DEVELOPMENT ASSESSMENT REPORT
for a ‘Whole of Site’ Material Change of Use Application (inc.
Land Use Plan(s) & Land Use Table) to establish use rights
Address: Dairy, Undullah & Wyatt Roads, Undullah, Qld, 4285
Lot & RP Description: Lot 3 on S311896, Lot 200 on SP133189, and
Lot 1 on RP97710.
Parish / County: Undullah / Stanley
Assessment Manager: Department of Infrastructure Local Government and Planning (MEDQ)
MUS Reference: 23301/ALL/063
Prepared for:
Date: April 2017 20XX
19 Short Street, Southport Qld 4215
P: (07) 5571 1099
F: (07) 5571 1088 www.urbansolutions.net.au
Prepared for:
DOCUMENT CONTROL
Proposal Summary
Document Details Project Reference: 23301/ALL/063
Document Title: Flinders (Precinct 1 – Lake Concept) | Development Assessment Report for a ‘Whole of Site MCU’ (including Land Use Plan(s) & Land Use Table) to Property Address: establish use rights. Dairy, Undullah & Wyatt Roads Date: 27th April 2017 Undullah Qld 4285 Author: Amanda Sutherland
Reviewed by: Gavin Johnson Real Property Descriptions: Lot 3 on S311896 (incl. Issued to: DILGP/EDQ unallocated road reserve) Lot 200 on SP133189 Lot 1 on RP97710.
CONTENTS PAGE
1.0 EXECUTIVE SUMMARY ...... 8
2.0 INTRODUCTION ...... 13
3.0 THE SITE AND ITS CONTEXT ...... 15 3.1 Location, Real Property Description and Area ...... 15 3.2 Site Characteristics ...... 16 3.3 Previous Applications and Approvals ...... 17 3.3.1 Approvals over Flinders (Precinct 1) ...... 17 3.3.2 Approvals associated with Flinders ...... 17
4.0 PROPOSED DEVELOPMENT ...... 19 4.1 Flinders (Precinct 1) Lake Concept ...... 20 4.2 Flinders (Precinct 1) Forecast Population and Densities ...... 21 4.3 Flinders (Precinct 1) Master Plan Report ...... 23 4.4 Flinders (Precinct 1) Context Plan ...... 24 4.5 Flinders (Precinct 1) Land Use Plan(s) ...... 26 4.6 Flinders (Precinct 1) Proposed Approved Uses ...... 27 4.7 Flinders (Precinct 1) Future Plans of Development ...... 31 4.8 Flinders (Precinct 1) Draft Conditions of Approval ...... 31
5.0 STATUTORY PLANNING INSTRUMENTS ...... 49 5.1 Economic Development Queensland Act (2012) ...... 49 5.2 Greater Flagstone Priority Development Area ...... 49
6.0 GREATER FLAGSTONE PDA DEVELOPMENT SCHEME ...... 50 6.1 Zone Intents ...... 50 6.1.1 Urban Living Zone Intent ...... 50 6.1.2 Environmental Protection Zone Intent ...... 51 6.2 GFPDA Vision and Themes ...... 51 6.2.1 A community framed by green landscapes...... 52 6.2.2 A liveable community ...... 52 6.2.3 A prosperous community ...... 54 6.2.4 An inclusive community...... 54 6.2.5 A connected community ...... 55 6.3 PDA-wide Criteria ...... 55 6.3.1 Neighbourhoods ...... 56 6.3.2 Centres ...... 58 6.3.3 Housing diversity and affordability ...... 60 6.3.4 Employment opportunities ...... 60 6.3.5 Movement network ...... 61 6.3.6 Community greenspace network ...... 62 6.3.7 Community facilities ...... 63 6.3.8 Natural and cultural values ...... 65
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6.3.9 Community safety and development constraints ...... 66 6.3.10 Service infrastructure ...... 66
7.0 KEY PLANNING ISSUES ...... 68 7.1 Ecology and Waterway Corridor Restoration ...... 68 7.1.1 The proposed lakes and biodiversity ...... 69 7.2 Engineering Terms of Reference ...... 69 7.2.1 Conceptual Infrastructure Plans ...... 69 7.2.2 Conceptual Flood Assessment...... 70 7.2.3 Stormwater Quality Management Plan ...... 71 7.2.4 Lake Water Quality and Reliability ...... 71 7.2.5 Site Based Management Plan for Dispersive Soils ...... 72 7.2.6 Lake Embankment Engineering ...... 73 7.3 Cultural Heritage ...... 74 7.4 Landscape Intent ...... 74 7.5 Unexploded Ordnance ...... 74 7.6 Bushfire Management Strategies ...... 75 7.7 Contaminated Land ...... 75
8.0 INFRASTRUCTURE ...... 76 8.1.1 Movement Network Infrastructure ...... 77 8.1.2 Water Supply Infrastructure ...... 78 8.1.3 Sewer Supply Infrastructure ...... 78 8.1.4 Stormwater Infrastructure ...... 79 8.1.5 Earthworks ...... 79 8.1.6 Community Facilities ...... 80 8.1.1 Parks and Open Space ...... 81 8.1.2 Telecommunications ...... 81 8.1.3 Electrical and Communication Services ...... 82
9.0 CONCLUSION ...... 83
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List of Figures Figure 1 Locality Plan Prepared by Mortons Urban Solutions
Figure 2 Aerial Photograph Prepared by Mortons Urban Solutions
Figure 3 Flinders (Balance Land) Land Use Plan (extract Dwg. No. 23303-DPS-P02, Revision C, dated 23.09.2015) Prepared by Mortons Urban Solutions
Figure 4 Flinders (Precinct 1) Context Plan (extract Dwg. No. 1002K, Revision M, dated 30.03.2017) Prepared by Roberts Day
Figure 5 Flinders (Precinct 1) Land Use Plan – Sheet 1 (extract Dwg. No. 23301-ALL-P137, Revision 10.5, dated 06.04.2017) Prepared by Mortons Urban Solutions
Figure 6 Flinders (Precinct 1) Land Use Plan – Sheet 2 (extract Dwg. No. 23301-ALL-P137, Revision 10.5, dated 06.04.2017) Prepared by Mortons Urban Solutions
Figure 7 GFPDA Map 8 – Zones (Interpretation) Prepared by EDQ
Figure 8 GFPDA Map 2 -– Vision Prepared by EDQ
Figure 9 Flinders (Precinct 1) Neighbourhood Catchment Plan Prepared by Roberts Day
Figure 10 Transect Prepared by Roberts Day
Figure 11 GFPDA Map 3 – Centres & Transport Network Prepared by EDQ
Figure 12 GFPDA Map 4 – Community Greenspace Network Prepared by EDQ
Figure 13 GFPDA Map 5 – Community Facilities Prepared by EDQ
Figure 14 GFPDA Map 6 – Natural Values Prepared by EDQ
Figure 15 GFPDA Map 9 – Local and sub-regional road infrastructure Prepared by EDQ
List of Tables Table 1 Flinders (Precinct 1) targeted yields and densities
Table 2 Flinders (Precinct 1) Development Parameters and Approved Uses Table
Table 3 Flinders (Precinct 1) Park Provision
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List of Appendices Appendix A Flinders (Precinct 1) Land Use Plans (Sheets 1 & 2) Drawing No. 23301-ALL-P137, version 10.5, dated 6th April 2017, Prepared by Mortons Urban Solutions
Appendix B Flinders (Precinct 1) Context Plan Drawing No. RD1004A, revision A, dated 10.04.2017, Prepared by Roberts Day
Appendix C Flinders (Precinct 1) Master Plan Report Revision D, dated 27 April 2017, Prepared by Roberts Day
Appendix D Flinders (Precinct 1) Land Use Table: (Development Parameters & Permissible Uses) Prepared by Mortons Urban Solutions
Appendix E Significant Biodiversity Assessment Report Revision EDQ1, dated 26 April 2017 Prepared by Saunders Havill Group
Appendix F Waterway Corridor Restoration Strategy Revision 3, dated April 2017 Prepared by Mortons Urban Solutions
Appendix G Conceptual Infrastructure Plan(s) . Infrastructure Internal Water Network Plan (dwg. no. 23301-ALL-P115, version 7, dated 20.04.2017, prepared by Mortons Urban Solutions) . Infrastructure Sewer Network Plan (Ultimate) (dwg. no. 23301-ALL-P154, version 3.1, dated 11.04.2017, prepared by Mortons Urban Solutions) . Movement Network Plans (job no. CEB06678, dated 03.04.2017, prepared by Cardno)
Appendix H Flinders Precinct 1: Flood Impact Assessment Revision 4, dated 21 April 2017 Prepared by BMT WBM
Appendix I Flinders Precinct 1: Stormwater Quality Management Plan Revision 3, dated 21 April 2017 Prepared by BMT WBM
Appendix J Flinders Precinct 1: Concept Lake Management Plan Revision 4, dated 24 April 2017 Prepared by BMT WBM
