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Town Planning Report

21 Streeter Avenue, West Mackay HRP12166

F6m

Development Permit – Material Change of Use – Multiple Dwelling Units (6 Dwellings Units)

Prepared for Johnny Thai

December 2012

Town Planning Report

21 Streeter Avenue, West Mackay Lot 18 RP720085 HRP12166

megana

Received (Manual Date)

Town Planning Report 21 Streeter Avenue, West Mackay

December 2012 Cardno HRP ii

Document Information

Prepared for Johnny Thai

Project Name 21 Streeter Avenue, West Mackay

File Reference HRP12169.R01.001.docx

Job Reference HRP12166

Date December 2012

Document Control

Version Date Author Author Initials

Reviewer Reviewer Initials

1 5/12/2012 Ben Russell BR Michael Jewell MJ

Prepared for: Johnny Thai 71 Yangoora Road, Lakemba

Prepared by: Cardno HRP

Cardno HRP retains ownership and copyright of the contents of this document including drawings, plans, figures and other work produced by Cardno HRP. This document is not to be reproduced in full or in part, unless separately approved by Cardno HRP. The client may use this document only for the purpose for which it was prepared. No third party is entitled to use or rely on this document. This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply. For a copy, please contact us or visit http://www.hrppc.com.au/TermsConditions. Our report is based on information made available by the client. The validity and comprehensiveness of supplied information has not been independently verified and, for the purposes of this report, it is assumed that the information provided to Cardno HRP is both complete and accurate. Whilst, to the best of our knowledge, the information contained in this report is accurate at the date of issue, changes may occur to the site conditions, the site context or the applicable planning framework. This report should not be used after any such changes without consulting the provider of the report or a suitably qualified person.

http://www.hrppc.com.au/TermsConditions


December 2012 Cardno HRP iii

Table of Contents

1 Executive Summary 5

1.1 Site Details 5

1.2 Application Details 5

2 Introduction 6

3 Site Details and Characteristics 7

3.1 Site Details 7

3.1.1 Location 7

3.2 Site Characteristics 7

3.2.1 Current Use of the Site 7

3.2.2 Road Frontages 7

3.2.3 Existing Significant Vegetation and Waterway Values 7

3.2.4 Ownership 7

3.2.5 Easements 7

3.2.6 Surrounding Land Uses and Zoning 7

3.2.7 Existing Infrastructure and Services 8

3.2.8 Site Contamination 9

3.2.9 Topography 9

4 Proposed Development 10

4.1 Application Particulars 10

4.2 Proposal Description 10

4.3 Built Form 10

4.4 Parking and Access 11

4.5 Infrastructure and Services 11

4.6 Landscaping 11

4.7 Infrastructure Charges 11

5 Statutory Town Planning Framework 12

5.1 Introduction 12

5.2 Sustainable Planning Act 2009 12

5.2.1 Code Assessment 12

5.2.2 Referral 13

5.2.3 Public Notification 14

5.2.4 State Planning Regulatory Provisions 14

5.2.5 State Planning Policies 15

5.3 MIW Regional Plan 16

5.4 Consolidated Mackay City Planning Scheme 2009 16

5.4.1 Defined Land use 17

5.4.2 Area Classification 17

5.4.3 Applicable Development Codes 17

6 Compliance Summary 18

6.1 Introduction 18

6.2 State Planning Regulatory Provisions 18

6.3 State Planning Policies 18

6.3.1 SPP4/10 Healthy Waters 18

6.4 Consolidated Mackay City Planning Scheme 2009 18

6.5 Compliance with Applicable Codes 18


December 2012 Cardno HRP iv

6.5.1 Mackay Frame Locality Code 18

6.5.2 Multiple Dwellings, Accommodation Units and Dual Occupancy Code 19

6.5.3 Environment and Infrastructure Code 21

6.5.4 Development in the Vicinity of Mackay Airport Overlay Code 21

7 Conclusions and Recommendations 22

Figures

Figure 1 Location Map 23

Figure 2 Zoning Map 23

Appendices

Appendix A – Statement of Code Compliance

Appendix B – Proposal Plans

Appendix C – Owners Consent

Appendix D – Title Searches

Appendix E – Registered Survey Plan, Endorse Survey Plan and Smart Map

Appendix F – Searches: CLR and EMR

Appendix G – Vegetation and Coastal Searches

Appendix H – Detail Survey


December 2012 Cardno HRP 5

1 Executive Summary

1.1 Site Details

Site Details

Address 21 Streeter Avenue, West Mackay

RPD Lot 18 RP720085 (refer to Appendix E)

Owner Audrey Mary Barbeler

Locality Frame

Precinct Pioneer River (Urban)

Zoning Higher Density Residential

1.2 Application Details

Application Details

Development Type Development Permit for – Material Change of Use – Multiple Dwelling Units (6 Dwellings)

Level of Assessment Code

Proposal Summary Construct 6 dwellings on-site in a Multiple Dwelling Unit arrangement

Defined Land Use Multiple Dwelling Units

Referral – Concurrence N/A

Referral – Advice Powerlink

Applicant Johnny Thai

Applicant’s Representative

Michael Jewell

Reference HRP12166



2 Introduction

This planning report accompanies a development application over land located at 21 Streeter Avenue, West

Mackay (refer to Figure 1 – Location Plan).

Johnny Thai, the Applicant, is seeking a Development Permit for a – Material Change of Use – Multiple

Dwelling Units (6 Dwellings) to undertake the proposed development.

Section 4 – The Proposed Development of this report together with Appendix B – Proposal Plans of

Development contains detailed information with regard to the design of the proposed development.

The proposal is assessable development under the Consolidated Mackay City Planning Scheme 2009

(including amendments 1 of 2009, and 1, 3, & 4 of 2010). The planning scheme requires a code assessable

development application to be made in this instance.

Section 313 of the Sustainable Planning Act 2009 (―the SPA‖) prescribes the requirements for code

assessment.

Section 6 – Summary of Compliance of this report provides a summary of the proposed development‘s

compliance with the applicable provisions of the relevant planning framework. Appendix A – Statement of

Code Compliance to this report contains the complete assessment of the proposed development against

the applicable criteria of the relevant codes of the Consolidated Mackay City Planning Scheme 2009.



3 Site Details and Characteristics

3.1 Site Details

3.1.1 Location

The subject site is situated at 21 Streeter Avenue, West Mackay and is located within the Higher Density

Residential Zone of the Pioneer River (Urban) Precinct in the Frame Planning Locality. The area is generally

categorised by residential land. A location map is included in Figure 1.

3.2 Site Characteristics

3.2.1 Current Use of the Site

The subject site currently contains a four bedroom house located at the Streeter Avenue frontage.

3.2.2 Road Frontages

The subject site has direct frontage to Streeter Avenue to the north-east, being a Council Access Street.

There is full kerb and channel for the full frontage of the site.

3.2.3 Existing Significant Vegetation and Waterway Values

The subject site is clear of vegetation and as it is in an established urban area, no mapped remnant

vegetation remains on the site. The Pioneer River is approximately 280m north-west of the subject site.

3.2.4 Ownership

The registered owner of the subject site is Audrey Mary Barbeler. Refer to Appendix D – Title Searches for

details

3.2.5 Easements

There are no easements on the subject site. Refer to Appendix D – Title Searches and Appendix E –

Registered Survey Plan, Endorsed Survey Plan and Smart Map for details.

3.2.6 Surrounding Land Uses and Zoning

Table 3 below outlines the various land uses and zones of the properties surrounding the subject lot.

Table 3: Surrounding land uses and Zoning

Direction Zoning Land use

North Public Purposes Open Space

East Higher Density Residential Dwelling Houses

South Higher Density Residential Dwelling House

West Higher Density Residential Dwelling Houses



Figure 3: Surrounding Land Uses (Source: MiMaps)

3.2.7 Existing Infrastructure and Services

Table 4 provides a description of the location of existing services on-site.

Table 4 – Existing Service Location

Water A Council reticulated water supply main is located within Streeter Avenue.

Sewerage A Council reticulated sewer main runs through the southern portion of the lot.

Stormwater There is existing stormwater infrastructure in the Streeter Avenue frontage,

identified as the legal point of discharge.

Electricity Overhead electricity is provided along Streeter Avenue.

Access Access to the subject site is provided via Streeter Avenue, adjacent to the north-

east boundary.

Roads The proposed development will be accessed via Streeter Avenue; a Council

controlled Access Street with kerb and channel for the full site frontage.

Dwelling Houses

Shops Shops

Open Space Dwelling

Houses



3.2.8 Site Contamination

On 22 October 2012 a search of the Environmental Register and Contaminated Land Register was

executed, which confirmed that the subject site is not included in either register.

Refer to Appendix F – Searches CLR & EMR for details.

3.2.9 Topography

The site has a gradual fall from approximately RL 11m AHD on the south-eastern boundary to approximately

RL 10m AHD at the north-western boundary.

Refer to Appendix H – Detail Survey for details.



4 Proposed Development

4.1 Application Particulars

Application Particulars

Development Type Development Permit – Material Change of Use – Multiple Dwelling Units (6 Dwelling Units)

Level of Assessment Code

Proposal Summary Establish 6 Multiple Dwelling Units on-site

Defined Land Use Multiple Dwelling Units

Referral – Concurrence N/A

Referral – Advice Powerlink

4.2 Proposal Description

The proposed development involves a Material Change of Use for Multiple Dwelling Units (6 Dwelling Units).

Each dwelling will consist of the following:

Ground Floor

o Single garage including laundry;

o Kitchen;

o Living/Dining room;

o Toilet; and

o Patio and private open space.

Level 1

o 3 x bedrooms (1 with ensuite); and

o Bathroom.

For further detail refer to Appendix B – Proposal Plans.

4.3 Built Form

The proposed development will establish 6 double storey dwelling units on the site. 3 dwellings front directly

onto Streeter Avenue with another 3 dwellings located behind. As part of the detailed design great

consideration was undertaken to ensure that the overall development appropriately addresses the Streeter

Avenue frontage. To guarantee that this is achieved the front entrance to Units 1, 2 and 3 directly fronts onto

Streeter Avenue with each unit having an independent pedestrian path to the street. The following building

materials will be incorporated to create a visually interesting façade:

Fibre Cement sheet wall cladding with expressed joints;

Fibre Cement sheet wall cladding with timber batten cover strips over joints;

Rendered and Painted finish;

Weatherboard type lineal profile cladding;

Select timber cladding;

Timber battening/screen; and

Colorbond metal roof sheeting.

