 Conclusion.0 Conclusion.0 Conclusion

The subject proposal is for a Material Change of Use for a Single dwelling house application. The proposed

development is located over Lot 12 on SP259163, which is located at 88 Scott Street, South Mackay.


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As outlined in the report, the proposed development has been assessed against the provisions of all relevant codes

of the Mackay City Planning Scheme 2006 relating to this application.

The proposal is generally in keeping with the following codes:

� Locality Code and Zoning;

o Part 5, Mackay Frame Locality – Division 6 – Overall Outcomes for the Mackay Frame

Locality

o Part 5, Mackay Frame Locality – Division 7 – Specific Outcomes and Probable and Acceptable Solutions for the Mackay Frame Locality

o Part 5, Mackay Frame Locality - Division 10 – Urban Residential Zone

� Specific Development Code;

o Part 9, Division 8 – Dwelling House Code

o Part 9, Division 9 – Environment and Infrastructure Code

� Constraint Code(s);

o Part 8, Overlay Codes – Division 12 – Flood and Inundation Management Overlay Code

o Part 8, Overlay Codes – Division 13 – Flood and Inundation Management Overlay Code

o Part 8, Overlay Codes – Division 18 – Acid Sulfate Soils Overlay Code

o Part 8, Overlay Codes – Division 19 – Acid Sulfate Soils Overlay Code

It is recommended that Council support of the application is warranted and approval should be granted subject to

reasonable and relevant conditions.

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Part 4 – Town Planning Codes

Applicable Mackay City Planning Scheme Codes The proposal complies with the relevant provision of the Mackay Frame Locality Code as demonstrated below:

Part 5, Division 7 – Specific Outcomes and Probable and Acceptable Solutions for the Mackay Frame Locality Specific Outcomes Acceptable /

Probable Solutions Complies / Does not Comply

Assessable Development

P1 Commercial development is located in the commercial zone and does not detract from the network of centres referred to in the Desired Environmental Outcomes.

S1 No solution specified.

Not Applicable – this development is for residential purposes.

P2 Residential development where residential use is the predominant activities (as distinct from farming for example) occurs on land located within the Village zone, Urban Residential zone and the Rural Residential zone.

S2 No solution specified. Complies – the subject site is located within the Urban Residential Zone

P3 Tourist development sites generally exhibit a number of the following characteristics:

(i) proximity to infrastructure and services adequate to meet the day-to-day needs of the tourist population likely to be generated by development on the site; and

(ii) proximity to a natural attraction without the potential for adverse effects upon the attributes or values which give rise to the attractiveness of the site; or

(iii) an area of land sufficient to contain fully the extent of the proposed development and the potential impacts likely to flow from it;

(iv) land suitable in its physical characteristics to accommodate the form, scale and intensity of development proposed without imposing unnecessary or unacceptable impacts upon the surrounding area; or

(v) are not located within established residential areas or accessed only via residential street.

S3 No solution specified. Not Applicable – The proposed use is not a tourist development

P4 Land uses adjacent to industrial areas and key extractive resources areas S4 No solution specified. Not Applicable – the subject site is not

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which are incompatible with those areas include a buffer which mitigates any adverse impacts from the industrial use on the new use.

located adjacent to industrial areas or a key extractive resource area

P5 Residential development on land zoned for residential uses, adopts or creates new traffic and transport systems which:

(i) are based on the hierarchy of roads;

(ii) are appropriate to the transport and traffic tasks required by the proposed development, having regard to its scale, intensity and character;

(iii) are linked efficiently and safely with the existing road network;

(iv) promote the safe movement of traffic, cyclists and pedestrians throughout the development area; and

(v) minimises the potential for through traffic and local traffic conflicts and for industrial and non-industrial traffic conflicts.

S5 No solution specified. Not Applicable – The proposal is for a single detached dwelling with existing roadways. Therefore, the proposal will not require the creation of new transport systems

P6 Rail infrastructure corridors in the City are protected from the constraining effects of proximate, sensitive land uses by seeking buffers, acoustic screens or other forms of physical separation. Where development occurs in close proximity to a rail corridor, appropriate mitigation measures in the design and siting of buildings and recreation space are provided.

S6 No solution specified. Not Applicable - The site is not within proximity to a rail infrastructure corridor, freight yards, stations or shunting yards or the network of cane tramways.

P7 New uses and development within the rail corridor, including rail freight yards, stations and shunting yards, has regard for the environmental impacts upon adjacent and adjoining properties.


P8 The network of cane tramways throughout the City is protected from the effects of incompatible development. New estate development for urban residential, rural residential or village purposes is planned to minimise the potential for tramway traffic to conflict with vehicular, bicycle or pedestrian traffic through a combination of careful design and maintaining adequate buffers or separations.


P9 New development is serviced by the full range of urban infrastructure in an orderly, efficient and equitable manner as established in the priority infrastructure plan.

S9 No solution specified. Complies - The proposal will be serviced by the full range of urban infrastructure prior to commencement of the use.

P10 Land fronting the Bruce Highway has limited direct access, if any, to the S10 No solution specified. Not Applicable - The site does not front

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highway in accordance with the requirements and specifications of the Department of Main Roads.

the Bruce Highway.

P11 The route of the possible future Port Access corridor linking the industrial areas of the City with the Mackay seaport is preserved.

S11 No solution specified. Complies - The proposal will not impact on the safety or efficiency of the route of possible future Port Access corridor or transport routes serving the Mackay seaport, airport, railway or Paget.

P12 The use and development of port land subject to freehold lease or similar title, or land adjacent to the airport, includes mechanisms to minimise, mitigate and manage any environmental impacts on the freehold land which may arise from the port operations.

S12 No solution specified. Complies - The site is not identified as ‘port land’ and is not adjacent to the airport.

P13 The operational efficiency of the major road transport routes serving the Mackay seaport, the airport, the railway and the Paget industrial area is maintained by:

(i) ensuring adequate buffers or separations between noise and traffic sensitive activities and these major routes; and

(ii) planning development according to the road hierarchy illustrated on the Information Map – Key Infrastructure.

S13 No solution specified. Complies – the proposed development will not impact on any transport corridor that services Mackay seaport, the airport, the railway and the Paget industrial area

P14 Open space areas are protected from the adverse affects of development through:

(i) limiting development within open space areas to low impact activities, facilities and works that maintain the value of the area;

(ii) locating development on adjoining land in parts of the site less likely to have adverse effects;

(iii) providing buffers to open space areas of sufficient width to mitigate any adverse effects; and

(iv) adopting impact mitigation and management measures for development likely to cause adverse effects.

S14 No solution specified. Complies - The site is not identified as an open space area and the proposed development will not impact on surrounding open space areas.

P15 Open space and recreation areas are preserved by providing that development of land in proximity to high use areas (e.g. the racecourse at

S15 No solution specified. Complies - The site is not identified as an open space area and the proposed

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Ooralea) is designed and sited to take into account:

(i) noise;

(ii) lighting; and

(iii) traffic impacts of activities and major events.

development will not impact on surrounding open space areas.

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The proposal complies with the relevant provision of the Urban Expansion Zone within the Mackay Frame Locality as demonstrated below:

Part 5, Division 13 – Overall and Specific Outcomes and Probable and Acceptable Solutions for the Urban Expansion Zone within the Mackay Frame Locality Specific Outcomes Acceptable / Probable

Solutions Complies / Does not Comply


P1 In the Pioneer River (Urban) precinct, and near the University Campus in locations including South Mackay, East Mackay and Ooralea, residential

buildings are provided at densities which:

(i) make efficient use of available infrastructure; and

(ii) are in keeping with the character of the locality.


Complies – The proposed development is within the Pioneer River (Urban) precinct and is connected to all development services / infrastructure:

(i) Electricity

(ii) Sewerage

(iii) Water

(iv) Stormwater

(v) Telephone/Internet

(vi) Garbage Disposal

P2 Amenity of residential premises in proximity to the North Coast Railway, the Bruce Highway and the Peak Downs Highway is protected by providing that

residential buildings are:

(i) for sites fronting a State controlled road, designed and sited to mitigate road traffic noise in accordance with the Guidelines for Minimising Road Traffic Noise (DMR 2000); and

(ii) for sites fronting State rail infrastructure, designs incorporate acoustic screens and other design treatments to mitigate the noise impacts of rail operations.


Not Applicable – The proposed development is not located in close proximity to the North Coast Railway, the Bruce Highway and the Peak Downs Highway.

P3 Residential development is able to be serviced with development infrastructure for the least cost.

S3 (i) Residential development is serviced in accordance with the relevant priority infrastructure plan for

Complies – The proposed development is located within the Pioneer River (Urban) precinct connected to all development services /

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the Mackay Frame Locality. (ii) Residential development is linked with the existing infrastructure shown on the Information Map – Key Infrastructure

infrastructure:

(i) Electricity

(ii) Sewerage

(iii) Water

(iv) Stormwater

(v) Telephone/Internet

(vi) Garbage Disposal

P4 Non-residential activity in the zone:

(i) is limited to small-scale uses which are

Directly related to servicing the needs of

residential areas or are small-scale, home-based businesses or home occupations; and

(ii) includes design and siting measures to

(i) control any external impacts from the activity.

S4 No solution specified. Not Applicable – The proposed development is for residential purposes only.

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The proposal complies with the relevant provision of Part 9, Division 9 – Environment and Infrastructure Code as demonstrated below:

Infrastructure

Table 9-8 Specific Outcomes and Probable and Acceptable Solutions for the Environment and Infrastructure Code Specific Outcomes Acceptable /


Assessable Development Infrastructure Provision

P1 Adequate infrastructure is provided in time to meet the needs of the development.

S1 The timing for provision of infrastructure for development complies with the standards and contribution requirements detailed in the Engineering Design Guidelines Planning Scheme Policy.

Complies – The proposed development is connected to all development services / infrastructure:

(i) Electricity

(ii) Sewerage

(iii) Water

(iv) Stormwater

(v) Telephone/Internet (vi) Garbage Disposal

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

Note: Guidance in regards to the design and provision of open space is provided in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy.

S2 The provision of open space complies with the standards and requirements detailed in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy.

Complies – The proposed development has a minimum of 200m2 of Private Open Space There are also a number of public parks, wetlands, esplanades and beaches within close proximity to the site.

P3 Premises have

(i) an adequate, safe and reliable supply of water, including potable water, and is connected, where possible, to an existing reticulated water supply. (ii) the planning and design of potable water infrastructure considers Water

S3.1 Premises are connected to Council’s reticulated water supply system.

Complies – The proposed development is connected to Council’s reticulated water supply.