Appendix K Flinders Estate – Lake Development Dispersive Soil Management Plan: Addendum for Lake Development (Planning) Version 7, dated 16 February 2017 Prepared by Wholistic Environment
Appendix L Flinders Development – Lake Embankment Engineering Input Dated 26 April 2017 Prepared by ATC Williams
Appendix M EDQ Terms of Reference Prepared by Economic Development Queensland, Ecological TOR, dated 21.07.2014, and Engineering TOR, dated 22.07.2014
Appendix N GFPDA Development Scheme (Section 6.0) Schedule 2: Definitions
Appendix O Flinders (Precinct 1) – Proposed Draft Conditions Dated 27 April 2017
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List of Reference Documents (previously submitted to EDQ) Reference A Flinders (Precinct 1) Road Network Assessment Prepared by CRG, dated 18th September 2012 Submitted with: Issues Response to DEV2012/247
Reference B Broad Geotechnical Assessment Prepared by Morrison Geotechnic, dated February 2012 Submitted with: DEV2012/247
Reference C Bushfire Management Strategies (Precinct 1) Prepared by The Consultancy Bureau, dated February 2012 Submitted with: DEV2012/247
Reference D Cultural Heritage Assessment – Undullah Prepared by Converge, Revision 2, dated 5th December 2011 Submitted with: DEV2012/247
Reference E Unexploded Ordnance (UXO) Management Plan Prepared by BOZ Technical Services, Revision 1, dated 29th November 2011 Submitted with: DEV2012/247
Reference F Language of the Land: The Natural Prepared by Place Planning and Design, Revision B, dated February 2012 Submitted with: DEV2012/247
Reference G Language of the Man: The Interpretation Prepared by Place Planning and Design, Revision B, dated February 2012 Submitted with:DEV2012/247
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1.0 EXECUTIVE SUMMARY
Flinders (Precinct 1) has previously been issued with a development approval for a ‘Whole of Site Material Change of Use’ which established land use rights over the subject property. The developer desires to amend the previously approved land use concept, primarily to incorporate additional public amenity including recreational lakes.
Previous discussions and correspondence provided by EDQ indicated that the appropriate methodology to include the lake was to amend the previous approval (DEV2012/247) and accordingly EDQ provided Terms of Reference (TOR) for Ecological and Engineering reporting. A draft of the amendment application was provided to EDQ, and EDQ subsequently advised that the application would not be able to be assessed as an amendment application, and that a new ‘Whole of Site’ MCU Application was required.
Lakes have been proposed on the basis that they will significantly improve the amenity of the previously approved urban area, and increase opportunities for public recreation including; rowing, sailing, model boating, and fishing. This also supports EDQ’s objectives for the Priority Development Area and will lead to Greater Flagstone becoming a regional destination. There will be extensive walking and cycling opportunities around the lake and the incorporation of public art, playgrounds, fitness equipment and an amphitheatre for community events are being considered. The lake will form an integral part of the sites water cycle and stormwater management with treated stormwater from the urban areas able to sustain the required water level. The team has extensively studied the lake water quality, which is intended to be predominantly maintained through a series of natural, cascading treatment systems which in themselves will make a positive contribution to the amenity of the development.
Modifying the existing degraded creek corridors to form lakes with an adjacent and accessible park system located next to the proposed Neighbourhood Activity Centre and district recreation areas ensures that the amenity benefits will be available to the whole of the future Flinders community, as well as provide a day out destination for residents of South East Queensland.
The proposed lakes will be a regional standard recreational facility that will create a very high level of amenity. It will assist in achieving growth targets as it will be a major attractor offering opportunities for a broader range of housing around a community asset.
The new proposal does not vary significantly from the current approval with changes primarily relating to the development design and layout. No new uses are proposed with the exception of the allocation of an area of land adjacent to Undullah / Woollaman Creek for a potential future golf course, which is considered as necessary for the region. Since the original approval the Flinders team has been working to refine the master plan. It is considered that the proposed changes are based on a better understanding of the site and its opportunities and presents an improved outcome for future residents and the Greater Flagstone region.
Flinders is located approximately 50 kilometres south-west of the Brisbane CBD and is in a strategically central location between Flagstone, Bromelton, Yarrabilba and Ripley which are all undergoing rapid growth. The property is a large land holding in singular ownership located on the
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southwestern most boundary of the Greater Flagstone Priority Development Area (GFPDA), although only a portion of the overall landholding is located within the GFPDA.
The GFPDA’s Map 2 (vision) designates the site within the land use areas of ‘Urban Living’ and ‘Environmental Protection’. A ‘Greenspace’ natural feature is identified in the northern section of the property, with a ‘Neighbourhood Centre’ centrally located within Precinct 1 and a ‘District Centre’ located towards the southern boundary of the property.
Precinct 1 has a total area of 1,001ha and the GFPDA has designated approximately 836ha of land within the Urban Living Zone and 165ha within the Environmental Protection Zone (refer Figure 7 – extract GFPDA Map 8 – Zones). Flinders (Precinct 1) is comprised of three allotments, being Lot 3 on S311896 (678.1ha), Lot 200 on SP133189 (322.7ha), and Lot 1 on RP97710 (3,795m2).
Of note is that 2,724.2457ha, known as Flinders (Balance Land) located within the LGA of Logan City has a s242 Preliminary Approval which varies the effect of the Logan Planning Scheme and allows for future urban development to occur in accordance with the Flinders (Balance Land) – Land Use Plan (refer Figure 3).
This proposal includes a Flinders (Precinct 1) Land Use Plan which has been prepared and is submitted for approval to ensure that the future development of Flinders meets: . The overall vision of the GFPDA for this property; and . The project team’s vision.
This plan is a two sheet set and has been prepared with respect to the site’s opportunities and constraints which are discussed in detail within this document.
The Flinders (Precinct 1) Land Use Plan (sheet 1) (Figure 5) has been generated through a comprehensive site analysis process; a series of visioning workshops, and the Flinders (Precinct 1) Master Plan Report (dated 27 April 2014) (Appendix C), prepared by Roberts Day; and is generally consistent with the original development concept previously approved by EDQ.