For further information refer to Appendix B – Proposal Plans.



4.4 Parking and Access

In accordance with the requirements of Schedule 2 of the Planning Scheme the site will be provided with 9

car parking spaces at a rate of 1.5 parks per dwelling. It is noted that each dwelling will be provided with 1

covered space in the form of a single garage. Access onto the site is gained via Streeter Avenue to the

north- east boundary. A standard crossover will be constructed as part of the proposed development in

accordance with Council standards. Detailed design will be carried out as part of a subsequent Operational

Works application.

4.5 Infrastructure and Services

The subject site is connected to all essential services including electricity, telecommunications, water supply,

sewerage and stormwater. Connection to these services will be made as part of this development. An

engineering report detailing connection details will be provided to Council at a later date.

4.6 Landscaping

Landscaping will be provided on-site in accordance with relevant Council requirements to ensure the

proposed development maintains the streetscape of the locality. A detailed landscape report will be provided

to Council at a later date.

4.7 Infrastructure Charges

In accordance with Council‘s Adopted Infrastructure Charges resolution (AICR) (effective from 16 July 2012), Council infrastructure charges and credits are applicable to any development approval for a Material Change of Use.

In accordance with the AICR, applicable charges for a Material Change of Use – Multiple Dwelling Units (6 Dwelling Units) on the subject site are as follows:

Adopted Charge Calculation –

Development Class Adopted Charge Unit of Measure

No. of Units

Amount of Adopted Charge

3 or more bedroom dwelling unit $28,000 Dwelling Units 6 $168,000

Total Adopted Charge $168,000

Discount Calculation –

Development Class Discount Unit of Measure

No. of Units

Amount of Discount

Existing Lot $28,000 Lot 1 $28,000

Total Discount $28,000

Net Adopted Infrastructure Charge Summary

Total Adopted Charge Total Discount Net Adopted Infrastructure Charge

$168,000 $28,000 $140,000



5 Statutory Town Planning Framework

5.1 Introduction

This section of the town planning report explains the applicable components of the statutory town planning

framework and their relevance to the proposed development.

5.2 Sustainable Planning Act 2009

The Sustainable Planning Act 2009 (the SPA) is the statutory instrument for the State of Queensland under

which, amongst other matters, development applications are assessed by local governments.

The SPA replaced the now repealed Integrated Planning Act 1997.

The SPA delivers an Integrated Development Assessment System (IDAS) for integrating State and local

government assessment and approval processes for development. Relevant stages in the IDAS process

including referral and public notification are addressed below.

5.2.1 Code Assessment

The planning framework relevant to assessing the development application at the time of lodgement

comprises the SPA and the Consolidated Mackay City Planning Scheme 2009.

Section 238 of the SPA prescribes that a development permit is necessary for assessable development, as

declared under the relevant planning scheme.

In this instance, a Code Assessable development application is required to be made to the assessment

manager to acquire the necessary development permit (refer to Section 5.4 – Consolidated Mackay City

Planning Scheme 2009 of this report).

Section 313 of SPA set out the provisions for assessment managers to assess code assessable applications

as follows:

―(2) The assessment manager must assess the part of the application against each

of the following matters or things to the extent the matter or thing is relevant to

the development—

(a) the State planning regulatory provisions;

(b) the regional plan for a designated region, to the extent it is not identified

in the planning scheme as being appropriately reflected in the planning

scheme;

(c) any applicable codes, other than concurrence agency codes the

assessment manager does not apply, that are identified as a code for

IDAS under this or another Act;

(d) State planning policies, to the extent the policies are not identified in—

(i) any relevant regional plan as being appropriately reflected in the

regional plan; or

(ii) the planning scheme as being appropriately reflected in the

planning scheme;

(e) any applicable codes in the following instruments—

(i) a structure plan;

(ii) a master plan

(iii) a temporary local planning instrument;

(iv) a preliminary approval to which section 242 applies;

(v) a planning scheme;



(f) if the assessment manager is an infrastructure provider – an adopted

infrastructure charges resolution or the priority infrastructure plan.

(3) In addition to the matters or things against which the assessment manager must

assess the application under subsection (2), the assessment manager must

assess the part of the application having regard to the following—

(a) the common material;

(b) any development approval for, and any lawful use of, premises the

subject of the application or adjacent premises;

(c) any referral agency’s response for the application.

(d) the purposes of any instrument containing an applicable code.

(4) 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 taken to be applicable codes in addition to the applicable codes mentioned

in subsection (2)(c) or (e).

(5) The assessment manager must not assess the application against, or having

regard to, anything other than a matter or thing mentioned in this section.

(6) Subsection (2)(a), (b) and (d) does not apply for the part of an application

involving assessment against the Building Act.‖

According to Section 326 of the SPA:

―(1) The assessment manager’s decision must not conflict with a relevant instrument

unless—

(a) the conflict is necessary to ensure the decision complies with a State

planning regulatory provision; or

(b) there are sufficient grounds to justify the decision, despite the conflict; or

(c) the conflict arises because of a conflict between—

(i) 2 or more relevant instruments of the same type, and the decision

best achieves the purposes of the instruments; or

(ii) 2 or more aspects of any 1 relevant instrument, and the decision

best achieves the purposes of the instrument.‖

At the time of the lodgement of the development application, the common material comprises the application

material only. The application material includes an assessment of the proposed development against the

relevant planning documents and the assessment criteria of the SPA. However, information arising from the

subsequent Information and Referral Stage will also form part of the common material to be assessed by

Council.

5.2.2 Referral

Section 254 of the SPA states that:

―A referral agency has, for assessing and responding to the part of an application

giving rise to the referral, the jurisdiction or jurisdictions prescribed under a regulation.‖

Section 13 of the Sustainable Planning Regulation 2009 (―SPR‖) explains that:

―For sections 250(a), 251(a) and 254(1) of the Act —

(a) schedule 7, column 2 states the referral agency, and whether it is an advice

agency or a concurrence agency, for the development application mentioned in

column 1; and

(b) schedule 7, column 3 states the jurisdiction of the referral agency mentioned in

column 2.‖



In accordance with Schedule 7, Table 3, Item 8 of the Sustainable Planning Regulation 2009 referral is

required to Powerlink for Advice Agency assessment.

Trigger: A material change of use not associated with reconfiguring a lot if any part of the premises is

situated within 100m of a substation.

5.2.3 Public Notification

According to Section 295 of the SPA, the notification stage of the IDAS process applies to an application if

either of the following applies –

―(a) any part of the application requires impact assessment;

(b) the application is an application to which section 242 applies.‖

The proposal does not require impact assessment.

5.2.4 State Planning Regulatory Provisions

A State Planning Regulatory Provision is an instrument made under Division 2 and Part 6 of the SPA for an

area to advance the purpose of the Act by—

(a) providing regulatory support for regional planning or master planning; or

(b) providing for a charge for the supply of infrastructure; or

(c) protecting planning scheme areas from adverse impacts.

A State Planning Regulatory Provision includes a draft State Planning Regulatory Provision.

Section 313(2)(a) of the SPA requires an assessment manager to assess an application against a State

Planning Regulatory Provision to the extent the State Planning Regulatory Provision is relevant to the

development.

At the time of lodgement, the following relevant State Planning Regulatory Provisions were in force:

State Planning Regulatory Provision (Adopted Charges) July 2012

The draft State Planning Regulatory Provision (Adopted Charges) establishes a maximum adopted

charge for trunk infrastructure, identifies for certain local government areas, priority infrastructure

areas to facilitate some aspects of development sequencing in relation to the charging framework

while those local governments complete their priority infrastructure plans, and provides a default

proportional split that may be levied by a distributor retailer and relevant local government, until 30

June 2013. These State Planning Regulatory Provisions are relevant to the proposed development

as the subject site is located within a local government area to which the State Planning Regulatory

Provisions apply.

Draft Coastal Protection State Planning Regulatory Provision – October 2012

The draft Coastal Protection State Planning Regulatory Provision applies to the assessment of

development applications and master plan applications that are properly made under the period in

which the State Planning Regulatory Provision has effect.

The draft Coastal Protection State Planning Regulatory Provision applies to all local government

areas in Queensland that contain areas within the coastal zone and has effect for 12 months from

the date of implementation, i.e. until 8 October 2013.

As a result of the Draft State Planning Regulatory Provision, the State Planning Policy 3/11: Coastal

Protection is suspended from operation (as outlined in section 5.2.5).

The Draft Coastal Protection State Planning Regulatory Provision is not relevant in this instance as

the subject site is not located in the Coastal Management District and is not identified as being

impacted by Coastal Hazards.



5.2.5 State Planning Policies

A State Planning Policy is an instrument made by the Minister about matters of State interest. As prescribed

by Section 314(2)(d) of the SPA, an assessment manager must have regard to State Planning Policies, if

they are not identified in the planning scheme as being appropriately reflected in the planning scheme.

At the time of lodgement, the following State Planning Policies were in force:

SPP 1/92 Development and the Conservation of Agricultural Land

Queensland Government policy, which sets out broad principles for the protection of good quality

agricultural land from inappropriate developments;

SPP 1/02 Development in the Vicinity of Certain Airports and Aviation Facilities

Queensland Government policy, which sets out broad principles for protecting airports and

associated aviation facilities from encroachment by incompatible developments in the interests of

maintaining operational efficiency and community safety;

SPP 2/02: Planning and Managing Development Involving Acid Sulfate Soils

This State Planning Policy aims to ensure that development involving acid sulfate soils is planned

and managed to avoid the release of potentially harmful contaminants into the environment;

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

This State Planning Policy aims to minimise the potential adverse impacts of flood, bushfire and

landslide on people, property, economic activity and the environment;

SPP 1/07: Housing and Residential Development

This State Planning Policy seeks to ensure that large, higher growth local governments identify their

community‘s housing needs and analyse, and modify if necessary, their planning schemes to

remove barriers and provide opportunities for housing options that respond to identified needs;

SPP 2/07: Protection of Extractive Resources

This State Planning Policy identifies those extractive resources of State or regional significance

where extractive industry development is appropriate in principle, and aims to protect those

resources from developments that might prevent or severely constrain current or future extraction

when the need for utilization of the resource arises;

SPP 2/10: Koala Conservation in South East Queensland

This State Planning Policy seeks to ensure koala habitat conservation is taken into account in the

planning process, contributing to a net increase in koala habitat in South East Queensland, and

assist in the long term retention of viable koala populations in South East Queensland;

SPP 3/10: Acceleration of Compliance Assessment

This State Planning Policy provides a standard code for reconfiguring a lot (subdividing one into two)

and associated operational works that require compliance assessment.