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Sensitive Urban Design (WSUD) such as water conservation initiatives.

Treatment and disposal of waste water ensures:

(i) no adverse ecological impacts on the environment, particularly nearby receiving environments including surface waters and ground water; and (ii) the cumulative impacts of on site waste water treatment will not cause deterioration of environmental conditions; (iii) the planning and design of wastewater infrastructure considers Water Sensitive Urban Design (WSUD) such as wastewater management measures.

S3.2 If connection to Council’s reticulated water supply system is not possible, a potable water supply is provided in accordance with the standards detailed in the Engineering Design guidelines Planning Scheme Policy).

P4 Treatment and disposal of waste water ensures:

(i) no adverse ecological impacts on the environment, particularly nearby receiving environments including surface waters and ground water; and (ii) the cumulative impacts of on site waste water treatment will not cause deterioration of environmental conditions; (iii) the planning and design of wastewater infrastructure considers Water Sensitive Urban Design (WSUD) such as wastewater management measures.

S4.1 Connection to Council’s reticulated sewerage treatment system; or

S4.2 Where connection to Council reticulated sewerage system is not possible, and where 20 people or less, Council will refer to the requirements of the Environmental Protection (Water) Policy 1997 and the On Site Sewerage Code (NR&M July 2002) and AS 1547. to ensure the premises are suitable for effluent disposal.

S4.3 Where more than 20 people, no solution specified.

Complies – The proposed development is connected to Council’s reticulated sewerage supply.

Stormwater Drainage

P5 Drainage works are planned for and designed to ensure that adjoining land S5 Drainage works Complies – Stormwater from the

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and the existing upstream and downstream drainage systems are not adversely affected by development, taking into account:

(i) Water Sensitive Urban Design (WSUD) principles such as: a. protect natural systems; b. enhance natural waterway systems within urban

development using natural channel design principles; c. detention of stormwater instead of rapid conveyance; d. minimise impervious areas; e. utilisation of stormwater to conserve potable water; f. integrate stormwater treatment into the landscape; g. water efficient landscaping; and h. protection of water related environmental values .

(ii) need for a stormwater system that can be economically maintained;

(iii) safety of pedestrians and vehicles; (iv) location of discharge; (v) construction of buildings, structures or paving up to site

boundaries which avoid blocking or concentrating natural flow paths.

(vi) fauna movement is provided for through bridges and culverts.

complies with the requirements of the Engineering Design Guidelines Planning Scheme Policy

proposed development will be discharged into Council’s stormwater system through a nominated lawful point of discharge.

External Works

P6 Kerb and channelling is provided to a satisfactory standard and constructed to:

(i) prevent edge fretting; (ii) perform required drainage functions; (iii) provide the appropriate level of control for vehicle movement; (iv) allow ready access to abutting properties at suitable locations; and (v) contribute to the desired streetscape character of the locality.

S6 Premises are provided with kerb and channel in accordance with the Engineering Design Guidelines Planning Scheme Policy.

Not Applicable – The proposed development is not constructing and kerb and channel. However if the kerb and channel is damaged, during construction of the proposed development, the damaged kerb and channel will be reconstructed.

Roads

P7 All proposed road pavement surfaces:

(i) are of a quality and durability suitable to the intended traffic volumes and

S7 Roads are provided in accordance with the

Not Applicable – The proposed development is not constructing any road or road pavement.

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loads; (ii) provide all-weather access; (iii) allow the discharge of rainfall; (iv) provide the safe passage of vehicles and pedestrians; and (v) provide a reasonable, comfortable riding quality.

Engineering Design Guidelines Planning Scheme Policy ‘.

Drainage Networks

P8 In urban areas, the major drainage network is designed and constructed with the capacity to control stormwater flows under normal and minor system blockage conditions for the DFE applicable to drainage so that:

(i) floodways are restricted to areas where there is no damage to property or hazards for motorists, and (ii) runoff is directed to a lawful point of discharge through competently designed and constructed outlet works.

S8 Design requirements of the Engineering Design Guidelines Planning Scheme Policy.

Not Applicable – The proposed development is not constructing any drainage networks.

Public Utilities

P9 Street lighting and signs are provided to ensure the safety of both vehicles and pedestrians, and to facilitate access and movement.

S9 Street lighting and signage comply with the requirements of the Engineering Design Guidelines Planning Scheme Policy.

Not Applicable – The proposed development is not constructing any street lighting. This has already been installed as part of the master planned subdivision.

Infrastructure Payments

P10 The costs of providing infrastructure is funded by the development giving rise to the need for the infrastructure.

S10 The funding of infrastructure complies with the requirements of the Contributions Planning Scheme Policy.

Not Applicable – The subject proposal is for a single detached dwelling and should not require any further infrastructure contributions to be paid.

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Car Parking and Access

P11 Premises are provided with:

(i) adequate vehicle parking spaces to satisfy the anticipated requirements of the activity; (ii) safe and efficient access and manoeuvring areas to meet the anticipated volume and type of traffic; (iii) large vehicles are able to enter and leave the site without prejudicing the safety and efficiency of the road; (iv) access driveways are located and designed to minimise conflicts with traffic and pedestrians; and (v) vehicle crossings from the carriageway to the frontage of the site are constructed and finished to appropriate standards for the expected volume and type of traffic generated by activities on the site.

S11.1 Vehicle parking on the site is in accordance with the rates specified in Schedule 2.

S11.2 Vehicles are able to enter and exit the site (with the exception of dwelling house and duplex) in a forward gear.

S11.3 The design of car parking and access complies with the requirements detailed in the Engineering Design Guidelines Planning Scheme Policy.

Complies – Each unit in the proposed development will have two (2) under cover car spaces in the form of a double garage. Not Applicable – The proposed development is to establish a house. Complies - The car parking and access complies with AS2890.3 – Car Parking Standards

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Environmental Amenity



Assessable Development Lighting Management

P1 Outdoor lighting does not cause a loss of amenity to adjacent premises or adversely impact on native fauna as a result of the light it emits either directly or by reflection.

Note: Council will refer to the provisions of AS4282 – Control of the Obtrusive Effects of Outdoor Lighting


Complies – The proposed development does not propose any lighting that will cause a loss of amenity to adjacent premises or adversely impact on native fauna as a result of the light it emits either directly or by reflection.

Overshadowing

P2 The amenity of adjacent residential land is not adversely affected by shadows cast by adjoining building or structures.

S2 Buildings do not cast a shadow over more than 30% of an adjoining residential lot at any time between the hours of 9am and 3pm on 22 June.

Complies – The proposed development is a maximum of one (1) storey in height and is less than 8.5 metres in total height. It is not considered that the proposed development will cast any shadows on adjoining buildings or structures.

Building Setbacks

P3 Residential buildings are sited to minimise loss of amenity for residents’ adjacent to cane tram lines.

S3 Residential buildings are set back a minimum of:

(i) 50m from cane tram lines; and (ii) 100m from cane tram line level crossings and sidings.


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P4 Buildings are set back from a road frontage to:

(i) complement the existing built form; and (ii) preserve the safety of vehicle movement along adjoining roads.


Complies – The proposed development has been setback a minimum of 6.02 metres from Scott Street (primary road frontage).

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Noise and Vibration Management




P1 Noise and vibration do not detract from the amenity of residents or employees of any adjacent premises.

S1 No solution specified. Complies – the proposed development will not cause any noise or vibration.

P2 Premises accommodating uses which are likely to generate noise are designed and constructed with noise attenuation measures to avoid noise nuisance to nearby uses.

S2 No solution specified. Not Applicable – the proposed development will not cause any noise or vibration.

P3 Noise sensitive uses locating adjacent to State controlled transport infrastructure incorporate attenuation, building design and orientation measures.

Note: Development adjacent to State controlled roads complies with the Department of Main Roads – Road Traffic Noise Management Code of Practice.

S3 No solution specified. Not Applicable – the proposed development is not located adjacent to State controlled transport infrastructure.

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Air Quality




P1 Premises used for purposes likely to generate emissions such as air pollutants, heat and odours incorporate:

(i) physical measures for removing pollutants from emissions prior to discharge to the atmosphere;

(ii) physical measures for reducing the temperature gradient between emissions and the atmosphere prior to discharge; and

(iii) operational systems, including monitoring systems for major industry and major infrastructure, which maintain emissions within ANZECC guideline standards.

S1 No solution specified. Not Applicable – the proposed development will not generate emissions such as air pollutants, heat and odours.

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Flooding




P1 Premises subject to risk of inundation or damage through flood are provided with immunity to that risk in order to reduce potential property damage and to ensure public safety.

S1.1 Development is sited on land that would not be subject to flooding during a DFE; or

S1.2 For development comprising a residential element, the floors of all habitable rooms are located 300mm above the DFE; or

S1.3 For non residential development or development involving temporary or moveable residential structures (e.g. caravan parks):

(i) buildings are located and designed so that floor levels (except areas used for car parking) are 300mm above the DFE; or (ii) there is at least one evacuation route that remains passable for emergency evacuations during all floods up to and

Complies – the proposed development and subject site is subject to Flooding. However it is considered that any impacts from flooding has been addressed in the previous approval DA-2007- 453.

P a g e | 17

including the DFE.


P2 There is no increase in the number of people living or working on a flood prone site, except where the premises are occupied on a short term or intermittent basis.



P3 Development does not result in adverse impacts for the safety of people or the capacity to use land within a floodplain and does 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 flood storage capacity and contain within the subject site any changes in depth/duration/velocity in flood waters of all floods up to and including the DFE; or

(B) do not change the flood characteristics at the DFE outside the subject site in ways that result in:

- loss of flood storage;

- loss of / changes to flow paths;

- acceleration or retardation of flows; or

- any reduction of flood warning times elsewhere on the floodplain.



P4 Storage and handling of hazardous substances on sites that are subject to risk of inundation or damage through flood, ensures that persons and property are not placed at unreasonable risk.

S4 Storage or handling of substances that may be a hazard to the environment or human safety by the risk of contamination due to flooding:

(i) is undertaken in accordance with a risk assessment; and (ii) provides for the storage


P a g e | 18

of any hazardous substances above or securely isolated from the DFE level.

P5 The use is designed to minimise the impact of Cyclonic Hazards S5 No solution specified. Complies – the proposed development and subject site is subject to Flooding. However it is considered that any impacts from flooding has been addressed in the previous approval DA-2007- 453.

Undefined Flood and Inundation Areas

P6 Where flood limits are not identified, development is undertaken such that there is no adverse affects on flood levels or flows on the site or up-stream and down-stream of the site



P a g e | 19

Water Quality




P1 Development does not detract from the maintenance of water quality in the City’s watercourses and bulk water storages, in particular its:

(i) environmental values; and (ii) where applicable, potability of the water supply.