The proposal also seeks approval of the Flinders (Precinct 1) Land Use Plan – Transect (sheet 2) (Figure 6) which depicts a change in land uses across the site for the lower densities and low scale, minimal impact land uses within natural areas to the higher density and larger scale and intensity land uses within the Town Centre. The transect illustrates the methodology applied in terms of the gradation of land uses and densities across the site. The Land Use Plan and Transect reflect the intent of the Flinders (Precinct 1) Context Plan (refer Figure 4) which is also submitted for approval.
The Flinders (Precinct 1) Land Use Plan (refer Figure 5) highlights the location of: . Key Conservation Areas; . Open Space Corridors (including the proposed Lake(s); . Neighbourhood Areas; . The Neighbourhood Activity Centre (NAC); and . The Town Centre
Neighbourhoods within Flinders are intended to be designed in accordance with PDA Guideline No. 1 (Residential 30 Guideline, dated May 2015) and Guideline No. 5 (Neighbourhood Planning and
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Design, May 2015). We have a vision for a highly walkable and connected community, enabled by a maximum 400m walk to a neighbourhood recreation park or a community facility. The majority of dwellings are within 400m of a planned public transport stop and neighbourhoods are highly accessible and permeable for pedestrians and cyclists connecting to the neighbourhood centre. Dwelling densities aim for a net residential density of 15 dwellings per hectare in suburban neighbourhoods, however, topography and other site constraints may reduce this dwelling density. In urban neighbourhoods, the average net residential density is 17.6 dwellings per hectare and these are in and around neighbourhood centres, along connector streets with public transport routes and in areas of high amenity such as the proposed lakes.
Flinders (Precinct 1) targets a minimum overall site density of 15 dwellings per hectare which is identified within the GFPDA Development Scheme. The densities indicated within the Master Plan Report (Appendix C) are based on a gross neighbourhood area, and although densities of 3 - 45 dwellings per hectare are anticipated, within the net developable areas of each neighbourhood there will be pockets of increased densities (ie. in and around the neighbourhood centre and town centre).
The vision framework developed for Flinders by the project team provides four main pillars:
Flinders has utilised the varied disciplines within the project team to ensure that the project is guided by a clear vision and focus on ‘best practice urban design’. Flinders has set achievable targets of providing 25% affordable housing, and 10% accessible housing within Precinct 1, and proposes innovative concepts such as; schools in houses, the promotion of home based business through specific design initiatives and locating these uses close to centres, facilities, pathway networks, and major roads.
Flinders proposes some district level facilities that will benefit Flinders residents and the Greater Flagstone community; these include: . A District Recreation Park, . District Sports Parks, and . A State and potentially a Private Primary School site.
In order to achieve the targets set by the project team, it is proposed that the development will ‘bring forward’ certain key facilities, initially in the area nominated as the Community Use area and then in the Neighbourhood Centre as a population establishes. The early establishment of facilities in the project initiates the generation of a community and establishes future residents’ travel patterns internally rather than externally to the site improving the opportunity to achieve self-containment targets.
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The proposed co-location of uses such as education, community, and recreation, creates efficiencies in required land areas and infrastructure provision. Co-location can also assist in the creation of a vibrant community hub that is efficient in terms of servicing of facilities and funding. The development of a Community Plan will further investigate target groups and the provision of universal facilities (eg. small scale local level library and/or community gardens), life cycle facilities (eg. youth centre of senior’s centre), and targeted facilities (eg. cultural centre and/or Men’s shed).
Home Based Business (HBB) initiatives are a key to the success of employment within Flinders. Houses and allotments will be specifically designed to cater for HBB. Different levels of HBB will be catered for; from Home Businesses (an individual working from home in a home study) to Home office (which allows for additional on-site employees and car parking whilst still maintaining a residential character). HBB will be promoted within neighbourhoods and close to centres and facilities. Where an area is considered suitable for a Home Office, allotments will cater for this through design such as a rear laneway providing access to rear parking whilst maintaining a residential component and appearance in a residential area.
A Business Support Service for Home Based Business is planned. A facility will be made available that provides physical infrastructure such as meeting rooms, resource centres, photocopiers and printers etc. The location of home based businesses will be close to facilities and support areas to ensure the success for each individual business and to provide a further step towards self- containment and employment and initiating work opportunities within Flinders.
Flinders is set apart from other developments by the following key items: . The immense scale of the property under a single ownership; . A landowner with significant development experience and financial capabilities; and . Land purchased for a comparatively low price per hectare.
The inclusion of large recreational lakes will further contribute to the unique character of Flinders.
The developer intends to develop the entirety of Flinders. This is a long term project for this developer, and is reflected in the developer’s vision …
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Proposal Summary Property Details Address Dairy, Undullah and Wyatt Roads, Undullah Qld 4285 Real Property Description Lot 3 on S311896, Lot 200 on SP133189, and Lot 1 on RP97710. Area: 1,001.2198Ha Land Owner & Applicant Details Land Owner: Flinders Land Holdings Pty Ltd (ABN: 56 074 570 237) & Michelle King & Darwin King Applicant: Pacific International Development Corporation Pty Ltd atf the PIDC Trust (ABN: 11 105 107 828) Proposal Details Application Type: MCU (Whole of Site) Assessment Manager: EDQ/DSDIP Local Government Area: Logan City Council Relevant Codes: Not Applicable Pre-lodgement meeting: Yes
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2.0 INTRODUCTION
This report has been prepared for Pacific International Development Corporation Pty Ltd as trustee for the PIDC Trust (PIDC) and is supporting information to the ‘Whole of Site’ Material Change of Use Application for land uses in accordance with the Flinders (Precinct 1) Land Use Plans (Figures 5, 6 & Appendix A), Flinders (Precinct 1) Land Use Table (Table 2 & Appendix D) and other associated documents within this report.
The subject land includes the entirety of Precinct 1 of Flinders which is located within the Greater Flagstone Priority Development Area (PDA) administered by Economic Development Queensland (EDQ), and detailed within section 3 of this report.
This application is a precursor to the future ROL Applications over each neighbourhood, or a series of neighbourhoods that will include individual Plans of Development (where necessary). A Flinders (Precinct 1) Context Plan (Figure 4 & Appendix B) is also submitted as part of this application, ensuring compliance with the formal approval process and ensuring that a context plan process has been undertaken and is not required for subsequent applications.
This application outlines and considers the proposed changes to the development concept and its impacts. As agreed with Economic Development Queensland the focus of assessment will be issues associated with the proposed lakes, and to define the issues of interest to EDQ, terms of reference were issued on the 21st and 22nd of July 2014, refer to Appendix M . The terms of reference deal with the ecological and engineering aspects of the proposed lakes. Reports addressing the terms of reference with respect to engineering / hydraulic matters are included as Appendices. With respect to ecological matters, Saunders Havill has been engaged to assess not only the ecological impacts of the proposed lakes but have also reviewed all ecological matters including an assessment against EDQ Implementation Guidelines 14 and 17. In this respect, the reporting prepared by Saunders Havill is much broader than the terms of reference and will supersede previous ecological reporting.
Although not specifically nominated in the terms of reference the changes in the layout have necessitated the submission of updated reports / plans including: . Revised Flinders (Precinct 1) Land Use Plans (refer Appendix A) . Revised Flinders (Precinct 1) Context Plan (refer Appendix B); . Flinders Master Plan report (refer Appendix C); and . Flinders (Precinct 1) Land Use Table (Appendix D).