SPP 4/10: State Planning Policy for Healthy Waters

The SPP will ensure that development for urban purposes under the Sustainable Planning Act 2009,

including community infrastructure, is planned, designed, constructed and operated to manage

stormwater and waste water in ways that protect the environmental values prescribed in the

Environmental Protection (Water) Policy 2009.

SPP 5/10: Air, Noise and Hazardous Materials

This State Planning Policy complements the existing management framework by providing a more

strategic focus on the location of industrial land uses. The policy will ensure that planning

instruments provide strategic direction about where industrial land uses should be located to protect

communities and individuals from the impacts of air, noise and odour emissions, and the impacts

http://www.ipa.qld.gov.au/docs/spp1_92.pdf

http://www.ipa.qld.gov.au/docs/spp1_02.pdf

http://www.ipa.qld.gov.au/docs/ass_spp_oct_02.pdf

http://www.ipa.qld.gov.au/docs/ass_spp_oct_02.pdf

http://www.ipa.qld.gov.au/docs/SPP_IFBL.pdf

http://www.ipa.qld.gov.au/docs/SPP_IFBL.pdf



from hazardous materials and how land for industrial land uses will be protected from unreasonable

encroachment by incompatible land uses.

Temporary SPP 2/11: Planning for Stronger, More Resilient Floodplains

This State Planning Policy seeks to ensure that development is planned, designed and constructed

to minimise potential flood damage to towns and cities and to improve safety of individuals and

communities.

SPP 3/11 Coastal Protection

This State Planning Policy protects the coastal resources of the coastal zone by setting out criteria

for land-use planning, coastal activities and development assessment, enabling Queensland to

manage development within the coastal zone, including within coastal waters. This aims to satisfy,

in part, the object of the Coastal Protection and Management Act 1995. The State Planning Policy

was suspended on 8 October 2012 pending a full review. The Draft Coastal Protection State

Planning Regulatory Provision manages development in the coastal zone.

SPP 4/11: Protecting wetlands of high ecological significance in Great Barrier Reef

catchments

This State Planning Policy seeks to ensure that development in or adjacent to wetlands of high

ecological significance in Great Barrier Reef catchments is planned, designed, constructed and

operated to prevent the loss or degradation of wetlands and their environmental values, or enhances

these values.

SPP 1/12: Protection of Queensland’s strategic cropping land

This State Planning Policy seeks to protect Strategic cropping land (SCL) by ensuring development

impacts on SCL or potential SCL are managed to preserve the productive capacity of the land for

future generations through assessment under this SPP and through imposing conditions on the

development.

SPP2/12 Planning for Prosperity

The purpose of this Temporary SPP is to ensure that economic growth is facilitated by local and

state plans and is not adversely impacted by planning processes. This policy is to be reflected in

State and local government decision making.

The Consolidated Mackay City Planning Scheme 2009 is the relevant planning scheme in this instance (see

Section 5.4 –Consolidated Mackay City Planning Scheme 2009 below). The planning scheme explicitly

identifies that the following abovementioned State Planning Policies are appropriately reflected in the

planning scheme:

SPP 1/92 - Development and the Conservation of Agricultural Land;

SPP 1/02 – Development in the Vicinity of Certain Airport and Aviation Facilities

SPP 2/02 - Planning and Managing Development Involving Acid Sulfate Soils; and

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

5.3 MIW Regional Plan

The Mackay Isaac Whitsunday Regional Plan (‗MIW) came into full effect on 8 February 2012. Its primary

purpose is to provide a sustainable growth management strategy for the region that articulates strategic

direction and certainty that will accommodate a significant increase in population in MIW to 2031.

5.4 Consolidated Mackay City Planning Scheme 2009

The Consolidated Mackay City Planning Scheme 2009 (including amendments 1 of 2009, and 1, 3, & 4 of

2010) came into force on the 23 April 2010 and is the relevant planning scheme for the assessment of

development proposals within the city of Mackay.

http://www.epa.qld.gov.au/environmental_management/coast_and_oceans/coastal_management/state_coastal_management_plan/



5.4.1 Defined Land use

The proposed development is defined as ―Multiple Dwelling Units‖ as per Schedule 1 of the Consolidated

Mackay City Planning Scheme 2009:

“Multiple Dwelling Units” means any premises used for three or more dwelling units on any one lot.

5.4.2 Area Classification

The site is located within the Higher Density Residential Zone, Pioneer River (Urban) Precinct in the Frame

Locality of the Consolidated Mackay City Planning Scheme 2009.

5.4.3 Applicable Development Codes

As the proposal is Code Assessable development, the proposal is assessed against the relevant Codes as

required by Table 5-1 – Assessment Categories and Relevant Assessment Criteria for Making a Material

Change of Use – Mackay Frame Locality. Below is a list of the primary codes relevant to the proposal.

Codes

Primary Codes

Mackay Frame Locality Code

Multiple Dwellings, Accommodation Units and Dual Occupancy Code

Environment and Infrastructure Code

Secondary Codes

Development in the Vicinity of Mackay Airport Overlay Code

A summary of compliance is set out in Section 6 of this report. A detailed assessment against the all of the

relevant provisions of the abovementioned codes is provided at Appendix A – Statement of Code

Compliance.



6 Compliance Summary

6.1 Introduction

The following sections comprise a summary of compliance against the relevant provisions of the planning

framework as they apply to the proposed development, identified in Section 5 of this report.

More detailed information and responses to the Consolidated Mackay City Planning Scheme 2009 provisions

are included in the Appendices to the proposal report. Appendix A – Statement of Code Compliance is

particularly relevant in this regard, as it contains an assessment of the proposed development against the

relevant codes of the Planning Scheme.

6.2 State Planning Regulatory Provisions

The current State Planning Regulatory Provisions are listed in Section 5.2.4 of this report.

The State Planning Regulatory Provision (Adopted Charges) is relevant to the proposed development and

will be reflected in Council‘s Adopted Infrastructure Charges Notice.

6.3 State Planning Policies

The development application must have regard to all relevant and applicable State Planning Policies, which

are not incorporated or reflected Consolidated Mackay City Planning Scheme 2009.

The State Planning Policies in force at the time of lodgement, and those which are identified in Consolidated

Mackay City Planning Scheme 2009 as being appropriately reflected in the planning scheme are listed in

Section 5.2.5 of this Report.

There are no current State Planning Policies not reflected in the Planning Scheme that are relevant to the

proposed development.

With regards to the remaining State planning policies which have not been identified as being appropriately

reflected in the planning scheme, SPP 4/10 Healthy Waters is relevant to the proposal. An assessment of

the proposal against SPP4/10 is provided below.

6.3.1 SPP4/10 Healthy Waters

The proposed development is for a material change of use for urban purposes that involves and 6 or more

additional dwellings. Therefore the proposal is required to address the stormwater management policies of

State Planning Policy (SPP) 4/10 – Healthy Waters.

Stormwater management practices to be implemented on the subject site and their compliance with the

requirements of SPP 4/10 will be outlined in an Engineering Report to be provided to Council at a later date.

6.4 Consolidated Mackay City Planning Scheme 2009

A comprehensive assessment of the developments compliance with the relevant criteria in the Consolidated

Mackay City Planning Scheme 2009 has been undertaken below.

6.5 Compliance with Applicable Codes

A comprehensive assessment of the development compliance with the relevant Codes of Consolidated

Mackay City Planning Scheme 2009 is included as Appendix A - Statement of Code Compliance of this

Town Planning Report. Compliance with the Codes is summarised below.

6.5.1 Mackay Frame Locality Code

Compliance with the Mackay Frame Locality Code is achieved when development is consistent with the

Specific Outcomes within the code.

The proposed development achieves compliance with the Specific Outcomes of the Mackay Frame Locality

Code.



It is therefore concluded that the proposed development complies with the Mackay Frame Locality Code.

A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the Mackay

Frame Locality Code is provided in Appendix A.

6.5.2 Multiple Dwellings, Accommodation Units and Dual Occupancy Code

Compliance with the Multiple Dwellings, Accommodation Units and Dual Occupancy Code is achieved when

development is consistent with the Specific Outcomes within the code.

A detailed statement about compliance with each of the relevant specific outcomes in the Multiple Dwellings,

Accommodation Units and Dual Occupancy Code is provided in Appendix A. The proposed development

meets each of the relevant Specific Outcomes and associated solutions of the Multiple Dwellings,

Accommodation Units and Dual Occupancy Code excluding; Specific Outcome P3 for Land Suitability,

Specific Outcomes P1.1 and P1.2 for Building Density, Probable Solution S3.1 for Building Setbacks and

Specific Outcome P1 for Communal and Private Open Space.

Specific Outcomes P1.1 and P1.2 for Building Density

P1.1 – Multiple Dwelling Units, Accommodation Units or Dual Occupancy have the following maximum densities, unless otherwise provided in the relevant Locality Code:

(iii) Where in the Higher Density Residential Zone;

a) 1 dwelling unit per 200m² for Dual Occupancy and Multiple Dwelling Units;

P1.2 – The Multiple Dwelling Units, Accommodation Unit or Dual Occupancy have a site coverage not exceeding those limits set in the following Table 9-15.1, unless otherwise provided in the relevant Locality Code.

Height of Building

Higher Density Residential Zone

Any other

Zone

1 Storey 50% 50%

2 Storeys 40% 40%

The proposed development for 6 Multiple Dwelling Units on a 926m2 lot within the Higher Density Residential

Zone will result in an approximate density of 1 dwelling per 154m2. Furthermore, the proposed development

will result in a site cover of approximately 48.5%. As such, compliance with Specific Outcomes P1.1 and

P1.2 is not achieved. However, the proposed development will achieve compliance with the Overall

Outcomes of the Multiple Dwellings, Accommodation Units and Dual Occupancy code and will achieve the

residential density identified for the subject site within Council‘s Draft Residential Densities Strategy (RDS).

The Draft RDS identifies the subject site as being within the Bridge Road Precinct (MK28) and is suitable for

―Medium Density‖ development. Medium Density development in the RDS has a recommended site density

of between 35 and 99 dwellings per hectare. The proposed development proposes a density of

approximately 65 dwellings per hectare and is therefore compliant with this strategy.