Complies – The proposed Development does not detract from the maintenance of water quality in the City’s watercourses and bulk water storages.

P2 Premises incorporate:

(i) physical measures for intercepting and treating surface water drainage and spilled substances prior to their release to the watercourses; and

(ii) bunding of sites or areas within sites or integrated drainage systems which include waste water treatment measures, where chemicals, fuels, lubricants or other soluble pollutants are being handled or stored.

Note: Council will refer to the Environmental Protection Policy (Water) 1997


Complies – The proposed development will install GPT’s and spoon drains to collect surface water and discharge to a lawful point of discharge.

P3 The City’s groundwater resources and surface waters are maintained by:

(i) providing a stormwater system that manages stormwater quantity and quality prior to discharging into receiving waters;

(ii) providing non structural source control measures; (iii) providing structural source control measures; (iv) retaining or rehabilitating natural waterway corridors such as natural

channels wetlands and riparian vegetation; (v) providing storage of waste water in secure and sealed storage

facilities;


Complies – The proposed development will install an appropriate stormwater system to collect surface water / stormwater and discharge to a lawful point of discharge.

P a g e | 20

(vi) ensuring efficient disposal areas and ground and surface water retrieval areas are buffered from each other;

(vii) ensuring that contaminants do not enter the groundwater resources; and

(viii) with reuse of reclaimed water, ensuring safe treatment and disposal of contaminated water.

P4 The biodiversity and habitat values of coastal areas and associated estuarine systems are protected from:

(i) increased nutrient or sediment levels; or (ii) changed flow, inhibited passage, or hydrologic regimes of the natural

coastal and marine margins, which may result from development.

S4 No solution specified. Complies – The proposed development will not increase nutrient or sediment levels or change flow, inhibited passage, or hydrologic regimes of the natural coastal and marine margins.

P5 Sediment and nutrient loadings into a watercourse are minimised through:

(i) treated on-site effluent; (ii) adequate stormwater run-off controls; and (iii) on-site and off site erosion and sediment controls.

S5 No solution specified. Complies – The proposed development will employ techniques (e.g. Sediment Fencing and geofabric over existing stormwater drains to minimise any sediment or other materials from entering the stormwater network and into any watercourse.

P a g e | 21

Erosion and Sediment Control




P1 Minimisation of the risk of erosion and sedimentation either on-site or elsewhere, by a comprehensive approach to soil erosion control and sedimentation management, including:

(i) the minimisation of: (ii) earthworks;

a. clearing of land; b. long term stockpiling of excavated materials;

(iii) use of appropriate construction management techniques; (iv) diverting surface water drainage around disturbed areas; and (v) treating and removing sediments from stormwater over disturbed

areas prior to release from the site.

S1 The control of Erosion and Sedimentation complies with Planning Scheme Policy 15.07 - Engineering Design Guideline D7 Soil and Water Quality Management.

Complies – The proposed Development does not require any earthworks to be completed, however all development will comply with the Planning Scheme Policy 15.07.

P2 Progressive rehabilitation of disturbed areas occurs within the site through a comprehensive rehabilitation program including:

(i) the grading and reshaping of the disturbed areas to provide controlled and stable drainage flow paths;

(ii) the construction of drainage paths which divert high velocity flows away from disturbed areas;

(iii) the re-spreading of stored top soil stripped from the site; and (iv) the planting of the disturbed area with native species of grasses,

ground covers and trees.


Not Applicable – The proposed development is in an existing subdivision and will not disturb any rehabilitation program.

P a g e | 22

Coastal Management




P1 (i) there is no net loss of public access to the foreshore, or of public useability of coastal waters;

(ii) appropriate location and design is achieved with respect to sensitive coastal resources and their values;

(iii) roads that run parallel to the coast, are set back from erosion prone areas and significant coastal resources, with only smaller access roads running to the coast; and

(iv) (iv) minor spur roads to the foreshore and associated car parks provide access to the foreshore at locations that are convenient to the public, have low environmental sensitivity, and avoid location.


Complies – The proposed Development does not result in a loss of public access to the foreshore, or of public usability of coastal waters. The proposed development is not located within a coastal management area and will not impact on any coastal management practice or roads.

Erosion Prone Areas Assessable Development

P2 Development and permanent buildings are minimised in erosion-prone areas as defined in this code (apart from temporary or relocatable structures required for safety and recreational purposes).

S1.1 Reconfiguring a lot within an erosion prone area incorporates erosion prone land as undeveloped open space.

S1.2 Relocatable structures such as picnic tables, barbecues, coastal trails, bikeways, demountable structures, equipment sheds, lookouts, elevated decks, shelter sheds etc are located within erosion

Not Applicable – The proposed development is not located in an erosion prone area.

P a g e | 23

prone areas only where they remain relocatable.

S1.3 All other development is;

(i) located outside of the erosion prone area; or

(ii) as far landward as practical within the lot ; and

(iii) is coastal dependent development (as defined in this code).

S1.4 All building works (excluding demolition), including extension to existing buildings, on lots wholly or partly within the erosion prone area are:

(i) For rural areas and undeveloped urban areas, located landward of the erosion prone area to minimise the extent of permanent building inside the erosion prone area; and

(ii) For urban areas, located wholly

P a g e | 24

landward of the alignment of existing neighbouring buildings and of a scale and intensity similar to that of the surrounding development.

P2 Where there is existing development within an erosion-prone area, redevelopment and extensions do not (as defined in this code):-

(i) extend the intensity of the existing level; or

(ii) compromise coastal management outcomes and principles

Note: Supporting information required in order to demonstrate compliance is set out in the Erosion Prone Area Planning Scheme Policy.

S2 No solution specified. Not Applicable – The proposed development is not located in an erosion prone area.

High Impact Areas – This table has not been completed due to the proposed development being located in an master planned

subdivision and not located within either the Key Resource Area – Farleigh or the Key Resource Area – the Cedars referenced under

Figure 9-8.1 or Figure 9-8.2.

P a g e | 25

Landscaping and Fencing

Table 9-8 Specific Outcomes and Probable and Acceptable Solutions for the Environment and Infrastructure Code Specific Outcomes Acceptable / Probable



P1 Development is provided with adequate and suitable landscaping and screening on the site which ensures:

(i) an attractive streetscape appearance; and (ii) the privacy and amenity of any adjoining residences.

S1 Landscaping is provided in accordance with the Landscaping Planning Scheme Policy

Not Applicable – The proposed development is for a dwelling house and a landscape plan will not be provided.

P2 Landscaping is designed to prevent encroachment upon electricity infrastructure.

S2.1 Landscaping near electricity lines or substations, are designed and developed so that any vegetation at maturity or landscaping structures or works will not exceed 4.0m in height on land:

(i) in an electric line shadow; or

(ii) within 5m of an electric line shadow; or

(iii) within 5m of a substation boundary.

S2.2 Elsewhere, vegetation is planted in a position that is further from the nearest edge of an electric line shadow or substation boundary than the expected maximum height at maturity of

Not Applicable – The proposed development does not intend to place any landscaping in any areas that will impact on overhead power lines.

P a g e | 26

vegetation.

S2.3 On land adjoining an electricity substation boundary, the vegetation foliage at maturity will not be within 3m of the substation boundary. However, where a substation has a solid wall along any part of its boundary, foliage may extend to, but not above or beyond, that solid wall.

P3 Landscaping provides a 2m wide landscaped strip adjacent to the road frontage incorporating existing vegetation wherever possible.

S3 No solution specified. Complies – The proposed development provides a landscape strip wider than 2.0 metres adjacent to all road frontages except for where the vehicle crossover meets Scott Street..

P4 A landscape strip is provided comprising either a 1.8m high solid fence or 2m wide planted screen adjacent to all side and rear boundaries of a site which adjoins any residential area.

S4 No solution specified. Complies – an 1800mm high ‘good neighbour’ timber paling fence is provided on all side and rear boundaries.

P5 Landscaping around buildings is designed to maximise shade and redirect cooling breezes in summer and to provide a windbreak in winter.

S5 No solution specified. Complies.

P6 Landscaping incorporates planting for shading summer sun, including:

(i) tall shade trees to the west and east of the building; and (ii) trellises or pergolas adjacent to windows to the north of the building.

S6 No solution specified. Complies – all covered alfresco areas are aligned to the north.

P7 Landscaping is designed to maximise the outdoor shade areas and minimise use of hard reflective surfaces around the building.

S7 No solution specified. Complies.

Landscaping for Outdoor Vehicle Parking Areas

P8 Landscaping for outdoor vehicle parking areas, where development is for the purposes of Accommodation units, multiple dwelling units, Sport

S8.1 Landscaping of outdoor vehicle parking areas provides

Not Applicable – The proposed development is for a residential single

P a g e | 27

and recreation, indoor entertainment, outdoor entertainment, child care centre, service station, motel, Industrial uses and retail or commercial uses, will:

(i) visually enhance the area along any road frontage; (ii) screen the area from any adjoining residential or other sensitive

uses; (iii) provide visual relief and shade throughout the area; and (iv) be compatible with local native species.

planting of trees and shrubs:

(i) in a strip 2m wide along any primary road frontage at a density and a scale appropriate to the size of the vehicle parking area and the function of the adjoining road; and

(ii) in median areas throughout the vehicle parking area at a rate of 1 shade tree for every 6 parking spaces.

S8.2 Provide a wall, fence or continuous screen planting, to a height of at least 1.8m along any boundary to land used or likely to be used for residential or other sensitive use.

dwelling use.

Landscaping - General Requirements

P9 (i) Landscaping is designed and established to:

(ii) an appropriate scale relative to both the street reserve width and to the size and nature of the development;

(iii) incorporate remnant vegetation, where possible; (iv) provide summer shade and shelter for pedestrian comfort and

energy efficiency of buildings; (v) maximise areas suitable for on-site infiltration of stormwater; (vi) allow for pedestrian and vehicle safety; (vii) generate a cohesive and distinct visual character for the

streetscape and locality;


Complies – The owners will use suitable species of plants and other landscaping to suit the climate of the locality.

P a g e | 28

(viii) be suitable to the tropical climate; (ix) provides planting, paving and other landscape treatment

according to a Landscaping Plan; and (x) minimise irrigation requirements through appropriate plant

selection, mulching and water efficient irrigation systems.

Note: The Landscape Planning Scheme Policy should be referred to for information that may be required by Council to assist in assessment of an application.

Vegetation Management

P10 Natural vegetation is maintained wherever possible.