In support of the ecological issues relevant to the development, we provide: . A Significant Biodiversity Assessment Report (refer Appendix E); and . An updated Waterway Corridor Restoration Strategy (refer Appendix F)
In support of the engineering and hydraulic matters relevant to the development (primarily identified by the terms of reference), we provide: . An Infrastructure Internal Water Network Plan (refer Appendix G); . An Infrastructure Sewer Network Plan (ultimate) (refer Appendix G); . A Movement Network Plan (refer Appendix G); . The Flinders Precinct 1: Flood Impact Assessment (refer Appendix H);
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. The Flinders Precinct 1: Stormwater Quality Management Plan (refer Appendix I); . The Flinders Precinct 1: Concept Lake Management Plan (refer Appendix J); . The Flinders Estate – Lake Development Dispersive Soils Management Plan: Addendum for Lake Development (Planning) refer (Appendix K); and . Flinders Development – Lake Embankment Engineering Input (Appendix L).
EDQ has agreed to rely on a number of previously submitted documents including: . Flinders (Precinct 1) Road Network Assessment (refer Reference A); . Broad Geotechnical Assessment (refer Reference B); . Bushfire Management Strategies (Precinct 1) (refer Reference C); . Cultural Heritage Assessment – Undullah (refer Reference D); . Unexploded Ordnance (UXO) Management Plan (refer Reference E); . Language of the Land: The Natural (Landscape) (refer Reference F); and . Language of the Man: The Interpretation (Landscape) (refer Reference G).
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3.0 THE SITE AND ITS CONTEXT
The Locality Plan (Figure 1) and Aerial Photograph (Figure 2), highlight the existing site conditions, including existing topography, existing drainage paths, views, access and vegetation etc. This section of this report provides a broad analysis of the subject site’s characteristics.
Flinders is located approximately 50 kilometres south-west of the Brisbane CBD and is in a strategically central location between Flagstone, Bromelton, Yarrabilba and Ripley areas which are all undergoing rapid growth.
Flinders is an extensive single ownership land holding of approximately 3,919 hectares. Precinct 1 is located within the southern end of the GFPDA and consists of approximately 1,000Ha (refer Figure 1 below). The GFPDA is administered by EDQ which is the assessing authority for this application; however Precinct 1 is located within the Local Government Authority Area of Logan. As such, Logan City Council will ultimately administer the community assets such as parklands, road, services and community facilities.
Figure 1: Locality Plan
3.1 Location, Real Property Description and Area Flinders (Precinct 1) is framed by the vegetated ridgelines at the northern end providing the opportunity for a Hillside Conservation Area providing both environmental protection and scenic amenity. Undullah and Woollaman Creeks frame part of the western and southern boundaries of Precinct 1. There is an opportunity for Riparian Corridors to be retained and enhanced along these creeks linking the low lying land to the ridgelines. There is also an opportunity to ensure this
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corridor continues externally to the site ultimately providing a link further downstream to Teviot Brook and The Logan River.
The low lying land provides the opportunity for a multitude of open space land uses including ecological conservation and rehabilitation, informal nature based recreation, sporting facilities including a golf course, recreational lakes, agricultural production and community gardens, wholesale/retail nursery, heritage conservation and buffers to adjacent land uses.
The subject site is comprised of three (3) titles, the Real Property Descriptions are: . Lot 3 on S311896 (678.152ha), . Lot 200 on SP133189 (322.6884ha), and . Lot 1 on RP97710 (3,749m2).
3.2 Site Characteristics Flinders (Precinct 1) has a total area of 1,001ha and has a varied landscape and topography, refer to the Aerial Photograph, Figure 2.
Figure 2: Aerial Photograph
A detailed site analysis was undertaken as part of the original Development Application (DEV2012/247) over the site and addressed the existing site characteristics. Some of the elements analysed included: . The existing access and road network . Existing built form and structures . Topography and site character
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. Drainage paths and ridges . Existing flooding constraints . Soils and geotechnical analysis . Bank stability of waterways . Flora and fauna surveys and ecological assessment . Landscape features and view lines . Contaminated land . Cultural heritage sites (indigenous and non-indigenous) . Risk assessments (ie. bushfire and unexploded ordinances) . Identification of climatic conditions and preferred orientations
As this has previously been assessed and considered, it has not been re-submitted. We note that a Significant Biodiversity Assessment Report has been included with this application (refer Appendix E), and many of the above issues are further discussed within that document.
3.3 Previous Applications and Approvals
3.3.1 Approvals over Flinders (Precinct 1) The relevant previous planning approvals over the site are as follows: . Flinders ‘Whole of Site’ Material Change of Use Approval (DEV2012/247), dated 29.01.2013; the approval consistent of the following documents ‘Appendix A – UDA Decision Notice – Approval with Conditions’ List of supporting documents Flinders (Precinct 1) Land Use Plan (Sheets 1 & 2) – stamped ‘approved’ Flinders (Precinct 1) Context Plan – stamped ‘approved’; and Flinders (Precinct 1) Table of Approved Uses (dated 18th December 2012)
. Flinders ‘Sewerage Treatment Plant’ (MCU/ROL/ERA) Approval (DEV2012/365), dated 01.10.2013.
A number of Reconfiguration of a Lot (ROL) Applications have been submitted to EDQ on the strength of the ‘Whole of Site’ MCU Approval (DEV2012/247) for individual neighbourhoods as well as Infrastructure Master Plans (IMP’s) and Overarching Site Strategies (OSS’). These applications have been placed on hold whilst PIDC and EDQ consider the lake proposal presented within this application. Approval of this application will require new and updated IMP’s, OSS’s, and ROL Applications.
3.3.2 Approvals associated with Flinders Other relevant approvals associated with the subject site include: . Flinders Sewerage Treatment Plant Effluent Irrigation Area (MCU/ERA) Approval for a ‘Major Utility’ (MCU/240/2012), approved by Logan City Council & DERM, dated 25.03.2014.
. Flinders External Road 1 (ROL) Approval (DEV2014/607), dated 01.04.2015 (amended 05.08.2016).
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. Flinders (Balance Land) s242 Approval to vary the effect of the Logan Planning Scheme 2015 (MCUI/38/2015), dated 24.02.2016.
The s242 Decision Notice approved the Flinders (Balance Land) Land Use Plan (refer Figure 3 below).
Figure 3: Flinders (Balance Land) Land Use Plan
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4.0 PROPOSED DEVELOPMENT
The proposal seeks a Development Permit for a ‘Whole of Site’ Material Change of Use Approval to establish land use rights over Flinders (Precinct 1) to be administered through a Land Use Plan(s) (Figures 5, 6 and Appendix A), and a Land Use Table (Table 2 and Appendix D); described further within this section. A Context Plan (Figure 4 and Appendix B) is also included within this application.
Land Uses proposed by this application include:
. Commercial Uses, specifically: Business, Car Park, Car Charging Station, Data Centre, Health Care Services, and Sales Office.
. Industrial Uses, specifically: Low Impact Industry, Research and Technology Facility, Service Industry and Warehouse.
. Residential Uses, specifically: Display Home (including Display Village), Home Based Business, House, Multiple Residential, Other Residential, Relocatable Home Park, and Short Term Accommodation.
. Retail Uses, specifically: Bulk Landscape Supplies, Fast Food Premises, Food Premises, Garden Centre, Market, Outdoor Sales, Service Station, Shop, Shopping Centre and Showroom.
. Rural Uses, specifically: Agriculture, Agricultural Supply Store, Animal Keeping & Husbandry, Intensive Animal Industries, Intensive Horticulture, and Wholesale Nursery.