With regards to site cover the Draft RDP outlines that the maximum site cover possible for Medium Density is

75% of the area. The proposed development with a site cover of approximately 48.5%, is therefore

considered to be compliant with the strategy.

Assessment of the relevant Overall Outcomes of the Multiple Dwellings, Accommodation Units and Dual

Occupancy Code is provided on Page 20.

Specific Outcome P1 for Communal and Private Open Space

P1 – For dwelling units, communal open space and any associated facilities are provided, unless otherwise specified in the relevant Locality Code, to suit:

(i) the overall residential density;

(ii) the type of activity;

(iii) maintenance requirements;

(iv) the privacy of nearby dwelling units; and



(v) informal surveillance and security needs.

It is not proposed to provide communal open space. As such, compliance with Specific Outcome P1 will not

be met. However, the proposed development will achieve compliance with the overall outcomes of the

Multiple Dwellings, Accommodation Units and Dual Occupancy Code. Assessment of the relevant Overall

Outcomes of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code is provided on Page

20 of this report.

Specific Outcome P3 for Land Suitability

P3 – For Accommodation Units and Multiple Dwelling Units, the premises have vehicle access from a street

other than from an Access Place or Access Street. For Dual Occupancy, the premises have direct access to

a formed road, except where an arterial, sub-arterial, or major collector road.

The subject site has direct access onto Streeter Ave via the north-east boundary, being a Council controlled

Access Street. As such, compliance with Specific Outcome P3 will not be achieved. However, the proposed

development will achieve compliance with the Overall Outcomes of the Multiple Dwellings, Accommodation

Units and Dual Occupancy code. Assessment of the relevant Overall Outcomes of the Multiple Dwellings,

Accommodation Units and Dual Occupancy Code is provided below:

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

The subject site is suitable for higher residential densities in terms of site area, dimensions, gradient, infrastructure and proximity to community facilities. The subject site is of sufficient size to allow the development of six dwelling units while still maintaining the side and rear setback requirements to maintain the privacy of adjoining residents. This will therefore ensure that the amenity of the locality is maintained. The site is relatively flat and is not hindered by steep land. Furthermore, the site is situated in a locality that is serviced by all essential services expected in the urban locality and facilities.

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

The proposed development is of a high design standard incorporating a wide variety of building materials and building lines to achieve an attractive streetscape. Furthermore, Units 1, 2 and 3 along the Streeter Avenue have been designed to directly address the frontage to integrate with the surrounding locality.

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

On-site landscaping and fencing will be designed to integrate and enhance the streetscape and to achieve a high standard of amenity in accordance with the requirements of the Planning Scheme. A detailed landscaping plan will be provided to Council at a later date.

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

The subject site is accessible from the existing West Mackay transport network by all forms of transport. The proposed development will allow future on-site occupants to access the existing transport networks.

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

The proposed development is a consistent use in the locality and is not considered to introduce impacts that are inconsistent with the locality. Furthermore, the proposed building is of a size and scale that will not detrimentally impact on the adjoining premises.

The development is therefore considered to comply with Specific Outcomes P1.1 and P1.2 for Building Density, Specific Outcome P1 for Communal and Private Open Space and Specific Outcome P3 for Land Suitability.



Probable Solution S3.1 for Building Setbacks

S3.1 – Unless otherwise specified in the relevant Locality Code, buildings with walls up to 4.5m in height have a minimum side and rear boundary setback of 1.5m.

It is noted that it is proposed to have a setback of 1.5m from the north western boundary to Unit 3 with a

building wall of 7.5m. Therefore, compliance with Probable Solution S1 will not be achieved. However, an

alternative solution is proposed to ensure that appropriate setbacks area incorporated on-site and Specific

Outcome P3 is achieved, as outlined below

P3 – All dwelling units are set back from side and rear boundaries of the site to ensure:

(i) the building is integrated with existing development; and

(ii) residents are provided with adequate privacy.

Complies – It is noted that the ground floor is setback 1.5m from the north-west boundary. However, the first floor is setback 2m from the boundary in compliance with Probable Solution S3.2 of the Code. Accordingly, the proposed development will maintain the privacy of adjoining residencies. The development is therefore considered to comply with Specific Outcome P3 – Building Setbacks within the Code.

The proposed development achieves compliance with all other Specific Outcomes of the Multiple Dwellings,

Accommodation Units and Dual Occupancy Code.

It is therefore concluded that the proposed development complies with the Multiple Dwellings,

Accommodation Units and Dual Occupancy Code.

6.5.3 Environment and Infrastructure Code

Compliance with the Environment and Infrastructure Code is achieved when development is consistent with

the Specific Outcomes within the code.

The proposed development achieves compliance with the Specific Outcomes of the Environment and

Infrastructure Code.

It is therefore concluded that the proposed development complies with the Environment and Infrastructure

Code.

A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the

Environment and Infrastructure Code is provided in Appendix A.

6.5.4 Development in the Vicinity of Mackay Airport Overlay Code

The site is located approximately 3km from the Mackay Airport and is within the 50m ANEF contour.

The proposal is not for a use triggered as code or impact assessment in ―Table 8-7 Assessment Categories

and Relevant Assessment Criteria for Development in the Vicinity of Mackay Airport Overlay – Making a

Material Change of Use‖ and is therefore exempt from assessment against the Code.



7 Conclusions and Recommendations

This proposal report accompanies an application by Johnny Thai seeking a Development Permit for a

Material Change of Use, to facilitate the development of 6 Multiple Dwelling Units on the subject site.

Technical assessments have been undertaken with regard to the proposed development in order to assess

potential impacts and to address the relevant codes used by Council to assess the proposed development.

The information provided in this proposal report (and accompanying technical appendices) demonstrates

that the proposed development complies with all relevant provisions of the relevant planning framework.

According to Section 326 of the SPA:

―(1) The assessment manager’s decision must not conflict with a relevant instrument

unless—

(a) the conflict is necessary to ensure the decision complies with a State

planning regulatory provision; or

(b) there are sufficient grounds to justify the decision, despite the conflict; or

(c) the conflict arises because of a conflict between—

(i) 2 or more relevant instruments of the same type, and the decision

best achieves the purposes of the instruments; or

(ii) 2 or more aspects of any 1 relevant instrument, and the decision

best achieves the purposes of the instrument.‖

The proposed development complies, and is consistent with the relevant and applicable provisions of the

statutory town planning framework. Sufficient planning grounds have been identified which justifies any

potential conflict with the planning scheme provisions. In particular, the proposed development:-

I. Is a consistent use in the Higher Density Residential Zone;

II. Will facilitate the development of a currently underutilised site;

III. Will provide a high quality development that will maintain the amenity to surrounding land uses and

enhance the streetscape of the locality; and

IV. Is consistent with the Mackay City Planning Scheme.

We therefore recommend that Council favourably consider the proposed development and approved the

proposed development application, subject to reasonable and relevant conditions.

Yours faithfully

Michael Jewell

Office Manager and Principal

Planning

For CARDNO HRP

Yours faithfully

Ben Russell

Planner

For CARDNO HRP



21 Streeter Avenue, West Mackay

FIGURES

Figure 1 Location Map

Figure 2 Zoning Map

21 STREETER AVENUE, WEST MACKAYLOT 18 RP720085

AMENDED >

FILENAME >

JOB NO. >

SCALE >

SOURCE >

LOCATION MAP

HRP12166

1:3,000

GOOGLE MAPS: Image dated 7/11/12

DATE >

VERSION >

NOVEMBER 2012

N/A

1.0

FIGURE 11

Location Map

SUBJECT SITE

LEGEND

60 90 120metres0 30

1:3,000N

FIGU

RE1111111

SUBJECT SITESUBJECT SITESUBJECT SITE

BRT GARRAWAY ST

BRIDGE RD

TST

STREETER AVE

RA (Rural)

RR (Rural Residential)

SAP (Special Activities - Port)

SAT (Special Activities - Tourism)

SR (Sport and Recreation)

UE (Urban Expansion)

UR (Urban Residential)

V (Village)

WA (Waterfront)

21 STREETER AVENUE, WEST MACKAYLOT 18 RP720085

AMENDED >

FILENAME >

JOB NO. >

SCALE >

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ZONING MAP

HRP12166

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MACKAY CITY COUNCIL PLANNING SCHEME: ZONE MAP

SERIES 19: NORTH MACKAY: 5/11/10

DATE >

VERSION >

NOVEMBER 2012

N/A

1.0

FIGURE 22

Location Map

SUBJECT SITE

LEGEND

60 90 120metres0 30

1:3,000N

FIGU

RE2222222

CC (Commercial-Centre)

CM (Commercial-Main Street)

CMS (Commercial-Major Shopping)

CO (Commercial)

CR (City Residential)

CS (Commercial-Services)

HR (Higher Density Residential)

IH (Industry-High Impact)

IL (Industry-Low Impact)

MU (Mixed Use)

OS (Open Space)

PP (Public Purposes)

SUBJECT SITESUBJECT SITESUBJECT SITE




APPENDIX

A STATEMENT OF CODE COMPLIANCE



Statement of Code Compliance

Consolidated Mackay City Planning Scheme 2009

Primary Codes

Mackay Frame Locality Code

Multiple Dwellings, Accommodation Units and Dual Occupancy Code

Environment and Infrastructure Code

Secondary Codes

Development in the Vicinity of Mackay Airport Overlay Code



MACKAY FRAME LOCALITY CODE

Division 5 – Specific Outcomes and Probable and Acceptable Solutions for the Mackay Frame Locality

Specific Outcomes Acceptable / Probable Solutions Proposal

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 – The proposal is not for a commercial

use.

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 proposed development for Multiple

Dwellings Units is appropriately located within the Higher Density 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 proposal is not for tourist

development.

P4 Land uses adjacent to industrial areas and key extractive resources areas which are incompatible with those areas include a buffer which mitigates any adverse impacts from the industrial use on the

S4 No solution specified. Not Applicable – The subject site is not adjacent to

industrial areas or key extractive resource areas.




new use.

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. Complies – The subject site is located within an existing

road network within the Higher Residential Density Zone.

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 subject site is not located within proximity of rail infrastructure.

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.

S7 No solution specified. Not Applicable – The subject site is not within a rail

corridor.

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.

S8 No solution specified. Not Applicable – The subject site is not located within

proximity of cane tramways.

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

S9 No solution specified. Complies – All urban infrastructure is available to the

subject site including water sewerage, stormwater, electricity, telecommunications and roads.




infrastructure plan.