Note: Assessable development being operational work that is clearing of native vegetation of freehold land consistent with Schedule 8, Part 1, 3A of IPA will be assessed under the provisions of the Vegetation Management Act 1999 and the State code for clearing of vegetation on freehold land.


Not Applicable – There is no remaining vegetation on the subject site.

P a g e | 29

Community Safety Design Principles




P1 Premises provide opportunities for informal surveillance from surrounding buildings and land uses.

Note: Ways of showing compliance are as follows:

(i) Windows in buildings overlook pedestrian routes, open space areas and carparks.

(ii) No blank building facade is presented to any street frontage. (iii) Street level windows are provided in buildings fronting onto public

spaces and movement routes.


Complies – The building has been designed to face the street frontage, allowing for casual surveillance of the surrounding area and streets.

P2 Where located adjacent to public areas, premises are designed to permit surveillance of public areas.


Not Applicable – The proposed development is not located next to any public areas or parks.

P3 Buildings and street addresses in urban areas are easily identified.


Complies – The proposed development is for a single detached dwelling and its address and building will be easily identifiable

P4 Premises for uses other than dwelling houses and dual occupancy, are illuminated at night to:

(i) maximise personal safety of site users; and (ii) minimise opportunities for attack by hidden persons. (iii) provide lighting along access routes, in building entrances, site

entries, car parking areas and other movement areas used after dark.


Not Applicable – this development to establish a single detached dwelling.

P a g e | 30

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


Complies – this development to establish a single detached dwelling. There are no stairwells, elevators, car parks, lobby entrances and bicycle facilities are located in the garage.

P6 Premises and their surrounds do not include:

(i) ‘blind’ corners (including on stairs, in corridors or other situations where movement can be predicted);

(ii) sudden changes of grade on pathways which reduces sightlines; (iii) concealment spots (unless they can be secured after hours); and (iv) pedestrian tunnels, excepting that where unimpeded sightlines or the

absence of concealment points cannot be reasonably achieved, equipment (such as security mirrors) and good lighting is provided to enhance visibility.

(v) Potential concealment areas (i.e. dead-end alleys) are restricted or locked after hours.

(vi) Where a concealment spot is unavoidable, there are aids to visibility such as convex mirrors and good secure lighting.

(vii) Concealment spots such as:

A. dark areas adjacent to a main/designated pedestrian routes;

B. private dead-end alleyways;

C. indentation in fencing or walls;

D. gaps in the streets such as entrances to interior courtyards and recessed doorways; and

E. areas that are isolated after dark; are not located on the premises.


Complies - this development to establish a single detached dwelling for residential purposes and has been designed to comply with the CPTED principles.

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 the building foyer so that occupants can


Complies – The proposed development defines the dwelling’s entrance clearly.

P a g e | 31

see outside before leaving the building; (v) have lobbies visible from the exterior; and (vi) have staff entrances, if separate, which are well lit and maximise

opportunities for informal surveillance and for clear sightlines.

P8 Landscaping is designed and maintained to provide informal surveillance and clear sight lines on accessways and to other public spaces.

S8 “Vulnerable premises” provide landscaping designed to promote safety including:

(i) planting which does not obscure doors and windows overlooking public spaces and isolated areas; (ii) shrubbery and low-level planting associated with footpaths which does not exceed 0.5m in height where abutting pavements; (iii) trees in vulnerable settings which do not have branches below 1.5m; and (iv) hard landscaping elements such as low fencing and walls (below 1.2m) which guide pedestrians and vehicles along designated paths.

Complies.

Safe Movement and Access

P9 The design of premises provides for unimpeded sightlines, particularly along pedestrian and bicycle routes.

S9 All barriers (including landscaping features) along bicycle and pedestrian

Complies.

P a g e | 32

routes are visually permeable (i.e. can be easily seen through to reduce concealment points).

P10 Car parking areas are:

(i) designed to optimise informal surveillance and illumination, and to minimise unlawful access;

(ii) well lit to enable visibility of all external edges and routes providing access to the car park;

(iii) designed to minimise instances of large numbers of cars being co-located (over 100 cars in a single block). If more than 100 cars, more than one entry / exit point is provided so that the car park does not become an entrapment area.


Not Applicable – this development to establish a single detached dwelling there are no car parking areas.

P11 Underpasses and overpasses are designed and located to reduce opportunities for crime, so that:

(i) pedestrians are able to see what is in an underpass or tunnel and at the end of it before entering; and

(ii) signs at each end of an underpass indicate where it leads and an alternative route to use at night.


Not Applicable – this development to establish a single detached dwelling. There are no Underpasses and overpasses.

P12 Underpasses are wide enough to accommodate both pedestrian and cycle traffic, (Note: Council will refer to the provisions of AUSTROADS Guide to Traffic Engineering Practice Part 14- Bicycles).


Not Applicable – this development to establish a single detached dwelling. There are no underpasses and overpasses.

P13 The design and location of laneways and alleyways promotes community safety.

S13.1 Laneways are straight and have more than one entrance.

S13.2 Unnecessary access

Not Applicable – The proposed development does not intend to establish any laneways.

P a g e | 33

to buildings from laneways is avoided.

Building Design and Lighting

P14 Buildings contribute positively to the enhancement of public safety and security.

S14.1 Ramps and elevator entrances are located in areas which are not isolated.

S14.2 Lifts are located within a secure entrance, and incorporate graffiti and vandal-resistant measures (i.e. a fully glazed and enclosed vestibule area at the exit to the lifts).

S14.3 Loading and storage areas are well lit or can be locked after hours.

S14.4 Parking spaces are allocated near the building entry for employees working after hours.

S14.5 Enclosed or underground car parks can only be accessed from inside the building or through a security system.

S14.6 All windows, particular those at street level are secure, without creating a ‘fortress-like’ appearance (i.e. avoid solid roller shutters).

Not Applicable – this development to establish a single detached dwelling.

P a g e | 34

P15 Lighting is provided which:

(i) increases safety and security in and around the premises; (ii) considers vegetation, in both its existing and mature forms, or other elements that may have the potential to block out light; (iii) illuminates inset spaces, access/egress routes car parking areas and signage; and (iv) supports visibility for pedestrians, as well as road users.

S15 No specific solution.

Note: Council will refer to the following as guidance in assessment of compliance:

Security lighting is consistent with Australian Standard S 4282 (1997) (The Control of Obtrusive Effects of Outdoor Lighting.

Lighting of pedestrian and bicycle movement routes, public spaces and outdoor signage in public spaces is to the minimum Australian Standard of AS1158 (Public Lighting Code).

Complies – Any lighting provided for the proposed development will support visibility for pedestrians and will be designed to increases safety and security in and around the premises.

Constructed Lakes – This table has not been completed due to the proposed development being located in an master planned

subdivision and does not contain any constructed lakes.

P a g e | 35

The proposal complies with the relevant provision of Part 9, Division 8 – Dwelling House Code as demonstrated below:

Land Suitability

Table 9-15 Specific Outcomes and Probable and Acceptable Solutions for Dwelling House Code Specific Outcomes Acceptable / Probable


Self Asessable / Assessable Development

P1 The height of the dwelling house reflects the height of neighbouring dwelling houses such that the streetscape character is maintained.

S1.1 The dwelling house has a maximum height of

7.5m.

S1.2 The roof space above the 7.5m height does not include habitable rooms.

S1.1 Complies – The proposed development does not exceed 7.5 metres in height. S1.2 Not Applicable – The proposed development does not exceed 7.5 metres in height.

P2 Dwelling houses and other ancillary buildings are at densities in keeping with the density of dwelling houses in the locality such that the streetscape character and residential amenity is maintained.

S2.1 The total site coverage, including all buildings, is no more than 50% of the total area of the site.

S2.2 One dwelling house per lot, unless otherwise stated in this Planning Scheme.

S2.1 Complies - The proposed development has a site coverage of 32.37% S2.2 Complies - The proposed development has only one dwelling per lot.

P3 Dwelling houses are set back from road frontages so as to ensure:

(i)efficient use of the site;

(ii)the building is integrated into the streetscape;

(iii)streetscape character is enhanced through landscaping to the front of the premises;

(iv)residents and neighbours have adequate privacy;

(v)residents and neighbours have access to prevailing breezes and sunlight;

S3.1 A dwelling house (including an open carport / garage) located on a lot that was created on a survey plan and registered on or after the 24 March 2006 and included in the Village Zone, Urban Residential Zone, Urban Expansion Zone or Higher Density Residential Zone has a minimum setback from the

S3 Complies – The subject site has the following setbacks: -

Setbacks

Eastern ( Road Frontage)

6.02m to OMP

Western ( Rear Setback)

+ 10 metres to OMP

P a g e | 36

(vi)residents are not unduly affected by traffic on adjoining roads; and

(vii)garages and carports do not dominate the streetscape.

road frontage in accordance with Table 9-7.1 Minimum Setback From Road Frontage.

Table 9-7.1 Minimum Setbacks from

Road frontage

Dwelling House

Carport/Garage

Access Place / Street

4.5m 6.0m

Collector 4.5m 6.0m

Sub-Arterial

10.0m 10.0m

Arterial 10.0m 10.0m

Note: The minimum setbacks for a corner lot are the same for each road frontage as stated above

The following structures are permitted

to encroach within the nominated

setbacks in S3.1, S3.2, S3.3 and S3.6:

(i)pergolas, screens or sunblinds, light

fittings, electricity or gas meters,

aerials; or

(ii)unroofed landings, steps or ramps

not more than 1m in height.

S3.5 The following structures are

permitted to encroach

Northern ( Side Setback)

1.997m to wall

Southern ( Side Setback)

2.0m to wall

P a g e | 37

within the nominated setbacks in S3.1,

S3.2, S3.3 and S3.6:

An open verandah or patio may have a

minimum setback of 3m to an Access

Place or Access Street.

P4 Dwelling houses:

(i)underground infrastructure is protected against the influence of any structures constructed over or adjacent to the infrastructure.

S4.1 The position and design of any dwelling house or structure meets the provisions of the Building Code of Australia and Building Over Sewer

Policy.

S4.2 A minimum clear space of 3m wide continuous from the road frontage is provided between a dwelling house or structure and any underground infrastructure on the property, any adjacent properties or road.

S4.1 – S4.2A Complies – The proposed dwelling will be located a minimum of 2.0 metres clear from any sewer infrastructure on site.

P5 A dwelling house and an ancillary building or structure is set back from road frontages on corner lots to maintain sightlines for traffic.

S5 A dwelling house or other building or structure is not located within the shaded area except as shown in the sketch below.