. Service, Community and Other Uses, specifically: Cemetery, Child Care Centre, Community Facility, Crematorium, Educational Establishment, Emergency Services, Funeral Parlour, Hospital, Place of Assembly, Telecommunications Facility, Utility Installation, and Veterinary Hospital.
. Sport, Recreation and Entertainment Uses, specifically, Indoor Entertainment, Indoor Sport and Recreation, Outdoor Sport & Recreation, and Park.
. Tourism Uses, specifically: Tourist Attraction, and Tourist Park.
These land uses are defined within Section 6.0 of the Greater Flagstone Priority Development Area Development Scheme (refer Appendix N) with the exception of car charging station and data centre, which have been defined within the proposed Land Use Table.
Flinders is ‘to be a sustainable township that nurtures a happy community, sustains a healthy environment and celebrates its natural setting and heritage’ (Darwin King, 16th December 2010, Planning & Design Forum).
The vision framework developed for Flinders by the project team provides four main pillars which are:
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The master planning principles that Flinders is based upon include:
. A mixed use urban town centre that integrates a series of residential neighbourhoods and the Flinders Enterprise Area with the adjacent Bromelton Enterprise Area;
. A network of interconnected thoroughfares and linear open space systems to facilitate a high level of mobility and encourage efficient public transit, walking and cycling over private motor car use;
. An arrangement of key open spaces, community facilities and local village centres that are located and shared between neighbourhoods to provide an ease of access for all while capitalising on the natural assets and riparian corridors of the site;
. A variety of urban settings, described by the urban transect for Flinders that creates diverse yet compact settings that will seamlessly integrate with the natural landscape, minimising the impact of urban development upon the natural resources and beauty of the site. (RobertsDay, December 2010)
The Master Plan has been developed using the principles of Traditional Neighbourhood Design which is considered within the Planning Profession to be a sustainable form or urban growth. Some of these elements include: . Compact walkable neighbourhoods, . Connected street networks . Mix of buildings and uses . Quality open spaces . Civic buildings and community development
For further details, refer to Flinders (Precinct 1) Master Plan report (Appendix C).
4.1 Flinders (Precinct 1) Lake Concept The total area of Flinders (Precinct 1) is approx. 1,001.22 ha, approximately 45% of the site contains vegetation that is to be conserved and rehabilitated (ie. 457 ha), including 20ha of endangered remnant bushland.
The majority of Flinders (Precinct 1) is located within the GFPDA’s Urban Living Zone (refer GFPDA zoning plan, Figure 8), an area with a setback of approximately 200m along the northern boundaries of the site is located within the Environmental Protection Zone.
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Within the area identified as Urban Living Zone (approx. 832.18 ha), Flinders provides a series of neighbourhoods, with a centrally located Neighbourhood Centre, and a Town Centre located closer to the south-west boundary of Precinct 1 providing connections to areas outside Flinders.
The densities, types and configuration of land uses are based on the Transect (refer to Figure 10 and Table 1 below) with higher residential densities and more varied dwelling types located adjacent to the Town Centre, Neighbourhood Centre, lakes and where community facilities are centralised.
It is intended that most neighbourhoods will be separated by areas of open space (Park) which provide connectivity and aid and assist with the provision of recreational areas (passive and active), stormwater management systems/devices, revegetation and assists in containing development to each neighbourhood or hamlet to foster a sense of identity and place within each neighbourhood.
Central to the proposed development are the lakes. The southern lake has an area of 22.31ha, while the northern lake has an area of 3.77ha. The proposed lakes will provide opportunities for increased amenity in the urban areas, and an increase in opportunities for public recreation including; rowing, sailing, model boating, and fishing. There will be extensive walking and cycling opportunities around the lake and the incorporation of waterfront dining public art, playgrounds, fitness equipment and an amphitheatre for community events are being considered.
A large area in the north of Flinders (Precinct 1) has been nominated as a Natural Area. This area is located adjacent to the northern section identified as Environmental protection zone (approx. 165 ha).
4.2 Flinders (Precinct 1) Forecast Population and Densities Table 1 summarises the intended ultimate population planned for Flinders Precinct 1 and identifies the density targets for different neighbourhood types.
Flinders (Precinct 1) is able to meet the overall net density target of 15 dwellings per hectare which is identified within the GFPDA Planning Scheme. The Master Plan Report (Appendix C) discusses the Transect which is the methodology used to guide built form; providing indications of the targeted development densities, and types and locations of land uses.
The densities indicated within the table are based on a gross neighbourhood area, and demonstrates densities of 5-32.2 dwellings per hectare. Within the Neighbourhood Centre (T5), the Town Centre (T6) and around the lake individual development sites will have densities of 40+ dwellings per hectare.
Appropriate sites for higher density development will be determined with the Plan of Development / ROL stage of the development process.
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Table 1: Flinders (Precinct 1) targeted yields and densities Transect / Neighbourhood Net Developable Area Density Yield Dwellings (ha) (dw/ha) (dw) T1 Natural N/A T2 Rural H1 16.86 3 51 NH4 (4%) 1.21 3 4 NH8A (19%) 4.95 5 25 NH8B 11.71 6 70 NH9A (20%) 7.16 4 28 NH11B 14.51 6 87 T3 Sub-urban H2 4.676 10 47 NH2 (52%) 13.12 16 210 NH3A (82%) 14.89 16 238 NH3B 8.48 15 127 NH4 (89%) 27.66 15 415 NH7A (77%) 22.18 16 355 NH6B (32%) 4.84 16 77 NH8A (61%) 15.90 16 254 NH9A (59%) 20.72 16 332 NH9B 8.30 16 133 NH10B 15.12 16 242 NH11A 19.06 16 305 NH11C 6.86 15 103 T4 Urban NH1 9.06 25 227 NH2 (42%) 10.85 20 217 NH3A (18%) 3.25 18 59 NH3C 0.34 25 8 NH3D 1.82 25 46 NH4 (7%) 2.15 18 38 NH5 (72%) 4.92 20 99 NH7A (23%) 6.46 20 129 NH7B (48%) 4.7 18 84 NH6A (82%) 14.49 20 290 NH6B (67%) 9.95 20 199 NH8A (20%) 5.34 20 107 NH9A (21%) 7.50 18 135 NH10A 14.67 18 264 NH10C 0.87 18 16 NH11D 0.85 18 15 TC – A (42%) 8.05 18 145 TC – D (66%) 9.96 18 179 T5 and T6 Neighbourhood Centre and Town Centre NH2 (6%) 1.64 25 41 NH5 (28%) 1.91 30 57 NH6A (18%) 3.21 28 90 NH7B (52%) 5.10 28 143 NAC – B 1.54 45 69 NAC – A 9.41 40 376 TC – A (56%) 11.00 35 385 TC – B 12.99 30 390 TC – C 7.22 30 217 TC – D (34%) 5.18 30 156 Total 414.22ha (ave) 17.6 dw/ha 7,282 dwellings (excludes T1)
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4.3 Flinders (Precinct 1) Master Plan Report Roberts Day has revised the Master Plan Report for Flinders (Precinct 1) and this is appended to this document as Appendix C. This document provides the guiding principles for the Flinders development and includes the Development Vision and Master Plan. The Master Plan reflects all current approvals and considers relevant statutory mapping as current at the time of printing.