P10 Land fronting the Bruce Highway has limited direct access, if any, to the highway in accordance with the requirements and specifications of the Department of Main Roads.

S10 No solution specified. Not Applicable – The subject site does not front onto 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. Not Applicable – The subject site is not in the vicinity of possible future Port Access corridors.

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. Not Applicable – The subject site is not port land or

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.


the vicinity of major road transport routes serving the Mackay seaport, the airport, the railway or 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.


the vicinity of open space




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 Ooralea) is designed and sited to take into account:

(i) noise;

(ii) lighting; and

(iii) traffic impacts of activities and major events.


the vicinity of open space



HIGHER DENSITY RESIDENTIAL ZONE IN THE MACKAY FRAME LOCALITY


Assessable Development

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.

S1 No solution specified. Complies – The proposed development will make

efficient use of the site by increasing densities in the Higher Density Residential Zone. Furthermore, the proposed development will be in character with Council‘s desired character of the locality, being higher density residential uses.

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.

S2 No solution specified. Not Applicable – The subject site is not in the proximity

of the North Coast Railway, the Bruce Highway or 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 the Mackay Frame Locality.

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

Complies – The subject site is located within the existing

Higher Density Residential Zone where all infrastructure is available.

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

S4 No solution specified. Not Applicable – The proposed use is for a residential

activity.




(ii) includes design and siting measures to control any external impacts from the activity.



MULTIPLE DWELLINGS, ACCOMMODATION UNITS AND DUAL OCCUPANCY CODE Specific Outcomes Acceptable / Probable Solutions Proposal

Land Suitability

P1 Multiple dwellings, accommodation units and dual occupancies are:

(i) physically suited to or able to make provision for pedestrian movement within the site;

(ii) well drained;

(iii) not subject to any sources of unacceptable odour, noise or other pollution; and

(iv) oriented to cooling summer breezes.

S1.1 The site has a slope of less than 15%.

S1.2 Buildings and open space areas are oriented to the north and east.

S1.3 The premises does not adjoin (or is buffered from) heavily trafficked roads, railways or industrial areas.

S1.1 – Complies – The subject site has a slope less than 15%.

S1.2 – Complies – Each dwelling is orientated towards

the north-east.

S1.3 – Complies – The subject site does not adjoin a heavily trafficked road, railway or industrial area.

P2 The premises are accessible to or served by:

(i) emergency services;

(ii) local and district community, recreation, and commercial facilities; and

(iii) the transport network.

S2 The premises are within 400m walking distance of shops, open space and public transport routes.

Complies – The subject site is within 200m of the

Mackay Base Hospital and public transport route from the Hospital to the CDB.

P3 For Accommodation Units and Multiple Dwelling Units, the premises have vehicle access from a street other than from an Access Place or Access Street. For Dual Occupancy, the premises have direct access to a formed road, except where an arterial, sub-arterial, or major collector road.

S3 No solution specified. Does Not Comply – The subject site has direct access

onto Streeter Ave via the north eastern boundary, being a Council controlled Access Street. As such, compliance with Specific Outcome P3 will not be achieved. However, the proposed development will achieve compliance with the Overall Outcomes of the Multiple Dwellings, Accommodation Units and Dual Occupancy code. This has been addressed in detail in section 6.5.2 of this report.

Building Density

P1.1 Multiple Dwelling Units, Accommodation Units or Dual Occupancy have the following maximum densities, unless otherwise provided in the relevant Locality Code:

(iii) Where in the Higher Density Residential Zone;

a) 1 dwelling unit per 200m² for Dual Occupancy and Multiple Dwelling Units;

P1.2 The Multiple Dwelling Units, Accommodation Unit or Dual Occupancy have a site coverage not exceeding those limits set in the following Table 9-

S1 No solution specified.

Does Not Comply – The proposed development for 6

Multiple Dwelling Units on a 926m2 lot within the Higher

Density Residential Zone will result in an approximate density of 1 dwelling per 154m

2. Furthermore, the

proposed development will result in a site cover of approximately 48.5%. As such, compliance with Specific Outcomes P1.1 and P1.2 is not achieved. However, the proposed development will achieve compliance with the Overall Outcomes of the Multiple Dwellings, Accommodation Units and Dual Occupancy code and will achieve the residential density identified for the subject site within Council‘s Draft Residential Strategy. This has




15.1, unless otherwise provided in the relevant Locality Code.

Height of Building

Higher Density Residential Zone

Any other

Zone

1 Storey 50% 50%

2 Storeys 40% 40%

3 Storeys 30% 30%

> 3 Storeys 30% 30%

been addressed in detail in section 6.5.2 of this report.

Plot Ratios

P2 Multiple Dwelling Units, Accommodation Units and Dual Occupancy have a plot ratio in keeping with development in the locality such that the streetscape, character and residential amenity is maintained.

S2 Multiple Dwelling Units, Accommodation Units or Dual Occupancy have the following maximum plot ratios unless otherwise provided in the relevant Locality Code:

(i) where in the Urban Residential or Village Zones:

(a) 0.5:1; or

(b) 0.6:1 where the premises is located within 200m of public open space or a designated shopping centre; and

(ii) where in the Higher Density Residential Zone 0.8:1; and

(iii) where in any other zone, No solution specified.

Complies – The proposed development has a plot ratio

of approximately 0.58:1.

Site Dimensions and Layout

P1 The size of the site permits efficient operation of the use.

S1 The site has:

(i) an area of 800m2 or more; and

(ii) a minimum frontage of 20m.

Complies – The subject site is 926m2 and has frontage

to Streeter Avenue of approximately 25m.

P2 The layout of the premises connects into the neighbourhood through:

(i) pedestrian, cycle and vehicle access;

(ii) visual links to views or features of significance;

(iii) buildings facing street and public open spaces; and

(iv) building, streetscape and landscape design relating to the surrounding neighbourhood

S2 No Solution specified.

Complies – The proposed development will ensure

connection to the neighbourhood due to the following:

Connection will be made to the existing pedestrian, cycle and vehicle networks within the Streeter Avenue frontage; and

Units 1, 2 and 3 will address the street frontage.




character.

P3 The layout of the premises:

(i) provides useable open space conveniently accessible to residents and which is capable of being efficiently maintained; and

(ii) takes account of attractive neighbouring premises and streetscape.


Complies – Open space is conveniently accessible from

each dwellings living/dining room on the ground floor.

P4 Internal vehicle access and layout is provided to:

(i) discourage speeding;

(ii) provide safe, convenient and all-weather access and parking. and

(iii) all vehicles are able to leave the site in a forward gear.

S4 Car parking and access are provided in accordance with Schedule 2.

Complies – In accordance with the requirements of

Schedule 2 a total of 9 car parking spaces are proposed on-site at a rate of 1.5 parks per dwelling. A total of 6 parks will be covered in the form of single garages for each dwelling.

P5 Footpath layout:

(i) provides safe, direct and gentle gradient footpaths provided within and adjacent to the premises; and

(ii) discourages use of the premises as a pedestrian through-route for non-residents and provides privacy to interior spaces from all passers by.


Complies – If required a footpath can be provided along

the Streeter Avenue frontage in accordance with Council requirements.

P6 Buildings are sited to provide a clearly delineated transition space from public territory to the front doors of dwelling units.

S6.1 Building are designed and orientated so that the front entrance of each dwelling unit is easily found.

S6.2 Dwelling units face towards public places to facilitate casual surveillance.

Complies – The front entrance of Units 1, 2 and 3 is

clearly identifiable from the Streeter Avenue frontage. The entrance to Units 4, 5 and 6 is clearly identifiable from the internal driveway.

Building Design

P1 The building height is compatible with the height of adjacent buildings such that the streetscape character is maintained.

S1.1 Dual Occupancies have a maximum building height of 8.5m.

S.1.2 Accommodation Units and Multiple Dwelling Units have a maximum building height of 12m (to apex) to allow up to 3 storey development and additional height to accommodate pitched roofs, unless otherwise provided in the relevant Locality Code.

Complies – The proposed dwellings are to have a

maximum height of 7.5m.

P2 Buildings are designed to take into account S2 No Solution specified. Complies – The dwellings have been designed to ensure




features that determine the character and streetscape. (Dominant external design features such as roof pitch, materials, colour, setback, tree cover, garages, driveways and front fences complement the character of the area).

that the Streeter Avenue frontage is appropriately addressed and therefore maintaining the streetscape of the locality.

P3 Building design, detailing and finish adds visual interest and differentiation between residential buildings when viewed from the street.

S3.1 Buildings have a maximum unarticulated length of 15m to the principal frontage.

S3.2 Building wall lengths in excess of 15m are articulated by bay windows, verandahs, balconies or wall offsets (minimum 1m depth).

S3.3 Buildings are detailed or articulated to enable individual dwelling units to be identified from streets and communal areas.

S3.4 Carports and garages are compatible with the design of the development and do not dominate the streetscape.

S3.5 The maximum width of a garage or carport opening that faces the street is 6m or 50% of the frontage width, whichever is the lesser amount.

S3.1 – Complies – The maximum building length to the

Streeter Avenue frontage is approximately 10.42m.

S3.2 – N/A

S3.3 – Complies – Units 1, 2 and 3 are individually

identifiable as each unit will have an independent path onto Streeter Avenue.

S3.4 – Complies – There are no garages visible from the street frontage.

S3.5 – N/A

P4 Premises are designed to meet the needs of disabled persons by incorporating adaptable housing design measures.

S4.1 Where the premises is for the exclusive use of the aged or disabled persons, a minimum of one dwelling unit for every two units are designed and constructed in accordance with Australian Standard 4299 – 1995.

S4.2 Otherwise, a minimum of one dwelling unit for every 10 units on the premises are designed and constructed in accordance with Australian Standard 4299 – 1995.

Not Applicable – The proposed development is not

exclusively for disabled persons and does not involve more than 10 units.

Building Setbacks

P1 Buildings are set back from the road frontage to ensure:

(i) Allowance is made for efficient use of the site;

(ii) Landscaping is able to be provided at the front of the site;

(iii) Pedestrians do not feel the building is overbearing;

(iv) Residents are provided with an adequate sense of visual and acoustic privacy; and

S1 Unless otherwise provided in the relevant Locality Code, buildings have a minimum setback from the road frontage in accordance with the following Table 9-15.2.

Residential Building

Carport/Garage

Access Place/Street

4.5m 6.0m

Complies – A minimum set back of 4.5m will be provided

from the proposed units to Streeter Avenue.




