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Planning Report PLANNING REPORT Development Application for Material Change of Use – Jazz Music School SEPTEMBER 2018 162 ABBOTSFORD RD, BOWEN HILLS T 07 3857 3511 E [email protected] A 42 Bridge Rd, Albion QLD 4010 W www.developthis.com.au 162 Abbotsford Road, Bowen Hills Contents Introduction ........................................................................................................................ 2 Subject Property Details ..................................................................................................... 4 Application Details .............................................................................................................. 4 Site Characteristics .............................................................................................................. 5 Elements of the Application ................................................................................................ 5 SARA Mapping Triggers ....................................................................................................... 9 Supporting Documentation ........................................................................................... 11 Proposal ............................................................................................................................ 12 Proposed Use Definition ................................................................................................ 13 Key issues .......................................................................................................................... 13 Existing Lawful Use ........................................................................................................ 18 Type of Application ........................................................................................................ 21 Bowen Hills Urban Development Area Development Scheme ..................................... 21 Conclusion ......................................................................................................................... 28 Attachment A .................................................................................................................... 29 Photography .................................................................................................................. 29 Attachment B .................................................................................................................... 33 Additional Info and General Searches ........................................................................... 33 1 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Introduction This Town Planning Report is an application for a Material Change of Use - Educational Establishment (Jazz School) at 162 Abbotsford Rd, Bowen Hills (Lot 62 on RP9371). The proposal relates to Jazz In Time Pty Ltd trading as Jazz Music Institute (JMI) using the premises as an Educational Establishment as per the attached proposal plan by Ian J Moore, Architect. It is understood that the previous use on the site related to light industry; delivery depot, showroom, warehousing and product distribution. Prima Connection conducted a showroom at the site and marketed corporate promotion products. Figure 1 - Site Photo (Location in yellow box) 2 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Figure 2 - Site map The proposal is considered generally in accordance with the Bowen Hills Development Area Development Scheme (see extract below) and it is therefore requested that the proposal be approved in accordance with the proposal plans. 3 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Subject Property Details Address Area 162 Abbotsford Rd, Bowen Hills, Qld 4006 428m2 Real Property Description Area Classification Lot 62 on RP9371 Bowen Hills Urban Development Area (UDA), now Priority Development Area (PDA). Precinct Precinct 9 – Breakfast Creek Precinct Zone Medium impact employment zone Owners’ Names Ward Jazz in Time Pty Ltd Central Application Details Aspects of Development Material Change of Use – Development Permit Applicant Jazz in Time Pty Ltd c/o Matt Doolan Town Planner Contact Person Matt Doolan, Town Planner. Background/History Subject site Prima Connection conducted a delivery depot and showroom at the site and marketed corporate promotion products. A Council Certificate of Classification, attached, dated 22.4.83 indicates that the use was certified as Class VII (Delivery Depot). Under the City Plan 2014, the site was located in the Industry Investigation Zone. Jazz Music Institute (JMI) JMI has operated from its current site at 47 Brookes Street, Bowen Hills for many years. In September 2014 EDQ issued a Development Approval DEV2009/016. This permitted the 4 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills expansion of the existing operation. This existing site is now subject to redevelopment which has prompted the need for the relocation to the subject site. Site Characteristics Location The site is located within the Bowen Hills Urban Development Area (UDA), now designated a Priority Development Area (PDA), administered by Economic Development Queensland (EDQ). The site is located in a predominantly light industrial area. Road frontages The site has a frontage to Abbotsford Road. Current use of site The site is under contract and it is understood that Prima Connection have ceased operations. Existing vegetation No vegetation is to be removed as part of this proposal. Surrounding land Uses The site is adjoined by industrial buildings on both sides. The site backs on to the railway line. Elements of the Application Level of Assessment UDA (PDA) Assessable – Permissible Development Public Notification Given the small scale of the proposal it is expected that no public notification will apply to this application. 5 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Figure 3 – Extract from Land Use Plan Local Plan Area – City Plan The site is included in the Bowen Hills Neighbourhood Plan. The local plan requirements are supplanted by UDA requirements as described in the following extracts: Figure 4 - EDQ Extract showing relationship to other planning schemes Neighbourhood Plan Code • Bowen Hills Neighbourhood Plan Code, but not applicable (as above). Overlay Codes - City Plan • Streetscape Hierarchy • Critical Infrastructure and Movement Network • Airport Environs 6 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills • Bicycle Network • Coastal Hazard • Community Purposes • Flood • Industry Amenity • Potential and Actual Acid Sulfate Soils • Transport Noise Corridor • Transport Air Quality • Road Hierarchy • Community Purposes Network • Priority Infrastructure Area (City Plan 2014) The proposal is generally compliant with these Codes. However, they are not applicable as mentioned above. Flood issues are addressed below in this report. SARA mapping • The following SARA mapping triggers fall within the SEQ Regional Plan: 7 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills 8 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Figure 5 - State Assessment and Referral Agency (SARA) Mapping SARA Mapping Triggers Urban Footprint The South East Regional Plan 2017 (ShapingSEQ) defines a strategic approach to planning and development. Under the Plan the Urban Footprint identifies land suited to urban development. 9 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills The plan lists principles considered in defining the urban footprint. However, the proposal relating to an existing site development within the Urban Footprint is not inconsistent with principles of the Urban Footprint. Coastal Protection The Strategic outcome of the Coastal Environment Planning Policy (April 2016) is to facilitate the protection of coastal processes and coastal resources. The proposal to utilize an existing building in an established development area will not adversely impact on this outcome. Water Resources The property falls within the Water Resource Planning Area. No significant additional impacts are likely in this regard. Biodiversity The State Planning Policy, Biodiversity (April 2016) has been reviewed and the proposal will not have any significant detrimental effect on plant communities. Vegetation will not be affected by the proposal. 10 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Transport Infrastructure The State Transport Infrastructure Policy (April 2016) encourages land use patterns that support sustainable transport. SARA mapping indicates that the subject property is in a future railway corridor. In particular Policy 4 is noted; Policy 4 Protecting state transport infrastructure and existing and future state transport corridors and networks from development that may adversely affect the safety and efficiency of the infrastructure, corridors and networks
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