Flinders is based on the Timeless Neighbourhood Design principles, including:
. Compact walkable neighbourhoods . Connected networks . Mix of buildings and uses . Quality open spaces . Civic buildings
and a ‘Transect’ which is a cross-section through the development providing a sequence of development intensity through the following character areas:
. Natural Environment . Rural Living . Sub-urban . General Urban . Urban Centre . Mixed-use Core . Enterprise Areas
The Master Plan is a refinement of the proposal submitted for endorsement in 2012. The Vision document describes the Lake and its potential benefits to the greater community as follows:
. The Lake as an edge – Each neighbourhood and hamlet has a defined edge and discernible centre. The central lake, along with significant thoroughfare alignments and natural features such as ridgelines and watercourses define neighbourhood boundaries. . The Lake as part of a green corridor – Lake edge parks will form part of the green corridors that protect the upstream waterways and riparian corridors, and provide regional connectors of the neighbourhoods and activity centres. . The Lake for recreation – The proposed lake is central to the recreation and amenity offered within Flinders Precinct 1. This water body (of approximately 30 hectares) is envisioned to create an attraction and destination within Flinders for its residents and for the surrounding region. . The lake contributing to an integrated water system – In addition to the recreational opportunities, the lake creates opportunities for the implementation of an integrated water system and a range of education and training initiatives to be explored through community development schemes and implementation.
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4.4 Flinders (Precinct 1) Context Plan Flinders is proposed to be developed in accordance with the Flinders (Precinct 1) Context Plan (refer Figure 4). The Context Plan provides a general indication of the intended development form by nominating the location of centres, urban areas, open space, major parks, neighbourhood parks, the required school, community facilities and major roads (including bus routes).
The Flinders (Precinct 1) Context Plan has been revised by Roberts Day to incorporate the proposed lakes, whilst maintaining a development concept essentially the same as the approved concept. The approved and proposed amended plans are included overleaf for ease of comparison. A larger scale version of the revised Flinders (Precinct 1) Context Plan is appended to this document as Appendix B and includes all the uses previously included in the original application. Of note is that one of the District Recreation Park(s) and the Neighbourhood Activity Centre (NAC) have been located adjacent to the lake, increasing public amenity within the NAC and improving the amenity of public open spaces for future residents.
The road network provides three road links that connect to the entry road (Flinders Lakes Drive) to the east and to Wyatt Road in the south west. These facilitate public transport links through the development and to existing and proposed networks external to the site. They will also form the basis of the major active transport network.
The extent of proposed urban development (particularly in relation to the areas near land in the EPZ) has not been significantly altered when compared to the original approval, with the lakes predominantly affecting areas previously proposed as open space.
The Flinders Land Use Plan is based on the Context Plan and is discussed in detail in the following section.
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Figure 4: Flinders (Precinct 1) Context Plan
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4.5 Flinders (Precinct 1) Land Use Plan(s) Flinders is proposed to be developed, and future uses managed in accordance with the Flinders (Precinct 1) Land Use Plan(s) (refer below and Appendix A), which is provided for approval. The Flinders (Precinct 1) Land Use Plan provides indicative locations for each use category as defined in the following section of this report.
The Flinders (Precinct 1) Land Use Plan is a two sheet set. Sheet 1 (Figure 5) provides the location of Natural Areas, Hamlets, Neighbourhoods, the Neighbourhood Centre, the Town Centre and Open Space; Sheet 2 reflects the transect (refer Figure 6) and should be read in conjunction with Figure 10: Guideline to location of uses which graphically demonstrates the transect concept and which has been utilised to guide development for Flinders. Sheet 2 is intended to be conceptual in nature and should be read in conjunction with the transect concept discussed within the Flinders (Precinct 1) Master Plan Report (Appendix C).
Figure 5: Flinders (Precinct 1) Land Use Plan (Sheet 1)
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Figure 6: Flinders (Precinct 1) Land Use Plan (Sheet 2)
4.6 Flinders (Precinct 1) Proposed Approved Uses Table 2 relates to the land uses proposed at Flinders and the approval process required for development to occur. It does not make any development PDA assessable development that in accordance with the Greater Flagstone Priority Development Area Development Scheme is PDA exempt development or PDA self-assessable development.
In summary: . Table 2A includes Development Parameters that are applicable to the scale of development intended in each part of Flinders (Precinct 1). . Table 2B – Part A provides a full list of the permissible uses for Flinders (Precinct 1) (as contained in the Greater Flagstone Urban Development Area Development Scheme dated October 2011). . Table 2B – Part B provides a list of uses that are approved for inclusion on a Plan of Development (PoD). Where shown on a PoD they will be exempt development in accordance with Table 2 of the Greater Flagstone Urban Development Area Development Scheme, dated
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October 2011. It is intended that compliance assessment will only be required for those uses that require further detailed site specific assessment and development controls to ensure that the development meets the objectives of the Greater Flagstone Urban Development Area Development Scheme. The PoD will nominate those sites and land uses where compliance assessment will be required. . Table 2B – Part C lists existing land uses or low impact uses that may be carried out on an interim basis without the requirement to be shown on a PoD or obtaining an MCU approval. These uses are to cease upon the approval of a ROL over the relevant part of the land that creates development lots unless a MCU approval exists for the use or the use is nominated on a PoD. . Table 2B – Part D includes definitions for uses that are not adequately defined by the Greater Flagstone Urban Development Area Development Scheme dated October 2011. As these uses are also not defined by the Logan Planning Scheme, rates for the provision of on-site car parking have been nominated.