(v) Some visitor car parking is able to be provided at an easily visible location at the front of the site; and

(vi) the building is integrated into the existing or proposed streetscape.

P2 Buildings are set back to provide:

(i) for efficient use of the site;

(ii) landscaping at the front of the premises;

(iii) residents with an adequate privacy;

(iv) some visitor carparking at a visible location; and

(v) integration with the streetscape.

S2.1 Garages and carports are setback a minimum distance of 6m to the frontage boundary.

S2.2 The following may encroach within the setback area:

(i) pergolas, screens or sunblinds, light fittings, meters, aerials; or

(ii) landings, steps or ramps not more than 1m in height.

Not Applicable – There are no garages within 6m of the

property boundary. Furthermore, compliance is achieved with the setbacks identified within Probable Solution S2.2.

P3 All dwelling units are set back from side and rear boundaries of the site to ensure:

(i) the building is integrated with existing development; and

(ii) residents are provided with adequate privacy.

S3.1 Unless otherwise specified in the relevant Locality Code, buildings with walls up to 4.5m in height have a minimum side and rear boundary setback of 1.5m.

S3.2 Buildings with walls greater than 4.5m in height have a minimum side and rear boundary setback of 2.0m plus 0.5m for every 3m of height over 7.5m.

S3.3 Walls are built to side boundaries only where:

(i) the maximum wall height is 3.5m unless matching an existing or simultaneously constructed wall;

(ii) the maximum wall length to an abutting property boundary matches an existing boundary wall;

(iii) the maximum wall length to any abutting property boundary where there is no existing boundary wall on the abutting property being no more than 50% of the length of that boundary, or 12m, whichever is the lesser distance.

(iv) a wall is:

a) setback a minimum of 750mm from the side or rear boundary; or

b) where less than 750mm to the boundary, maintenance free.

Alternative Solution – It is noted that it is proposed to

have a setback of 1.5m from the north western boundary to Unit 3 with a building wall of 7.5m. Therefore, compliance with Probable Solution S1 will not be achieved. However, an alternative solution is proposed to ensure that appropriate setbacks area incorporated on-site and Specific Outcome P3 is achieved. This has been addressed in detail in Section 6.5.2 of this report.




Landscaping

P1 Landscaping is in keeping with the scale and intensity of the development and integrated with the streetscape to achieve a high standard of amenity.

S1 Multiple dwellings, dual occupancies and accommodation buildings, provide landscaping on all road frontages that includes semi-mature endemic native species spaced at 5m intervals.

Complies – Landscaping will be provided to the full site

frontage to Streeter Avenue. Landscape details will be provided to Council at a later date.

Fences and Walls

P1 Front fences and walls:

(i) enable surveillance;

(ii) highlight entrances to the street; and

(iii) provide visual interest to and are compatible with the streetscape.

S1 Front fences and walls have a maximum height of:

(i) 1.2m high if of solid appearance; and

(ii) 1.8m high if the fence has openings of at least 50% transparent.

S2 Solid front fences and walls to 1.8m high are provided where the main private open space is in front of the dwelling unit, fronting other than an Access Place or Access Street, and with length limited to 75% of the frontage.

Complies – Fencing will be provided in accordance with

Council requirements. It is proposed to provide a 1.5m semi-transparent fence along the Streeter Avenue frontage.

Communal and Private Open Space

P1 For dwelling units, communal open space and any associated facilities are provided, unless otherwise specified in the relevant Locality Code, to suit:

(i) the overall residential density;

(ii) the type of activity;

(iii) maintenance requirements;

(iv) the privacy of nearby dwelling units; and

(v) informal surveillance and security needs.

S1 Communal open space, unless otherwise specified in the relevant Locality Code, comprises:

(i) 11m2 per habitable room or 30% of the site

area (whichever is greater); and

(ii) at least 50% in one principal location with a maximum depth to width ratio of 2:1.

Does Not Comply – It is not proposed to provide

communal open space. As such, compliance with Specific Outcome P1 will not be met. However, the proposed development will achieve compliance with the overall outcomes of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code. This has been addressed in detail in section 6.5.2 of this report.

P2 Private open space is provided for each dwelling unit.

S2.1 Unless otherwise specified in the relevant Locality Code, at-ground private open space provided for each dwelling unit, comprises a minimum total area of 35m

2, where:

(i) the minimum dimension is 2m;

(ii) one part of the private open space is the principal area having:

a) a minimum area of 16m2;

b) a minimum dimension of 4m;

c) the slope is not greater than 1 in

Complies – A minimum of 35m2 will be provided as

private open space to each unit on the ground level, being directly accessible from the living rooms of each respective dwelling.




20 (5%);

d) is directly accessible from a living room of the dwelling;

e) screening is provided, to ensure privacy to the users of the open space; and

f) orientation is between 30 degrees east or west of due north.

S1 Unless otherwise specified in the relevant Locality Code, above ground private open space provided for each dwelling unit has:

(i) a balcony with a minimum area of 8m2;

(ii) a minimum dimension of 2.5m; and

(iii) direct access from a main living room of the dwelling unit.

Security and Safety

P1 Private and communal open space is clearly differentiated and physically defined to delineate territory and ownership.

S1 No solution specified. Complies – Private open space will be clearly fenced.

P2 Buildings are designed to overlook public and communal streets and other public areas to maximise casual surveillance.

S2 No solution specified. Complies – Units 1, 2 and 3 will directly overlook

Streeter Avenue.

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

S3 No solution specified. Not Applicable – There are no changes to the existing

lighting in Streeter Avenue proposed as part of this development.

P4 Pedestrian site access and carparking is clearly defined, appropriately lit, visible to others and provides direct access to buildings from areas likely to be used at night.

S4 No solution specified. Complies – Pedestrian and vehicle access as well as

parking areas will be clearly defined.

Privacy

P1 Direct overlooking of main internal living areas of other dwelling units or rooming units is minimised by building layout, location and design of windows and balconies, screening devices and landscaping.

S1 No solution specified. Complies – No direct overlooking into areas of private

open space will be created as a result of the proposed development.

P2 Buildings, parking areas, and open spaces are designed and orientated to protect internal living

S2 No solution specified. Complies – The proposed development is not expected

to be impacted upon by unacceptable noise.




and sleeping areas from unacceptable noise.

Daylight and Ventilation

P1 Habitable rooms and open space receive adequate daylight.

S1 No solution specified. Complies – Each dwelling is orientated to the north-east

to receive adequate daylight.

P2 Buildings are sited and designed:

(i) to maximise use of cooling breezes; and

(ii) to have windows located, sized and shaded to facilitate cooling.

S2 No solution specified. Complies – Each dwelling has substantial windows on

the south eastern façade to capture the prominent wind patterns.

Shadows

P1 Unless the premises are located in the City Centre Locality, buildings taller than two storeys are sited and designed to ensure shadows are not cast over outdoor living areas, whether or not on the same parcel of land, for long periods of time each day.

S1 All ground level private open space areas on the premises are capable of receiving sunlight for a minimum of 4 hours on 21 June.

Not Applicable – The proposed development is not

greater than 2 storeys in height.

Service Facilities

P1 Garbage bin areas, clothes drying areas, mail boxes and external storage facilities are:

(i) of useable size;

(ii) suitably located for convenient use; and

(iii) designed to be screened.

S1.1 Individual mail boxes are located conveniently to each ground floor dwelling unit entry, or contained in a mail box structure located close to the major pedestrian entrance to the premises.

S1.2 Garbage bin storage areas are located for convenient use and collection and screened from public view.

S1.3 Open air clothes drying facilities are accessible, have sunlight and air circulation, and are visually screened from the street.

S1.4 A secure space of 6m3 per dwelling unit is set aside exclusively for storage. (This space may form part of a carport or garage).

S1.1 – Complies – Individual mail boxes will be provided

to each dwelling at the Streeter Avenue frontage.

S1.2 – Complies – Individual garbage bin storage will be provided to each dwelling.

S1.3 – Complies – Open air clothes drying facilities will be provided to each dwelling.

S1.4 – Complies – Approximately 3m3 will be provided

within the stair void on the ground level. There is also approximately 2.7m

3 within a linen cupboard on the first

floor. Furthermore, there are also substantial storage opportunities throughout the house and within the garage.

P2 No more than 12 individual garbage bins (including recycling bins) for each complex.

S2 Complexes exceeding 6 units in total, provide industrial bins in lieu of individual bins.

Not Applicable – The proposed development does not exceed 6 units.



ENVIRONMENT AND INFRASTRUCTURE CODE

Infrastructure

Specific Outcomes Acceptable / Probable Solutions Response

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 site is able to be fully serviced by all

essential infrastructure.

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 provides

adequate areas of private open space.

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

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

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).

Complies – Premises will be connected to Council‘s

reticulated water supply system.

P4 Treatment and disposal of waste water ensures:

1. no adverse ecological impacts on the environment, particularly nearby receiving environments including surface waters and ground water; and

2. the cumulative impacts of on site waste water treatment will not cause deterioration of environmental conditions;

3. 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 – Premises will be connected to Council‘s

reticulated sewerage treatment system.




Stormwater Management

P5 Drainage works are planned for and designed to ensure that adjoining land 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:

1. protect natural systems;

2. enhance natural waterway systems within urban development using natural channel design principles;

3. detention of stormwater instead of rapid conveyance;

4. minimise impervious areas;

5. utilisation of stormwater to conserve potable water;

6. integrate stormwater treatment into the landscape;

7. water efficient landscaping; and

8. 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

1.

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

S5 Drainage works complies with the requirements of the Engineering Design Guidelines Planning Scheme Policy

Complies – Stormwater from the site will be directed to the existing stormwater system in Streeter Avenue.

1 Guidance on the design and construction of drainage systems is provided by the Queensland Urban Drainage Manual 1994.




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.

Complies – There is kerb and channelling constructed for the full frontage of the site.

Roads

P7 All proposed road pavement surfaces:

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

S7 Roads are provided in accordance with the Engineering Design Guidelines Planning Scheme Policy ‗.

Not Applicable – There are no roads proposed as part of

this development.

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:

floodways are restricted to areas where there is no damage to property or hazards for motorists, and

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 – There are no major drainage works

proposed as part of this development.




Public Utilities

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

2

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

Complies – Street signs and lighting are already erected

in Streeter Avenue. There are no changes proposed to this as a result of the development.

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.

Complies – Infrastructure contributions will be paid in

accordance with Council‘s Adopted Infrastructure Charges Resolution.