S5 – Not Applicable – The proposed dwelling is not located on a corner lot.

A Dwelling House is provided on a floor level which has flood immunity such that persons and property are not placed at unreasonable risk of injury or

damage caused by flooding or inundation.

S6 Building Floor Levels are provided in accordance with the minimum building floor levels as provided in Acceptable Solutions S1.1 – S1.5 of the Flood and Inundation Overlay code.

S6 – Complies – The FFL level of the ground floor is 5.4 metres AHD being the minimum floor level that a dwelling can be built on the subject allotment as per Condition 26 or DA-2007-485.

P a g e | 38

Residential Character Areas – This table has not been completed due to the proposed development not being located Residential;

Character Area.

Dwelling houses on Small Lots (Less than 450sqm) – This table has not been completed due to the proposed development not being

located Residential; Character Area.

P a g e | 5

Part 5 – Architectural Plans

RESIDENTIAL DWELLING FORMR G THOMPSONLOT 12 SCOTT STREETSOUTH MACKAY

JOB NO. TD12-1422DATE : 22/08/2013PAGE: 1 of 13

48 CHRISTINE AVENUEMIAMI QLD 4220

PH: (07) 5535 8100FAX: (07) 5535 8111

EMAIL: [email protected]

GENERAL NOTES1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE BUILDING CODE OF AUSTRALIA (LATEST EDITION) AND ALL SUBSEQUENT AMENDMENTS TO DATE, AS.1684.2 / RESIDENTIAL TIMBER FRAMED CONSTRUCTION AND ALL CODES REFERRED TO THEREIN.2. ARCHITECTURAL PLANS SHALL BE READ IN CONJUNCTION WITH STRUCTURAL, AND MECHANICAL/VENTILATION ENGINEERSPLANS.3. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALE.4. REFER TO LOCAL AUTHORITY "CONDITIONS OF APPROVAL" FOR ANY ADDITIONAL REQUIREMENTS.5. CLARIFY ANY DISCREPANCY TO NOTED DIMENSIONS / PLANS PRIOR TO CONSTRUCTIONSITEWORKS6. CHECK ALL DIMENSIONS OF SITE AND BUILDINGS SET OUT PLANS AND CHECK AGAINST SURVEYORS SITE SET OUT.7. SITE TO BE EXCAVATED AND/OR FILLED TO LEVELS AS SHOWN.8. GROUND SURFACE TO BE SLOPED 1:20(min.) AWAY FROM BUILDING FOR 900mm (min.) TO A POINT WHERE PONDING WILL NOT OCCUR NEAR THE BUILDING.9. FOOTINGS SHALL BE PLACED AS PER ENGINEERS SPECIFICATIONS.10. ALL DRIVEWAYS AND PATHS ETC. TO BE IN ACCORDANCE WITH CIVIL ENGINEERSDETAILS & SPECIFICATIONS AND/OR IN ACCORDANCE WITH RELEVANT AUSTRALIAN STANDARDS. TERMITE RISK MANAGEMENT 11. ALL CHEMICAL AND PHYSICAL TERMITE BARRIERS SPECIFIED SHALL BE IN ACCORDANCE WITH AS 3660.1-2010. IT SHALL BE THE RESPONSIBILITY FOR THE OWNER TO NOMINATE SYSTEMS OF THEIR CHOICE IE. STAINLESS STEEL MESH ETC. IT SHALL BE THE RESPONSIBILITY OF THE BUILDER (PRINCIPAL CONTRACTOR) TO ENSURE THE INSTALLER IS LICENCED AND CAN PROVIDE CERTIFICATION OF CONFORMITY

- BUILDER TO USE STAMPED FOR APPROVAL BY CERTIFIER PLANS FOR CONSTRUCTION- IF IN DOUBT . . . PLEASE ASK !

WINDOW & DOORSALL EXTERIOR WINDOWS AND SLIDING DOORSSHALL BE CONSTRUCTED OF POWDERCOATEDALUMINIUM FRAMES WITH GLASS PANELS (UNLESSSTATED OTHERWISE) IN ACCORDANCE WITH THE"NCC" BUILDING CODE OF AUSTRALIA ANDAUSTRALIA STANDARDS.

WINDOW OPENINGS IN BUILDINGS 2 STOREYS ORMORE SHALL BE IN ACCORDANCE WITH BCA: CLASS1 PART 3.9.22 / CLASS 2 PART D2.16LEGEND:"SW" = SLIDING WINDOW"AW" = AWNING WINDOW"FG" = FIXED GLASS"GL" = GLASS LOUVRES"AL" = ALUMINIUM BLADE LOUVRES"TL" = TIMBER BLADE LOUVRES"DL" = DOUBLE HUNG"CW" = CASEMENT WINDOW"S/D" = SLIDING DOOR"SSD" = STACK SLIDING DOOR

ALL WINDOW SIZES ARE NOMINAL ONLY, ACTUALSIZES WILL VARY WITH MANUFACTUER (CHECKPRIOR TO CONSTRUCTION)INTERNAL DOORS:"CSD" = CAVITY SLIDING DOOR"FSD" = FACE MOUNTED SLIDING DOOR

DOOR FURNITURE SHALL BE 1040mm ABOVE F.L.

THE DOOR TO A FULLY ENCLOSED WC ROOMENCLOSURES SHALL BE PROVIDED WITHEXTERNALLY REMOVEABLE HINGES INACCORDANCE WITH THE BCA: CLASS 1BUILDINGS:PART 3.8.3.3 / CLASS 2 BUILDINGS:PARTF2.5(b)

SYMBOLS / ABBREVIATIONSfw FLOOR WASTEmh 600x600mm MAN HOLEshr SHOWERv VANITY BASINb BATHwc WATER CLOSETt LAUNDRY TUBwm WASHING MACHINE POSITIONht HEATED TOWEL RAIL SHOWER TAPS / MIXER SHOWER ROSE HOSECOCK INSTANTANIOUS GAS HOT WATERdp ROOF WATER DOWN PIPEst STOVEubo UNDER BENCH OVENrh RANGEHOODdw DISHWASHERwo WALL OVENmw MICROWAVE OVENohc OVERHEAD CUPBOARDSomp OUTERMOST PROJECTIONdpc DAMP PROOF COURSEuno UNLESS STATED OTHERWISEwt WATER TANKrw RAIN WATER HEADbch BENCHbr BROOM CUPBOARDw.i.r WALK IN ROBEw.i.p WALK IN PANTRY

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REV. # REVISION: DATE

B

A construction issue 26-6-2012

raised building 1400mm for flood level 21-8-2013

CONTENTSSHEET 1 COVER SHEETSHEET 2 SITE PLANSHEET 3 LANDSCAPING PLANSHEET 4 FLOOR PLANSHEET 5 ELEVATIONSSHEET 6 CROSS SECTION A - ASHEET 7 CROSS SECTION B - BSHEET 8 SLAB LAYOUTSHEET 9 BRACING & LINTEL LAYOUTSHEET 10 ELECTRICAL PLANSHEET 11 SPEC SHEETSHEET 12 SPEC SHEETSHEET 13 DRAINAGE PLAN OUTLINE

- BEACH 195- PALM BEACH- C2

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Client:

MR G THOMPSONLOT 12 SCOTT STREETSOUTH MACKAYPHONE: 5535 8100 FAX: 5535 8111

EMAIL: totalvision1@ optusnet.com.au

ISSUE:

B

JOB NO:

TD12-1422

DATE: 22/08/2013

DESIGNER: PDT

DRAWN: PDT

SHEET SIZE: A3

SHEET 02 of 13

SCALE:

1:100

STAGE:

B.A.REV. # REVISION: DATE

B



4,000

6,600

13,87

4

2,990

1,397

6,020

1,400

stormwater to road

overflow fromwatertank to road

min. 5000 litre water rainwater tankto owners selection to be connectedto external taps, toilets and washingmachine cold water tap

select concretedriveway and path

2000mm to wall

2000mm to wall

3590mm to wall

1997mm to wall

1997mm to wall

meterbox position

FILL

FILL

LOT No. 12SP -214703COUNTY OF CARLISLEPARISH OF HOWARDSITE AREA- 619 Sq.mSITE COVERAGE- 32.37%

dp

dp

dp

dp

dp

SITE PLAN 1:200

LOT 12SITE AREA 619m2

SITE COVERAGE 31.6%

G.L. 3.70F.L. 5.40

DRIVEWAY

14917180°9 '0 "

4148

427

0°4'3

0"

1 49170°7 '0 "

4149

990

°4'30

"

to o.m.p

to wa

ll

SCOTT STREET

to o.m.p

Kerbing

Road Crown

Sew MH

Sew MH

Sew M

H

Steel Storm Water Inlet

Water Metre

Telstra Pit

Emt C

Em

t BE

mt A

Lot 13

Lot 12

Lot 11PEG

PEG

PEG

PEG

PEG

PEG

PEG

PEG

PEG

PEG

PEG

PEG

PEG

TBM RL=3.675

SCREW - Crn 5

4.1

4.1

4.1

4.1

4.1

4.1

4.1

4.1

4.14.1

4.1

4.14.1

3.93.9

3.9

3.9

3.9

3.93.9

3.9

3.9

3.9

3.9

3.9

3.83.8

3.83.8

3.83.8

3.8

3.8

3.8

3.8

3.8

3.73.7

3.7 3.7

3.73.7

3.7

3.73.7

3.73.7

3.7

3.7 3.7 3.7 3.7 3.7 3.7

3.6

3.63.63.63.63.63.63.6

3.63.6 3.6 3.6 3.6 3.6

4.04.0

4.0

4.04.0

4.0

4.0

4.0

4.0

4.0

4.0

4.0

3.5 3.5 3.5 3.53.53.53.53.63.63.6

to ga

rage

wall

PEG

STORMWATER TO ROAD ORIN ACCORDANCE WITH

LOCAL AUTHORITYREGULATIONS

to o.m.p

CO

PY

RIG

HT©

Thi

s pl

an is

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ht w

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and

in p

art a

nd is

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prop

erty

of T

otal

Vis

ion:

Des

ign

& P

lann

ing

Client:



ISSUE:

B

JOB NO:

TD12-1422

DATE: 22/08/2013

DESIGNER: PDT

DRAWN: PDT

SHEET SIZE: A3

SHEET 03 of 13

SCALE:

1:100

STAGE:


B



342.98 m2

12-2

4SW

12-2

4SW

06-1

8SW

21-27s/d

06-18SW

21-1

8SW

820

18-18SW

12-1

8SW

720

820

720

720

720

820

09-0

6SW

720720

21-1

2SW

12-1

2SW

820

410

820

21-1

8s/d

9.45 m2

9.45 m2

1800

mm hi

gh go

od ne

ighbo

ur fe

ncing

Garden

LANDSCAPING LEGEND

TURF

CONCRETE DRIVEWAY

1800mm high good neighbour fencing

LANDSCAPING AND FENCING PLAN

RIVER STONES

NOTE: AREAS SHOWN ON PLAN

1800

mm hi

gh go

od ne

ighbo

ur fe

ncing

SCOTT STREET

1800mm high good neighbour fencing

Garden

CO

PY

RIG

HT©

Thi

s pl

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ht w

holly

and

in p

art a

nd is

the

prop

erty

of T

otal

Vis

ion:

Des

ign

& P

lann

ing

Client:



ISSUE:

B

JOB NO:

TD12-1422

DATE: 22/08/2013

DESIGNER: PDT

DRAWN: PDT

SHEET SIZE: A3

SHEET 04 of 13

SCALE:

1:100

STAGE:


B



12-2

4SW

12-2

4SW

06-1

8SW

21-27s/d

06-18SW

21-1

8SW

820

18-18SW

12-1

8SW

720

820

720

720

720

820

09-0

6SW

720720

21-1

2SW

12-1

2SW

820

410

820

21-1

8s/d

WM

REF.T

1 2 3 4 5

1

2

3

4

5

1

2

3

4

5

6

7

2303,000

70530

701,550

70

410 70

1,04070

3,580230

230

6,600

1,980

7095

095

070

91070

500

3,000

701,8

0070

3,300

230

5,700 70 1,040 58070

53070

2,400

6,160 1,300 475 350

1,810 350 475

1,590 1,47070

1,550 950 70 4,690 230

350

230

2,800

7053

0

16,05

0

1,480

10,920

600 230 2,12070

900

530 70 3,090 5,710230

21,01

0

4,570

10,13

0

230 2,190 70 1,430 70 950 4,760

600 2304,110 230 4,410

350

9,330

1,480

230 1,9

2030

03,3

7067

04,5

703,2

8023

04,9

60

8,450

2,000

230

3,670

230 1,5

1070

1,800

230

3,370

703,0

0070

2,500

70

3,840

703,6

0070

1,800

800

5,850

1,650

350

2,960

230 3,000230

3,000 230

shelf over @ 1800mm

o'head cupboardswith rangehood

450mm wide shelfwith CP hangingrail below

bulkhead over

meterboxposition

350mm widebrick sill

gas bottleposition

500x800mmconcrete slab forair conditioning unit

gas hot water unitposition ('Rheem'or similar)

select timberdecking or similar

1000mm high select handrailin accordance with the N.C.C.

brick build up

brick build up

check out roof trusses overstairs to allow head clearanceover stairs (refer section B-B)

LINEN

ELEVATIONS

43

21

f/g

FW

PORCH

1040mmhamper@ 2100

Pantry

ENS

BEDROOM 1

GARAGE

ENTRY

A

ALFRESCO

BATH

FLOOR PLANSCALE 1:100BUILDING AREA 183.97sq mALFRESCO AREA 9.52sq mPORCH AREA 2.20sq mTOTAL AREA 195.69sq m

A

hosecock

BED 4

dp

BEDROOM 2

WC

shr

L'DRY

dp

dp

dp

LIVING

DINING

KITCHEN

m/h

ROBE

ROBE

BEDROOM 3

21-48 sectional overhead door with autolift

FAMILY RM

ubo

shr

W.I.RLIN

EN

dp

ROBECTS

glass screen

hosecock

2200s/d

1040mmhamper@ 210019

00s/d

1400

s/d

1900

s/d

csd

csd

FW

FW

benc

h


hamp

er

robe

900mmsq. set

350mm sq concrete filled brickworkpiers (1800mm high) with texture render finish

F.L. 5.40

950mmsq. set

5000LWATERTANK

350x350mm concretefilled brickwork pierswith texture render finish

kitchen bench

G

GAS FITTTING LEGEND ELECTRONIC INSTANTANEOUS GAS (CONTINUOUS HOT WATER) UNIT POSITION (IE. "RHEEM-INTEGRITY" OR SIMILAR)

GAS BOTTLEGG

G

handrail

F.L. 4.50

BB

200mm bench o'hang

DW

vb

vb

COPYRIGHT© This plan is copyright wholly and in part and is the property of Total Vision: Design & Planning

Client:

MR

G TH

OM

PS

ON

LOT 12 S

CO

TT STR

EE

TS

OU

TH M

AC

KA

YP

HO

NE

: 5535 8100F

AX

: 5535 8111E

MA

IL: [email protected]

m.au

ISS

UE

:

B

JOB

NO

:

TD

12-1422

DA

TE

: 22/08/2013

DE

SIG

NE

R: P

DT

DR

AW

N: P

DT

SH

EE

T S

IZE

: A3

SH

EE

T 05 of 13

SC

AL

E:

1:100

ST

AG

E:

B.A

.R

EV

. #R

EV

ISIO

N:

DA

TE

BAconstruction issue

26-6-2012

raised building 1400mm for flood level21-8-2013

2,440

600 o'hang

concrete filled brick pierwith texture render finish


select facebricktimber framed stairs as required

colorbond (custom orb) sheet roofing

brick build upELEVATION 21:100

CEILING HEIGHT

20° pitch

2,440

600 o'hang


select facebrick


brick build up

CEILING HEIGHT

FL CL1:100ELEVATION 3

20° pitch

timber framedstairs as required

2,710

600 o'hang

2,440

concrete filled brick pierswith texture render finishselect facebrick


water tank position

brick build up1:100ELEVATION 4

CEILING HEIGHT

20° pitch

900 2,440

600 o'hang

1,800

2,710

select facebrick


1:100ELEVATION 1

20° pitch

CEILING HEIGHT

COLUMN

STEP DOWN



Client:

MR

G TH

OM

PS

ON

LOT 12 S

CO

TT STR

EE

TS

OU

TH M

AC

KA

YP

HO

NE

: 5535 8100F

AX

: 5535 8111E

MA


m.au

ISS

UE

:

B

JOB

NO

:

TD

12-1422

DA

TE

: 22/08/2013

DE

SIG

NE

R: P

DT

DR

AW

N: P

DT

SH

EE

T S

IZE

: A3

SH

EE

T 06 of 13

SC

AL

E:

1:100

ST

AG

E:

B.A

.R

EV

. #R

EV

ISIO

N:

DA

TE


26-6-2012


2,440

600

10mm pbd lining to ceiling & walls

colorbond (custom orb) sheet roofing onbattens @

600mm crs with double sidedaluminium foil/ 50mm thick mineral woolblanket under

gangnail roof trusses @ 600 crs to

manufacturers specfications

metal fascia and quad gutter

select facebrick

agg. drain

concrete footings & slab to engineers design

CLFL

CEILING HEIGHT

CROSS SECTION A - A1:50

BED 2FAMILY

o'hang

F.L. 5.40

20° pitch

bulkhead over

brick build up

agg. drain

brick build up


Client:

MR

G TH

OM

PS

ON

LOT 12 S

CO

TT STR

EE

TS

OU

TH M

AC

KA

YP

HO

NE

: 5535 8100F

AX

: 5535 8111E

MA


m.au

ISS

UE

:

B

JOB

NO

:

TD

12-1422

DA

TE

: 22/08/2013

DE

SIG

NE

R: P

DT

DR

AW

N: P

DT

SH

EE

T S

IZE

: A3

SH

EE

T 07 of 13

SC

AL

E:

1:100

ST

AG

E:

B.A

.R

EV

. #R

EV

ISIO

N:

DA

TE


26-6-2012


2,710 630

500 900 2,440

600

colorbond (custom orb) sheet roofing onbattens @

600mm crs with double sidedaluminium foil/ 50mm thick mineral woolblanket under

gangnail roof trusses @ 600 crs to

manufacturers specfications

metal fascia and quad gutter

select facebrick

concrete footings & slab to engineers design

check out roof trusses overstairs to allow head clearanceover stairs

CROSS SECTION B - B1:50

GARAGE

LIVING

F.L. 5.400

F.L. 4.50

o'hang

agg. drain

brick build up

CO

PY

RIG

HT©

Thi

s pl

an is

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ht w

holly

and

in p

art a

nd is

the

prop

erty

of T

otal

Vis

ion:

Des

ign

& P

lann

ing

Client:



ISSUE:

B

JOB NO:

TD12-1422

DATE: 22/08/2013

DESIGNER: PDT

DRAWN: PDT

SHEET SIZE: A3

SHEET 08 of 13

SCALE:

1:100

STAGE:


B



430

1,480

5,190

9,060

4,960

430

570

910

14,25

0

1,590

10,600

5,700 1,760 3,140

140 1,620

660 600 4,250

445

6,670

3,140

3,990

3,520

3,370

20,69

0

4,745

2,260

850

800

1,870

2,260

1,110

1,980

1,090

2,500

3,740 2,030

70 2,120 970

702,190

1,800

70

15,73

01,9

85

4,760

5,840495 2,150 495

water tank slab

air conditioning slab

90x45mgp12 pole platebolt fixed to wall @ 600mm crswith M10 bolts

select timberdecking or similar

120x45mgp12 joists @ 450mm crswith select decking over

brick build up

agg. drain

brick build up

agg. drain

footing and slab

160

line of

line of footing

slab edge

external brick wall

to eng. design

50110 70

brick

cavityframe

FOOTING LEGEND

70mm timber framing

FOOTING PLAN & SLAB LAYOUT1:100SLAB AREA: 186.85 m2 (incluedes all slabs)

C L

CL

CL CL

NOTE:REFER TO ENGINEERS DETAILS & SPECIFICATIONSFOR ALL FOOTINGS & CONCRETE SLAB DESIGN

100mmstep down

F.L. 4.50

50mmstep down

50mmstep down

1400mmstep down

tank slab

tank

slab

50mmstep down

C L

900mmstep down

900mmstep down

F.L. 5.40

2/240x45mgp12

100mmstep down

CO

PY

RIG

HT©

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s pl

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cop

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ht w

holly

and

in p

art a

nd is

the

prop

erty

of T

otal

Vis

ion:

Des

ign

& P

lann

ing

Client:



ISSUE:

B

JOB NO:

TD12-1422

DATE: 22/08/2013

DESIGNER: PDT

DRAWN: PDT

SHEET SIZE: A3

SHEET 09 of 13

SCALE:

1:100

STAGE:


B



TB4B 900

TB4B 600TB4B 600

P

TB4B 900

TB4B 900TB4B 900

TB4B 1500

TB4 2700

TB4B 2700

TB4B 3600

TB4B

1800

TB4B

900

TB4B

1800

TB4B

900

TB4B

900

TB4B

1800

TB4B

900

TB1 2

.7

TB1 2

.7

TB4B

900

P1 P1

TB4B 900

TB4B 3600

TB4B 2700

75x50mm timberbinders from bracingpanel top bearing plate(refer to detail onspec sheet)

check out roof trusses overstairs to allow head clearanceover stairs (refer section B-B)

NOTE:ALL BEAMS, BEARER, LINTELS AND FLOOR JOIST SIZES NOMINATED SHALL BECHECKED AND VERIFIED AGAINST GANGNAIL ROOF TRUSS MANUFACTURERSDESIGN FOR GIRDER TRUSS POSITIONS AND LOAD BEARING POINTS

PLYWOOD SHALL BE POSITIONED ON SIDE OF WALL NOMINATED BY CODE POSITION

WHERE PLYWOOD IS USED ON INTERNAL WALLS THE REMAINDER OF WALL PLANESHALL BE PACKED OUT OT THE SAME LINE FOR PLASTERBOARD INTERNAL STRUCTURAL PLY BRACES SHALL HAVE INTERNAL LININGS FIXED OVER

A

A

B B

295x85 ReinforcedHYNE Beam 17C

2/170

x35

mgp1

22/1

70x3

5mg

p12

2/90x

35mg

p12

2/140

x35

mgp

12 (c

ont)

2/90x

35mg

p12

2/120x35mgp12

2/190

x35

mgp1

22/2

90x3

5mg

p12

2/170

x35

mgp1

2

2/140x35mgp12

2/90x35 mgp12

2/190

x35

mgp1

2

170x58 smartLVL 15

2/190

x35

mgp1

2

RESISTANCE TO C2

BRACING VERTICAL DIRECTION "A"TYPE SIZE VALUE QTY. TOTAL TB4B 900 5.76kn x 4 23.04TB4B 1800 11.52kn x 3 34.56TB1 2700 4.05kn x 2 8.10P 1.50kn x 1 1.50 RESISTANCE PROVIDED 67.20 KNRESISTANCE REQUIRED 45.62 KN

LINTEL LAYOUT & BRACING PLAN

BRACING VERTICAL DIRECTION "B"TYPE SIZE VALUE QTY. TOTALTB4B 600 3.84kn x 2 7.68TB4B 900 5.76kn x 5 28.80TB4B 1500 9.60kn x 1 9.60TB4B 2700 17.28kn x 3 51.84TB4B 3600 19.20kn x 2 38.40P1 1.50kn x 2 3.00P 1.50kn x 1 1.50RESISTANCE PROVIDED 140.82 KNRESISTANCE REQUIRED 79.22 KN

STEEL-ANGLE TB2 (3.0) Double Galvanised Steel Angle

1/Y12 rod to centreP 350x350mm concrete filled brick pier with

BRACING LEGEND

3.0Kn/m

6.4Kn/m

1.5Kn

1.5KnP1 350x 230mm engaged brick pier with

PLYWOOD TB4B(6.4) Structural Plywood (method A)

PLYWOOD TB4B(1.8) Structural Plywood @ 600mm long(M10 coach screws to each cornerthrough top & bottom plates)

1.8Kn

bulkead beamor framing

roof trusses

75x50mm hardwoodbinder from bracingpanel to bearing plate(refer to plan forpositioning)

30x0.8 g.i. strap @ eachtruss & binder position

2/30x0.8 g.i. straptruss - top plateconnectioneach end of binder

timber wall framing

bracing sheet

bulkead support beam

sheet bracing fixed inaccordance withmanufacturers specifications

hardwood binders(1 each end of 'alcove'projection under soffit- in opposite directions

line of fascia (overhang)

timber wall framing

roof trusses @ 600mm crsSECTION

PLAN

WALL BRACING UNDER SOFFIT DETAILS

CO

PY

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HT©

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s pl

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in p

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nd is

the

prop

erty

of T

otal

Vis

ion:

Des

ign

& P

lann

ing

Client:



ISSUE:

B

JOB NO:

TD12-1422

DATE: 22/08/2013

DESIGNER: PDT

DRAWN: PDT

SHEET SIZE: A3

SHEET 10 of 13

SCALE:

1:100

STAGE:


B



WM

REF.T

1 2 3 4 5

1

2

3

4

5

1

2

3

4

5

6

7

waterproof forwatertank pump

gas bottleposition

gas hot water unitposition ('Rheem'or similar)

EXHAUST FAN

NOTE - ALL LIGHT SWITCHES AT 1050mm ABOVE FLOOR LEVEL(UNLESS STATED OTHERWISE ON ELECTRICAL PLAN)

ELECTRICAL LEGEND

WALL LIGHT

DOWN LIGHT/HALOGEN

CEILING FAN LIGHT

CENTRAL LIGHTING SYSTEM - ALL LIGHT SWITCHES TO BE CENTRALLYCONTROLLED (REFER TO MANUFACTURERS SPECIFICATIONS

CEILING FAN

FLOOD LIGHT

2 GLOBE FAN, HEAT, LIGHT

EXHAUST FAN WITH LIGHT

FLUORESCENT LIGHT

HOLLYWOOD LIGHTS

TRACK LIGHTING

PHONE OUTLET

N SEPARATE INTERNET LINE

STEREO SPEAKERS (PRE-WIRE ONLY)

STAIR LIGHT(RECESSED)

CABLE TV

TV TELEVISION OUTLET

SUB BOARDMETER BOX

INTERCOM

C

(300mm ABOVE FLOOR LEVEL - UNLESS STATED OTHERWISE)SINGLE POWER OUTLET DOUBLE POWER OUTLET

S SMOKE DETECTOR (CONNECTED TO MAINS POWER SUPPLY)

LIGHT POSITION - FITTING TO OWNERS SELECTION

ENERGY EFFICIENT LIGHITNG (IE FLUROSCENT &COMPACT FLUROSCENT ARE REQUIRED FOR AT LEAST80% OF TOTAL FLOOR AREA)

DATA NETWORK OUTLETD

CAT 6 or similar networking outlet to suit selected system requirements

FEATURE HANGING PENDANT LIGHT FITTING

DIGITAL OVER HEAD PROJECTOR TO OWNERS SELECTION (SUPPLY POWER)P

RECESSED & RETRACTABLE TRIPLE POWER POINT

CPU AUTOMATED HOME CENTRAL PROCESSING UNIT TO OWNERS SELECTION

m/h

TV

TV

TV

S

S

ELECTRICAL PLAN1:100

1000

1000

2-way

2-way

2-way

2-way

ELECTRICAL LAYOUT TO BE CONFIRMEDON SITE BY CLIENT WITH ELECTRICIAN

on ceilingG

GAS FITTTING LEGEND ELECTRONIC INSTANTANEOUS GAS (CONTINUOUS HOT WATER) UNIT POSITION (IE. "RHEEM-INTEGRITY" OR SIMILAR)

GAS BOTTLEGG

G

P

P

1200

1000

1000

1800

1800 18

00

1000

1200600

350

350

600

400

melamine (or laminated)board shelves

catches

carpet

face railex 68x19 dar.

LINEN DETAIL

100

1700

ex 68x19 dar. face rail

board shelvesmelamine (or laminated)

19mm CP hanging rail withsupports at 1200crs

ex 75x38 dar. support rail ifspan exceeds 1500

carpet

of sliding door where applicableex 120x25dar to support floor track

ROBE DETAIL

bulkead beamor framing

roof trusses

75x50mm hardwood binder frombracing panel to bearing plate(refer to plan for positioning)

30x0.8 g.i. strap @ each

truss & binder position

2/30x0.8 g.i. straptruss - top plateconnectioneach end of binder

timber wall framing

bracing sheet

bulkead support beam

sheet bracing fixed inaccordance withmanufacturers specifications

hardwood binders(1 each end of 'alcove'projection under soffit- in opposite directions

line of fascia (overhang)

timber wall framing

roof trusses @600mm crs

with m12 bolts @

600mm

crsbottom

plate fixed to slab

300mm

to intermediate studs

and 150mm

crs to all vertical edges50m

m crs along top and bottom

plateswith 30 x 2.8m

m dia. nails at

F8 OR F11 Structural ply fixed

300150

Min plywood

thickness

stressgradeF8F11Top andBottom

plateM

ethod AM

ethod BVertical edgesInterm

ediateStuds

studspacing

450600

6 797

50 150

150300

For method A only M

12 rod to top and bottomplate each end of sheathed section

Horizontal butt joints permitted provided

nail fixed to noggin at 50mm

crs

STRUCTURAL PLYWO

OD - M

ethod A 6.4kn/mSTRUCTURAL PLYW

OO

D - Method B 6.0kn/m

DETAIL D

300n.g.l

varies

100mm thick concrete slabapproved fixingtimber framing

50mm sand bedwaterproof membrane

mesh

2. 100mm R.C. slab on min. 50mm thick consolidated fill reinforced with mesh supportedon chairs to give 30mm top cover.

3. 200um polythene moisture barrier below slab taped and lapped 200mm at joints.4. Termite protection completed in accordance with AS 3660-1-2010.

NOTE - TYPICAL FOOTINGS ONLYREFER TO ENGINEER'S REPORT FOR STEEL AND SIZES

starter bars

varies

trench mesh

FOUNDATION - FOOTING DETAILS

vertically and horizontallydamp proof coarse

brick ties @ 600crs

3rd perpendweep holes every

1. Termite treatment before pouring slab in accordance with the provisions of AS 3660-1-2010

1800mm min. - 2700mm max.1800mm min. - 2700mm max.

100x38 nogging6/2.8 nails per faceto either end of nogginganchor (legs not bent)nailing plates or framing

nailed or boltedshear blocks

gap to truss

as per table

top plate

external wall

bracing wall

internal bracing wall strap as per tablenumber nails each end of2/30x0.8 galv. straps with

end truss (of brace bay) and 2 nails to topwith 3 nails to face of trussbend over end truss and fix

speedbrace

when viewed on plan

speedbrace

sides and 3 nails under plate(if necessary) fix with 2 nails tobend to side of top plate

in this area whereverbattens continuous

possible

NOTE - all nails to be 30 x 3.15flathead

30 x 0.8 g.i. strapgalvanised steel angle

0.75kn/mSheeted two sides

0.45kn/mSheeted one side only Bracing capacity (kn/m)Method

150mm max.150mm max.

30 x 0.8 g.i. strapgalvanised steel angle

150mm max.150mm max.