Table 2: Development Parameters and Permissible Uses Table 2A: Development Parameters
General notes applicable to all parts of this table: Despite anything in this approval, nothing in this approval makes any development PDA assessable development in accordance with the Greater Flagstone Urban Development Area Development Scheme that is PDA exempt development or PDA Self assessable development in the applicable zone
Development Parameters
Notes: 1. This part of the table should be read in conjunction with the Flinders Land Use Plan – Transect (Sheet 2), dwg no. 23301-ALL-P137, version 10.5, dated 6 April 2017 2. In relation to Density: ‘Net residential density’ includes residential lots, local parks and internal roads (as per GFPDA Development Scheme definition) ‘Site density’ relates to an individual development parcel that has resulted from an earlier subdivision which dedicated any required public roads and parks. 3. Densities are measured across the whole of the neighbourhood (excluding major Open Space and major Roads), which may involve more than one Plan of Development
Natural (T1) Rural (T2) Sub-urban (T3) Urban (T4) Urban General (T5) Town Centre (T6) Community Use Open Space (District Centre) Area
A maximum A minimum net A minimum net A minimum net A minimum net net residential residential density residential density residential density residential density density of of 15dw/ha of 15dw/ha of 20dw/ha of 25dw/ha 10dw/ha (unless it can be (unless it can be (unless it can be (unless it can be demonstrated this density demonstrated this density demonstrated this density demonstrated this density cannot be achieved due to cannot be achieved due to cannot be achieved due to cannot be achieved due to site constraints) site constraints) site constraints) site constraints) A max. GFA of: A max. GFA of: 4,000m2 11,000m2 retail/entertainment retail/entertainment 1,425m2 tavern 5,000m2 commercial 1,000m2 commercial 8,000m2 1,800m2 community community services services
Table 2B: Permissible and Approved Uses – Flinders (Precinct 1)
PART A. Permissible Uses Notes: 1. This part of the table lists all permissible uses in Flinders (Precinct 1). 2. Where a listed use is not included in Part B or C of this table and is not exempt or self-assessable development under the Development Scheme it is permissible assessable development requiring a material change of use
Commercial Industrial Uses Residential Retail Uses Rural Uses Service, Sport, Tourism Uses Uses Uses Community Recreation and and Other Uses Entertainment Uses Business Low Impact Industry Display Home (incl. Bulk Landscape Agriculture Cemetery Indoor Entertainment Tourist Attraction Car Park Research and Display Village) Supplies Agricultural Supply Child Care Centre Indoor Sport and Tourist Park Car Charging Station Technology Home Based Fast Food Premises Store Community Facility Recreation Data Centre Facility Business Food Premises Animal Keeping & Crematorium Outdoor Sport and Health Care Services Service Industry House Garden Centre Husbandry Educational Recreation Sales Office Warehouse Multiple Residential Market Intensive Animal EstablishmentPark Other Residential Outdoor Sales Industries Emergency Services Relocatable Home Service Station Intensive Funeral Parlour Park Shop Horticulture Hospital Short Term Shopping Centre Wholesale Nursery Place of Assembly Accommodation Showroom Telecommunications Facility Utility Installation Veterinary Hospital
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PART B. Plan of Development Approved Uses Notes: 1. This part of the table should be read in conjunction with the Flinders Land Use Plan (Sheet 1), dwg no 23301-ALL-P137, version 10.5, dated 6 April 2017 2. A use listed in this part of the table will be exempt development where consistent with an approved PoD 3. A use listed in this part of the table will not be required to undergo compliance assessment, unless nominated as requiring compliance assessment on an approved PoD 4. A use not listed in this part of the table is assessable development requiring a material change of use
Residential Uses:
Natural Hamlets Suburban Urban Neighbourhood District Centre Community Use Open Space Areas Neighbourhood Neighbourhood Centre Area
(refer T3 on Flinders Land (refer T4 on Flinders Land (refer T5 on Flinders Land (refer T6 on Flinders Land Use Plan Sheet 2) Use Plan Sheet 2) Use Plan Sheet 2) Use Plan Sheet 2) Display Home Display Home Display Home where: Display Home where: Not within a site Not within a site designated retail or designated retail or commercial on an commercial on an approved Plan of approved Plan of Development Development House House House where: House where: House where: Not within a site Not within a site Co-located with a designated retail or designated retail or Community Facility commercial on an commercial on an to assist as a approved Plan of approved Plan of Caretaker’s Development Development Residence or ‘Artist in Residence’ Multiple Residential Multiple Residential Multiple Residential Multiple Residential where: where: where: where: Involving a site Involving a site Involving a site Involving a site density not exceeding density of no less than density of no less than density of no less than 2 2 1 dwelling per 150m ; 1 dwelling per 250m2 1 dwelling per 250m2 1 dwelling per 100m or Involving no more than 5 dwellings. Other Residential Other Residential Other Residential where: where: where: Involving a site Involving a site density Involving a site density density of no less than of no less than 1 of no less than 1 1 dwelling per 250m2 dwelling per 250m2 dwelling per 100m2 Within 400m walking Within 400m walking Within 400m walking distance of a public distance of a public distance of a public transport stop transport stop transport stop Short Term Short Term Accommodation Accommodation
Commercial Uses:
Natural Hamlets Suburban Urban Neighbourhood District Centre Community Use Open Space Areas Neighbourhood Neighbourhood Centre Area Bulk Landscape Supplies where: Located within a retail or commercial area as nominated on an approved Plan of Development Business where: Business where: Located within a retail or Located within a retail or commercial area as commercial area as nominated on an nominated on an approved Plan of approved Plan of Development Development Car Charging Station Car Charging Station Car Charging Station Car Charging Station where: where: located in a car located in a car parking area or on parking area or on public land and is public land and is limited to an outlet/s limited to an outlet/s for the purpose of for the purpose of charging a vehicle. charging a vehicle. Car Park Car Park Data Centre Data Centre Health Care Services Health Care Services Health Care Services Health Care Services where: where: where: where: Involving a single Involving a single Located within a retail or Located within a retail practitioner practitioner commercial area as or commercial area as nominated on an nominated on an approved Plan of approved Plan of Development Development Food premises Food premises Fast Food Premises Fast Food Premises where: where: Located within a retail Located within a retail or commercial area as or commercial area as nominated on an nominated on an approved Plan of approved Plan of Development Development Garden Centre Sales Office Sales Office Sales Office Sales Office Sales Office Market Market Market Outdoor Sales Located within a retail or commercial area as nominated on an approved Plan of Development Service Station where: Located within a retail or commercial area as nominated on an approved Plan of Development; AND Not adjoining a residential or sensitive land use as defined in the PDA Development Scheme
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Shop where: Shop where: Shop where: Shop where: Shop where: Up to a maximum Up to a maximum Located within a retail or Located within a retail Within the aggregate of 250m2 at aggregate of 250m2 at a commercial area as or commercial area as Community Use a single location; single location; AND nominated on an nominated on an Area, approved Plan of AND Positioned within 100m approved Plan of AND Positioned within of a neighbourhood Development Development Up to a maximum 100m of a recreation park aggregate of 250m2 neighbourhood over the entire recreation park community use site. Shopping Centre Shopping Centre where: where: Located within a retail or Located within a retail commercial area as or commercial area as nominated on an nominated on an approved Plan of approved Plan of Development Development Showroom where: Located within a retail or commercial area as nominated on an approved Plan of Development
Service, Community & Other Uses:
Natural Hamlets Suburban Urban Neighbourhood District Centre Community Use Open Space Areas Neighbourhood Neighbourhood Centre Area Child Care Centre Child Care Centre Child Care Centre Child Care Centre where: Within 200m of a retail and commercial centre, OR Within the retail and commercial centre, and not exceeding 60% of the site area of the centre. Community Facility Community Facility Community Facility Community Facility Community (including Neighbourhood (including Neighbourhood (including Neighbourhood (including Neighbourhood Facility (including Meeting Houses / Meeting Meeting Houses / Meeting Meeting Houses / Meeting Meeting Houses / Meeting Neighbourhood Rooms), where: Rooms), where: Rooms) Rooms) Meeting Houses / Positioned within Positioned within 100m Meeting Rooms / 100m of a of a neighbourhood ‘Men’s Shed); including neighbourhood recreation park ancillary uses such as recreation park food premises, garden centre and community gardens Educational Educational Educational Educational Educational Establishment Establishment Establishment Establishment Establishment where: Small scale in nature and ancillary to the agricultural use (ie. Interpretive Centre, Sustainability Centre) OR It is temporary pending construction of a permanent school Emergency Emergency Emergency Services Emergency Services Emergency Services Emergency Services Services Services where: where: For a Rural For a Rural Fire Brigade Fire Brigade Service Service Funeral Parlour Funeral Parlour Place of Assembly Place of Assembly where: where: No greater than 500m2 No greater than 500m2 GFA GFA Utility Installation Utility Installation where: where: Integrated within a Integrated within a building; building; AND AND Not located adjoining a Not located adjoining a residential or sensitive residential or sensitive land use as defined in land use as defined in the PDA Development the PDA Development Scheme. Scheme. Veterinary Hospital Veterinary Hospital
Sport, Recreation & Entertainment Uses:
Natural Hamlets Suburban Urban Neighbourhood District Centre Community Use Open Space Areas Neighbourhood Neighbourhood Centre Area Indoor Entertainment Indoor Entertainment (excluding ‘Adult only where: Entertainment’) and only Located within a retail where: or commercial area as Located within a retail or nominated on an commercial area as approved Plan of nominated on an Development approved Plan of Development Indoor Sport and Indoor Sport and Indoor Sport and Indoor Sport Recreation (excluding Recreation only where: Recreation and Recreation ‘premises for large scale Located within a retail functions ie. conventions or commercial area as and leisure centre) and nominated on an only where: approved Plan of Located within a retail or Development commercial area as nominated on an approved Plan of Development Outdoor Sport and Outdoor Sport and Outdoor Sport Outdoor Sport Recreation where: Recreation where: and Recreation and Recreation a public swimming pool a public swimming pool where: and only where: a public swimming pool In a District Sports Park
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PART C. Interim Approved Uses Notes: These uses are not required to be shown on a PoD These uses are to cease upon the approval of an RoL over the relevant part of the land, unless the use is shown on an approved PoD or an MCU approval exists for the use
Agriculture Animal Keeping and Husbandry Bulk Landscape Supplies Market Outdoor Sport and Recreation Wholesale Nursery
PART D. Definitions
The Definitions included within the Greater Flagstone Priority Development Area Development Scheme (October 2011) apply to all future development within Flinders (Precinct 1). The following additional definitions also apply:
Car Charging Station: A premises that is used to charge, maintain or repair vehicles that are powered by electricity, hydrogen or other alternative non-fossil based fuels. Where the use involves an outlet for charging a vehicle that is located in a public or private car parking area, the provision of on-site car parking is not required.