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.

S11.1 – Complies – In accordance with the requirements

of Schedule 2 of the Planning Scheme 1.5 spaces per dwelling will be provided on-site. 1 covered space will be designated to each dwelling.

S11.2 – Complies – Vehicles are able to enter and exit the subject site in a forward gear.

S11.3 – Complies – Car parking and access on site will comply with Council policy.

2 ‗Australian Standards and Manual for Uniform Traffic Control Devices’ provides guidance in relation to these matters.



Environmental Amenity


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

S1 No solution specified. Complies – Outdoor lighting will be designed in

accordance with the provisions of AS4282 – Control of the Obtrusive Effects of Outdoor Lighting.

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 – There are no impacts relating to shadows

expected as a result of the development.

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:

(a) 50m from cane tram lines; and

(b) 100m from cane tram line level crossings and sidings.

Not Applicable – The subject site is not within close

proximity of any cane tram infrastructure.

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.

S4 No solution specified. Complies – The proposed units are set back in

accordance with the requirements of the Planning Scheme.

Noise and Vibration Management


Not Applicable – The proposal is not for uses which are likely to generate noise or vibration.



Air Quality


Not Applicable – The proposal is not for purposes likely to generate emissions.

Flooding


Not Applicable – The proposed development is not identified as being subject to flooding and inundation on Council overlay maps.

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.

S1 No solution specified. Complies – Stormwater will be collected on-site and

directed to the legal point of discharge, being the Streeter Avenue frontage.

P2 Premises incorporate:

1. physical measures for intercepting and treating surface water drainage and spilled substances prior to their release to the watercourses; and

2. 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

S2 No solution specified. Complies – Stormwater will be collected on-site and

direct to the legal point of discharge, being the Streeter Avenue frontage.

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;


Complies – Stormwater will be collected on-site and





(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;

(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.3


Complies – Stormwater will be collected on-site and


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.


Complies – Nutrient and sediment management

practices will be implemented to manage stormwater run-off from the site. The site will be connected to Council‘s sewerage infrastructure system and therefore no on-site treatment of effluent will occur.

3 See ANZECC Australian and New Zealand Guidelines for Fresh and Marine Water Quality, 2000.



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;

(i) clearing of land;

(ii) long term stockpiling of excavated materials;

a. use of appropriate construction management techniques;

b. diverting surface water drainage around disturbed areas; and

c. 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 – Erosion and sediment control during construction will be in accordance with Council policy

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

a. the grading and reshaping of the disturbed areas to provide controlled and stable drainage flow paths;

b. the construction of drainage paths which divert high velocity flows away from disturbed areas;

c. the re-spreading of stored top soil stripped from the site; and

d. the planting of the disturbed area with native species of grasses, ground covers and trees.


Not Applicable – There is no rehabilitation proposed as

part of this development.



Coastal Management


Not Applicable – The subject site is not within a Coastal Management district.

Erosion Prone Area

Not Applicable – The subject site is not identified as being in an Erosion Prone Area.

High Impact Activity Areas4

Not Applicable – The subject site is not located within a High Impact Activity area.

Landscaping and Fencing


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

Complies – Landscaping areas will be provided in

accordance with Council Policy.

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 shadow5; 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 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

Not Applicable – No landscaping on the subject site will

be in close proximity to electricity lines or substations.

4 Refer to High Impact Activities Information Map

5 Electric Line Shadow is defined in Schedule 1




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.


Not Applicable – Fencing and landscaping to provide

privacy to the private open space of Units 1, 2 and 3 will be provided to the Streeter Avenue frontage.

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.


Complies – A minimum 4.5m wide landscaping strip will

be provided at the front of the site in the form of private open space.

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


.

Complies – Landscaping around proposed buildings will

be designed to reduce the effects of weather extremes on the development.

P6 Landscaping incorporates planting for shading summer sun, including:

a. tall shade trees to the west and east of the building; and

b. trellises or pergolas adjacent to windows to the north of the building.


Complies – Landscaping will be designed to incorporate

planting for shading summer sun.

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


.

Complies – Landscaping design for the proposed development will maximise outdoor shade areas.

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 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.

S8.1 Landscaping of outdoor vehicle parking areas provides 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.

Complies – Landscaping will be provided around outdoor

vehicle parking areas.

Complies – A 1.8m fence will be provided on all external

boundaries of the development adjoining a residential area.



Landscaping - General Requirements

P9 Landscaping is designed and established to:

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

(ii) incorporate remnant vegetation, where possible;

(iii) provide summer shade and shelter for pedestrian comfort and energy efficiency of buildings;

(iv) maximise areas suitable for on-site infiltration of stormwater;

(v) allow for pedestrian and vehicle safety;

(vi) generate a cohesive and distinct visual character for the streetscape and locality;

(vii) be suitable to the tropical climate;

(viii) provides planting, paving and other landscape treatment according to a Landscaping Plan; and

(ix) 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.


Complies – Landscaping will be at an appropriate scale

to reflect the surrounding area and the proposed development and will be in accordance with Council policy.

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.

S10 No solution specified. Not Applicable – The site is current vacant. No natural

vegetation exists on the site.



Community Safety Design Principles


Surveillance and Sightlines

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

Note: Ways of showing compliance are as follows:

1. Windows in buildings overlook pedestrian routes, open space areas and carparks.

2. No blank building facade is presented to any street frontage.

3. Street level windows are provided in buildings fronting onto public spaces and movement routes.

S1 No solution specified. Complies – The location of windows and patios provide

opportunities for casual surveillance to Streeter Avenue.

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

S2 No solution specified. Not Applicable – The subject site is not located adjacent

to public areas.

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

S3 No solution specified. Complies – The building street address will be easily

identified.

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.

S4 No solution specified. Complies – Security and/or sensor lighting will be

installed to the building exterior in compliance with Council standards.

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

S5 No solution specified. Not Applicable – There are no public car parking areas

proposed as part of the development.

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;

S6 No solution specified. Not Applicable – The proposed development does not

involve anything identified in Specific Outcome P6.




(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.

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 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.

S7 No solution specified. Complies – Entrances to Units 1, 2 and 3 are clearly

defined from the Streeter Avenue frontage. Units 4, 5 and 6 are clearly defined from the internal driveway.




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 – Landscaping on-site will not compromise

safety on-site.

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

Not Applicable –There are no barriers proposed as part

of this development.

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 – There are no car parking areas

proposed on-site.




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

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

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


Not Applicable – No underpasses or overpasses are

proposed as part of the development.

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 – No underpasses are proposed as part

of the development.

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 to buildings from laneways is avoided.

Not Applicable – No laneways are proposed as part of

the development.

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 – No ramps or elevators are proposed as

part of this development. Not Applicable – No lifts are proposed as part of the

development. Complies – Private storage areas will be located within

dwellings. Not Applicable – No employees are required on site.

Not Applicable – No enclosed or underground car parks

are proposed as part of this development.

Complies – All ground floor windows will be secured.

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

S15 No specific solution.

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

Complies – The development site will be illuminated in

accordance with Council requirements.




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.

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).

Constructed Lakes

Not Applicable – No constructed lakes are proposed.




APPENDIX

B PROPOSAL PLANS




APPENDIX

C OWNERS CONSENT




APPENDIX

D TITLE SEARCHES

CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 14881475Search Date: 22/10/2012 15:49 Title Reference: 20680055 Date Created: 07/04/1965 Previous Title: 20647232 REGISTERED OWNER AUDREY MARY BARBELER ESTATE AND LAND Estate in Fee Simple LOT 18 REGISTERED PLAN 720085 County of CARLISLE Parish of HOWARD Local Government: MACKAY EASEMENTS, ENCUMBRANCES AND INTERESTS 1. Rights and interests reserved to the Crown by Deed of Grant No. 20147092 (POR 105) Deed of Grant No. 20147093 (POR 105) ADMINISTRATIVE ADVICES - NILUNREGISTERED DEALINGS - NIL CERTIFICATE OF TITLE ISSUED - Yes Certificate No. 1