45º or less

WALL BRACING

AS 1684.2-2006 Residential Timber-Framed Construction

Bracing to be located as shown on plan.

Structural ply to external walls (inside cavity) refer to detail SP1

Steel angle bracing walls (housed into studs) refer to details MB1-2.All bracing shall be fixed in strict accordance to manufacturers specifications.The top of all timber bracing walls shall be fixed to roof and ceiling,refer to details 'C' & 'D'.

STRUCTURAL PLY BRACING

STEEL ANGLE BRACING

UNDER EAVES BRACING

NOMINAL SHEET BRACING WALLS

ROOF BRACING

STEEL ANGLE (1.5kn/m)STEEL ANGLE (3.0kn/m)

DETAIL Capproved concretefasteners

For external bracing walls under the ends of eaves refer to

11 of 13

SECTIONPLAN

WALL BRACING UNDER SOFFIT DETAILS

70x35 MGP1270x35 MGP1270x35 MGP1270x35 MGP12

70x35 MGP1270x35 MGP1270x35 MGP12

stud spacing - 450 crsbatten spacing - 600 crssheet roofing

(or steel batten)

- 4500mm uplift load@

600mm centres1/M12 tie down rod or bolt

- 7500mm uplift load

- 7500mm uplift load4/2.8mm nails each end (25Kn)2/30x0.8mm Looped Straps

1/M16 tie down rod or bolt@

600mm centres

sheet roofing

wall framing - pine (JD4)battens - hardwood (J2) or steeltruss spacing - 600 crs, pine (JD4)

batten spacing - 600 crsstud spacing - 450 crs

bottom plate to slab / floor frame( @

600mm centres)

20.013.0

bottom plate to studs@ 600mm crs

20.013.0

top plate to studs @ 600mm crs

13.013.0

trusses to top plate @ 600mm crs

4.50general area-1.30

4.50roof edges-2.30

Roof battens to trusses / rafters

Roof battens to trusses / raftersroof edges-2.30

4.50general area-1.30

4.50trusses to top plate @

600mm crs22.0

25.0top plate to studs @

600mm crs22.0

35.0bottom plate to studs@

600mm crs22.0

35.0

( @ 600mm centres)

bottom plate to slab / floor frame

UPLIFT LOAD WIDTH - 4500mm

UPLIFT LOAD WIDTH - 7500mm

REQUIRED "Kn"

WALL FRAMING

100 max

13.020.0

22.035.0

1/75x no.14 Type 17 screw(50mm penetration)1/30x0.8mm Looped Strap4/2.8mm nails each end (13Kn)- 4500mm uplift load

gangnail roof trusses @ 600 crs

to manufacturers specifications

nominated top plate

Rods at 900mm crsM12 Rods = 20Kn upliftM16 Rods = 35Kn uplift2/M16 Rods = 70Kn uplift

M16 Rods = 65x65x5.0mm washersM12 Rods = 50x50x3.0mm washersSteel W

asher Size:

provide 30x0.8mm Looped Strap4/2.8mm dia. nails at each end

nominated lintel

nominated hold down rodssecondary jamb stud(refer jamb stud schedule for numberof studs adjacent openings)

jamb stud

75x38mm hwd batten

nominated rafter

M12 bolt verticallymax. 100mm from rafternominated beam

nominated postBEAM / RAFTERSCALE 1:10

top platewall studsnogging-1 rowbottom plate

ROOF SPAN 4500mm2/70x35 MGP1270x35 MGP1270x45 MGP122/70x35 MGP12

3/70x45 MGP1270x45 MGP1270x45 MGP1270x45 MGP12

ROOF SPAN 7500mm

ROOF SPAN 7500mm3/70x45 MGP12

2/70x45 MGP12ROOF SPAN 4500mm

1000

WALL STUDS AT SIDES OF OPENINGS

18002600

3/70x45 MGP124/70x45 MGP12

4/70x45 MGP12

ROOF SPAN 7500mm70x35 MGP12ROOF SPAN 4500mm

bottom platenogging-1 rowwall studstop plate

INTERNAL FRAME WITH STUDS @

450mm CRS

refer to bracing & wall framing layoutLINTELS OVER OPENINGS

NOTE- selected sheet roofing fixed in accordance with

- bracing of roof trusses in accordance with manufacturers specs.

opening upto:

manufacturers specifications

(bolt thru beam)CONNECTION DETAIL

(refer to lintel layout)

truss spacing - 600 crs, pine (JD4)battens - hardwood (J2) or steelwall framing - pine (JD4)

REQUIRED "Kn"PROVIDED "Kn"

EXTERNAL FRAME & LOADBEARING WALLS (STUDS @ 450 CRS)

SPECIFICATIONSBY-LAW

S & CODES (C2) SHEET ROOF

Smoke alarms shall be installed in accordance with the Building Code of Australia.adaptor) or to jump-up connection provided.Stormwater from roof shall be discharged to the street, kerb and channel (using approved

of 1000mm above finished floor levels.Handrails and balustrades shall comply with the Building Code of Australia and be a min.14. HANDRAILS -

points. It is the responsibility of the builder to check prior to construction.gangnail roof truss manufacturers design for girder truss positions and load bearingAll beams, bearers, lintels and joist sizes nominated shall be checked and verified against

and with Local Authority.The builder shall check positions of easements, sewer lines and flood levels on siteAll levels, site dimensions and setouts are to be verified on site.Any discrepencies shall be reported to building designer.W

ritten dimensions shall take precedence over scale.1. GENERAL -

the Building Code of Australia, Part 3.8.3.3

10. INTERNAL DOORS -

of confomity.builder (principal contractor) to ensure the installer is licenced and can provide certificationie. Stainless steel mesh / Granite Guard etc. It shall be the responsibility of the1-2011. It shall be the responsibility for the owner to nominate systems of their choiceAll chemical and physical termite barriers specified shall be in accordance with AS 3660-13. TERMITE RISK MANAGEMENT -flashing above.All windows and sliding glazed doors on gable ends shall have 50mm galvabond window12. FLASHINGS -Building Code of Australia.Internal W

C enclosures shall be vented in accordance with Part 3.8.5 (ventilation) of the11. VENTILATION -

WC room enclosures shall be provided with externally removable hinges in accordance with

plan.and fixed in strict accordance with manufacturers specifications - all sizes shown on floorAll windows and sliding glazed doors shall be powdercoat finished (unless stated otherwise)9. ALUMINIUM W

INDOWS AND DOORS -

Villaboard or water resistant plasterboard to wet areas.ceilings) fixed in accordance with manufacturers specifications.Plasterboard generally to all walls and ceilings (10mm thick to walls - 10mm thick to8. INTERNAL W

ALL LININGS -2011 Residential Timber Framed Construction.Timber framed construction - timber sizes and construction shall comply with AS 1684.2Brick veneer (wall ties @

600x600 crs) in accordance with AS 3700 and SAA Masonry code.7. W

ALLS -Selected sheet roofing fixed in accordance with manufacturers specifications.6. ROOFING -Shop primed (all fixing bolts shall be hot dipped galvanised).5. STEEL -

Timber Framed Construction.

All concrete work, footings and slab to be in accordance with structural engineers details.4. CONCRETE -

Timber sizes and details not to be shown shall comply with AS 1684.2-2011 Residential3. TIMBER -All materials shall be new.2. MATERIALS -

MATERIALS AND COMPONENTSconditions applicable in this industry.Means a current specification approved by the Local Authority for use under theMANUFACTURERS SPECIFICATIONS1684.3 2011 Residential Timber Framed Construction and all codes referred to therein.the Building Code of Australia 2011 edition and subsequent amendments to date, ASAll construction shall be designed and built to comply with the Building Act 1975-2011,

SCALE 1:10TRUSS TIE DOW

N DETAIL

SCALE 1:20

nominated bottom plate(refer to framing schedule)

WALL FRAME - LINTEL FIXING

nominated beam

nominated bolt vertically

truss top chord

75x50x5.0mm MS anglenominated bolt

TRUSS / RAFTER CONNECTION TO TIMBER BEAM DETAIL

TIE DOWN FIXING - UPLIFT LOAD 4500mm

TIE DOWN FIXING - UPLIFT LOAD 7500mm

PROVIDED "Kn"

CO

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Client:



ISSUE:

B

JOB NO:

TD12-1422

DATE: 22/08/2013

DESIGNER: PDT

DRAWN: PDT

SHEET SIZE: A3

SHEET 13 of 13

SCALE:

1:100

STAGE:


B



12-2

4SW

12-2

4SW

06-1

8SW

21-27s/d

06-18SW

21-1

8SW

820

18-18SW

12-1

8SW

720

820

720

720

720

820

09-0

6SW

720720

21-1

2SW

12-1

2SW

820

410

820

21-1

8s/d

WM

REF.T

hosecock

hosecock

SCOTT STREETDRAINAGE PLAN

cosorg

Clean outClean out to surfaceOverflow releif gullyInspection opening

ju

co

ioJump up

LEGEND

sewer line to jump up at rear

P a g e | 6

Part 6 – Previous Approval

DA-2007-485

P a g e | 7

Part 7 – DERM Survey Plans

P a g e | 8

Part 8 – EPA Contaminated Land Search

Department of Environment and Heritage Protection (EHP)ABN 46 640 294 485

400 George St Brisbane, Queensland 4000GPO Box 2454, Brisbane QLD 4001, AUSTRALIA

www.ehp.qld.gov.au

SEARCH RESPONSEENVIRONMENTAL MANAGEMENT REGISTER (EMR)

CONTAMINATED LAND REGISTER (CLR)

Findasite.net.auPO Box 8564Gold Coast Mail CentreBundall QLD 9726

Transaction ID: 49394378 EMR Site Id: 14 October 2013Cheque Number:Client Reference:

This response relates to a search request received for the site:Lot: 12 Plan: SP25916388 SCOTT StreetSOUTH MACKAY

EMR RESULT

The above site is NOT included on the Environmental Management Register.

CLR RESULT

The above site is NOT included on the Contaminated Land Register.

ADDITIONAL ADVICE

From the 1st August 2012, the price of an EMR/CLR search will increase to $41.55 per lot forinternet based searches and $48.85 per lot for EMR/CLR searches done by means other than theinternet.

If you have any queries in relation to this search please phone 13QGOV (13 74 68)

RegistrarAdministering Authority

Page 1 of 1

P a g e | 9

Part 9 – As Constructed Services Plans (MRC Plans)

of 1

14/10/2013http://www.mimapsmackay.com.au/output/servs_infrastructure_print_gisweb5147251...

part 1 idas forms - mackay council · 2014-10-05 · gcmc, bundall, qld, 9726 [email protected]...

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