** End of Current Title Search **

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




APPENDIX

E REGISTERED SURVEY PLAN AND SMART MAP

1

SP167815

FH

703m²

2

SP167815

FH

700m²

3

SP167815

FH

700m²

4SP167815

FH

878m²

5

SP167815

FH

700m²

6

SP167815

FH

700m²

7

SP167815

FH

700m²

8

SP167815

FH

705m²

10SP167815

FH

880m²

11SP167815

FH

867m²

12SP167815

FH

847m²

13SP167815

FH

847m²

14SP167815

FH

846m²

17

SP167815

FH

816m²

18

SP167815

FH

700m²

19

SP167815

FH

700m²

20

SP167815

FH

700m²

21

SP167815

FH

707m²22

SP167815

FH

720m²23

SP167815

FH

726m² 24

SP167815

FH

700m²25

SP167815

FH

700m²

26

SP167815

FH

700m²

27

SP167815

FH

807m²

1

SP

183090

FH

371m²

2

SP

183090

FH

378m²

0

SP

183090

2

SP206909

FH

509m²

1

SP206909

FH

533m²

0

SP

206909

A

SP

167815

118SP234305

FH

12.46ha

20

SP239837

FH

417m²

21

SP239837

FH

405m²

24

RP736775

FH

770m²

25

RP736775

FH

770m²

26

RP736775

FH

770m²

27

RP736775

FH

770m²

28

RP736775

FH

773m²

29

RP736775

FH

861m²

7RP711869

FH

809m²

2

SP178356

FH

383m²

1

SP178356

FH

418m²25

M9198

FH

706m²

24

M9198

FH

706m²

23

M9198

FH

706m²

22

M9198

FH

706m²

21

M9198

FH

645m² 4CI1628FH

999m²2

RP712096

FH

802m²

3RP712096

FH

809m²

394CI1474

RE

1.48ha

50SP204887

FH

1.377ha

51SP204887

FH

1007m²

4RP893216

FH

7603m²

2RP719218

FH

3791m²

1

RP716496

FH

749m²

23

RP720085

FH

635m²

22

RP720085

FH

637m²

21

RP720085

FH

635m²

20

RP720085

FH

627m²

19

RP721003

FH

777m²

18RP720085

FH

926m²

17

RP720085

FH

809m²

16RP720085

FH

809m²

15

RP720085

FH

814m²

14

RP720085

FH

850m²

13

RP720085

FH

890m²

12

RP720085

FH

931m²

11

RP720085

FH

969m²

10

RP720085

FH

1009m²

9

RP720085

FH

1047m²

8

RP720085

FH

1055m²

19

RP710468

FH

879m²17

RP710468

FH

1012m²16

RP709427

FH

802m²

15

RP709427

FH

814m²

14

RP709427

FH

814m²

12RP709427

FH

814m²

10RP709427

FH

814m²

8RP709427

FH

812m²

5RP707358

FH

822m²

4RP707358

FH

1158m²

2RP736277

FH

2.68ha

1RP736277

FH

10.93ha

2RP720549

FH

3.237ha

6

RP707350

FH

749m²

1

RP707358

FH

612m²3

RP707358

FH

926m²

0

GTP

102990

21RP710468

FH

1012m²

22

RP710468

FH

1012m²

2RP746423

FH

4108m²

1RP861382

FH

2779m²

0

GTP

70115

1

GTP701152

GTP

701153

GTP

70115

3

GTP

704782

GTP70478

193m²1

GTP70478

187m²

0

GTP

70478

450m²

3

GTP

705242

GTP70524

1

GTP705240

GTP

70524

3

GTP102990

265m² 2

GTP102990

222m² 1

GTP

102990

1

RP893216

FH

3308m²

2RP893216

FH

1415m²

0

BUP

71219

FH

0m²

0

BUP

71219

1

BUP

71219

2

BUP

71219

3

BUP

71219

4

BUP70649

1

BUP70649

2

BUP70649

3

BUP70649

4

BUP70649

0

BUP

70649

0

BUP

70649

1

BUP70649

2

BUP70649

3

BUP70649

3SP117325

FH

1038m²

2SP117324

FH

1083m²4

SP117326

FH

1163m²

7

SP117329

FH

2477m²

1SP117323

FH

2146m²

35

SP129637

FH

324m²

34

SP129637

FH

325m²

33

SP129637

FH

325m²

32

SP129637

FH

325m²

31

SP129637

FH

325m²

5

SP119967

FH

1274m²

6

SP119967

FH

1396m²

7SP119967

FH

1517m²

A

RP746418

EA

3796m²

ARP722456

EA

0m²

A

RP

721003

B

RP

721003

0

BUP

102010

0m²

0

BUP

1020101

BUP102010

2

BUP102010

3

BUP102010

4

BUP102010

5

BUP102010

6

BUP102010

7

BUP102010

8

BUP102010

0

BUP

104811

0

BUP

104811

0m²

1

BUP

104811

2

BUP

104811

3

BUP

104811

4

BUP

104811

0

BUP71642

FH

0m²

0

BUP

71642

1

BUP

71642

2

BUP

71642

3

BUP

71642

4

BUP

71642

5

BUP

71642

6

BUP

71642

7

BUP

71642

8

BUP

71642

9

BUP

71642

10

BUP

71642

EMTRP893216

EA

7603m²

ST

THO

MAS

STREET

HUME

STREET

HUME

ROAD

BRIDGE

ROAD

BRIDGE

BR

IDG

ER

D

STREETE

RAVENUE

STREETERAVENUE

SA

RAH

ST

DR

OWLEY

CR

ST

GARRAWAY

GARRAWAY STREET

ESP LANA

DE

PA

THW

AY

DCDB

Lot/Plan 18/RP720085

Area/Volume 926m²

Tenure FREEHOLD

Local Government MACKAY REGIONAL

Locality WEST MACKAY

Parish HOWARD

County CARLISLE

Segment/Parcel 61627/13

SUBJECT PARCEL DESCRIPTION

SCALE 1 : 2100HORIZONTAL DATUM:GDA94 ZONE:55

m

42 84 126 168 2100

8755-42413

STANDARD MAP NUMBER

149°09'26".025

21°08'44".247

WEST MACKAY

0.89 KM

MAP WINDOW POSITION &NEAREST LOCATION

PRINTED (dd/mm/yyyy) 22/10/2012

DCDB 19/10/2012

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

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

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

CLIENT SERVICE STANDARDS

SmartMapAn External Product of

SmartMap Information Services

Based upon an extraction from the

Digital Cadastral Data Base

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

72 38 00m E

38

39

39

72 40

72 40

41

41

42

42

1

766 00 00 m N

766 00

2

0101

3

0202

4

0303

5

0404

6

0505

GDA

Queensland Government

21°08'54".366

149°09'17".724 149°09'30" 149°09'34".325

21°08'54".366

21°08'34".128

149°09'34".325149°09'30"

21°08'34".128

149°09'17".724




APPENDIX

F SEARCHES: CLR AND EMR

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

Contaminated Land Unit Level 7 400 George St Brisbane, Queensland 4001GPO Box 2454 Brisbane QLD 4001 AUSTRALIA

Telephone (07) 3330 5685 Facsimile (07) 3330 5634www.ehp.qld.gov.au/land/contaminated-land

SEARCH RESPONSEENVIRONMENTAL MANAGEMENT REGISTER (EMR)

CONTAMINATED LAND REGISTER (CLR)

Transaction ID: 49016658 EMR Site Id: 22 October 2012This response relates to a search request received for the site:

Lot: 18 Plan: RP720085

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)

RegistrarContaminated Land Unit

Page 1 of 1

http://www.ehp.qld.gov.au/land/contaminated-land/




APPENDIX

G VEGETATION AND COASTAL SEARCHES




APPENDIX

H DETAIL SURVEY

9.92

9.91

10.75

10.41

10.65

10.94

9.80

9.94

9.72

10.79

10.72

9.92

10.6

3

10.64

10.67

10.74

10.69

10.53

10.56

10.7

4

10.25

10.16

10.15

10.36

10.20

10.06

9.58

10.18

10.45

10.58

10.25

10.38

10.54

10.49

10.39

10.5910.70

10.5710.6010

.63

10.4510.74

10.71 10.72

10.76

10.65

10.76

10.65

10.66

10.75

10.62

10.63

10.66

10.64

10.59

10.49

10.58

10.18

10.70

10.60

10.73

10.7

4

10.67

10.42

10.75

10.81

10.82

10.80

9.80

9.75

9.91

10.76

10.79

10.43

10.789.

89

10.69

Chain

wire

Fen

ce

Chain

wire

Fen

ce

Chainwire Fence

Chainwire Fence

IL 8.562 225dia

Approximate Line Only

Approximate Line Only

BENCHMARKGI Nail in BitumenRL: 9.769

Gar

den

B

ed

Garden Bed

Lot 18RP 720085

Lot 19RP 721003

Lot 17RP 720085

Lot 4RP 707358

Lot 20SP 886043

Lot 3RP 707358

STREETER AVENUE

EMT A

RP 72

1003

EMT B

RP 72

1003

LOT

24

RP 72

1003

PATH

WAY

32°3

7' 3

6.29

6

119°36' 25.12

212°

37'

37.

618

302°37' 25.085

Grassed Surface

Grassed Surface

Grassed Surface

Concrete Kerb & Channel

Concrete Slab

Concrete Slab

Concrete Slab

Concrete DrivewayCo

ncre

te P

ath

Crown of Bitumen

Shed Shed

Verandah

VerandahTwo Storey Weatherboard Dwelling

Stairs

Roof Peak RL 16.47

Stairs

Eave

Eave

Two

Stor

ey B

rick D

wellin

g

Two

Stor

ey W

eath

erbo

ard

Dwell

ing

B Boundary Distance 18/10/12 Real Property DescriptionLot 18 on RP 720085

Parish Howard County Carlisle

Client:

CPM- CPM 04/10/20121:100 N-061-A1M12042 B

21 Streeter Ave, Mackay

M12042SurveyorL Book Drawn DateScale Drawing No.Project No. RevF Book

Datum for Levels PM5160 RL 9.766 AHD

BSI

FS 520315ISO 9001

JAS‐ANZ

R

Detail and Level Survey

Civilcad File

Dimensions of subject Lot should be verified by Identification Survey

sdt urban planning, surveying& development

BrisbanePO Box 361 Paddington QLD 4064Ph: 07 3118 0600 [email protected]

MackayPO Box 11711, Mackay Caneland QLD 4740

Ph: 1300 278 [email protected]

HRP CardnoLegend

Tree Legend

Gro

up o

f 5 T

rees

Hei

ght o

f Tre

e 8.

0m

Rad

ial S

prea

d of

C

anop

y 3.

0m

Dia

. of T

runk

0.2

m

Type

of T

ree

GM-0203085TT =Tea TreeSB =Stringy BarkPN =Pine TreePA =Palm TreeOR =Ornamental Tree

CA =Camphor LaurelM =Mango TreeJ =JacarandaIB =IronbarkLE= Leopard TreeGM =Gum TreeFIG=Fig TreeSO=Silky Oak

Coding for TreesInspection OpeningPostSewerage MH

Tree

Gully Pit (Centre of Grate)

Water MeterValve

Telstra PitStormwater MH

Elect. Light PoleElectricity Pit

Electricity Box

GasFire HydrantElectricity Pole

Gully Pit (Backstone)Overhead Wires Comms Stormwater Edge Of Bit. Water Sewerage Electrical Gas

Fence

Bottom of Bank Top of Bank

Crown of Road

UTR =Unknown TreePO=Poinciana Tree

Typical Mountable Kerb

Field Shot Taken Here

Field Shot Taken HerePavement

Typical Box Kerb Typical Traffic Island Kerb

Field Shot Taken Here

N

Service Visible serviceSewerDrainageWaterElect.Comms.Gas

Field survey DBYD records Vacuum potholingCable/pipe locatorNo No Yes No NoNo No No No NoNo No Yes No NoNo No No No NoNo No No No NoNo No No No No

The underground services have been compiled from a combination of fieldsurveys, cable/pipe locator and "Dial Before You Dig" records as per table.

Notes

Invert levels and pipe sizes of hydraulics have been determined by field survey where ever possible. Whilst all care is taken to obtain accurate measurements, it should be noted that OH&S restricts entry to confined spaces. Where pipe details have been obtained from council records, the plan has been noted accordingly. The accuracy of service alignments shown on this plan may vary depending on the source of the data. The relevant authority and pot holing should always be undertaken to verify the exact position prior to construction.Whilst all care has been taken to represent the location of all underground services, further services may exist.

For accurate locations of boundaries, an Identification survey is recommended. These contours and levels do not represent the natural ground levels as defined by Cityplan 2000.Title boundaries were not marked at the time of survey and have been determined from the original survey plan dimensions only.

Rev DateAmendment

town planning report...michael jewell reference hrp12166 town planning report 21 streeter avenue,...

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