Data Centre: Premises used to house computer systems and associated components and equipment, The equipment may be used to: Operate and manage a carrier’s telecommunication network Provide date centre based applications directly to the carrier’s customers Provide hosted applications for a third party to provide services to their customers Provide a combination of these and similar data centre applications
Data centres can be housed in commercial buildings or purpose built premises and are often modular to allow for expansion. They are generally not required to be staffed. Car parking is provided at a rate of 1 space per employee + 1 additional space for visitor parking.
4.7 Flinders (Precinct 1) Future Plans of Development Future RoL Applications will be submitted over specific neighbourhoods with land use and development controls specified on a series of Plans of Development.
Where a use is nominated on a PoD and the PoD includes development controls for that use on a specific lot it is intended that the use will not require compliance assessment.
Individual Plans of Development will be prepared for each neighbourhood (or a series of neighbourhoods) as depicted on the Flinders (Precinct 1) Land Use Plans.
4.8 Flinders (Precinct 1) Draft Conditions of Approval Previous discussions with EDQ with respect to an amendment application resulted in the preparation of a set of draft conditions. The intent of the draft conditions was to clearly define the level of detail expected with respect to the design, construction and management of the lakes required at the next stage of the approval process (IMP stage). The proposed draft conditions are considered useful for consideration by EDQ and are provided as Appendix O. They are based on the original approval, with updated references as appropriate.
Site Information Name of priority development area (PDA): No change Site Address: No change PDA development application details Land the subject of the application: No change Type of application and description of proposal: Material change of use: 1. For the uses set out in the application generally in accordance with the Flinders (Precinct 1) Land Use Plan (Dwg No. 23301-ALL-P137, Version 10.5, (Sheets 1 & 2), dated 6 April 2017). 2. In respect to the land the subject of the
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application. Date the application was properly made: No change EDQ reference number: No change PDA development approval details Land the subject of the approval ‘the site’ No change Decision of EDQ 1. EDQ has decided to grant the PDA development approval applied for, subject to the PDA development conditions forming part of this Decision Notice. 2. The approval is a development permit for material change of use: (a) For the uses set out in the Table of approved uses, (a) Generally in accordance with the Flinders (Precinct 1) Land Use Plan (Dwg No. 23301- ALL-P137, Version 10.5, (Sheets 1 & 2), dated 6 April 2017). (b) In respect of the site, being the land the subject of the application. Decision date: No change Currency period: No change Plans and specification Approved plans, reports and specifications Number Date a) Flinders (Precinct 1) Land Use Plan Dwg No. 23301-ALL-P137, 6 April 2017 Version 10.5, (Sheets 1 & 2) b) Flinders (Precinct 1) Development N/A N/A Parameters and Permissible Uses Table
Nominated No. Condition Timing assessing authority
General
1. Carrying out the development Carry out and complete the development generally in accordance with:
(a) the Flinders Precinct 1 Land Use Plans, (b) the conditions contained in this Approval (c) all PDA development permits (d) all endorsed infrastructure master plans On-going. NA (e) all endorsed overarching site strategies (f) the endorsed context plan relating to that part of the site the subject of this application (g) all approved plans of development and (h) all endorsed detailed design documentation.
2. Restrictions on commencing development (a) Development for permanent uses under this Approval may not commence on any (a) Prior to the commencement NA part of the site until: of use on that part of the site. (i) all infrastructure master plans and overarching site strategies required by
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Nominated No. Condition Timing assessing authority
conditions of this Approval have been endorsed by the nominated assessing authority (ii) the use is identified on a particular site within a Plan of Development and development standards for the use are nominated on the Plan of Development notes as part of an approval for Reconfiguration of a Lot.
(iii) detailed design documentation, as required, for approved uses relevant to the particular development has been endorsed by the nominated assessing authority.
(b) Development for Interim Uses under this Approval: (b) Prior to (i) may not commence until any detailed design documentation relevant to commencement the particular development has been endorsed by the nominated of the Interim use and then on- assessing authority and going. (ii) must cease prior to the commencement of site works relevant to the 1st RoL with or without a PoD relating to that part of the site.
Advisory note: An interim use in a context plan area may continue or commence where shown on an approved PoD or approved by a subsequent Material change of use application.
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Nominated No. Condition Timing assessing authority
3. Infrastructure master plans (a) A PDA condition of this Approval may require an infrastructure master plan to be submitted for compliance assessment for endorsement. (b) Each infrastructure master plan must: (i) be for the whole of the site a) Prior to the approval of the 1st (ii) demonstrate innovation by providing opportunities to incorporate changes subsequent application for the in technology anticipated to occur during the long term development of site the site
(iii) detail applicable infrastructure networks both within and external to the
site and identify where works are required to connect existing or future networks on the site into existing or future sub-regional networks
(iv) address the requirements and standards (including any areas of non- compliance) outlined in the: a. development scheme in force at the date of this Approval
b. applicable PDA guideline(s) in effect at the date of this Approval
(v) identify the overall planning and delivery principles for the infrastructure works, required to support the ultimate development of the site
EDQ (vi) identify , where relevant, the internal and external infrastructure required for the ultimate development of the site
(vii) identify how and when that component of infrastructure will be provided (including the dedication / transfer), or if not known, how and when provision of that infrastructure is to be determined and
(viii) include any additional details or requirements set out in a condition of this Approval about that infrastructure master plan.
(c) A number of infrastructure master plans may be combined into one infrastructure master plan.
(d) Each infrastructure master plan will be assessed against :
(i) the provisions of the development scheme in force at the date of this Approval
(ii) the applicable PDA guideline(s) in effect at the date of this Approval and
(iii) any further requirements set out in a condition of this Approval.
(e) An endorsed infrastructure master plan may be replaced by submitting for compliance assessment a new infrastructure master plan for endorsement.
4. Overarching site strategies a) Prior to the (a) A PDA condition of this Approval may require an overarching site strategy to be st approval of the 1 submitted for compliance assessment for endorsement. subsequent application for the (b) Each overarching site strategy must: site
(i) be for the whole of the site
(ii) offer demonstration projects and other initiatives to respond to the EDQ requirements and standards, implementation strategies, stretch targets and goals outlined in the development scheme in force at the date of this
Approval and the PDA guideline(s) in effect at the date of this Approval
(iii) identify opportunities for innovation
(iv) include methodologies and undertakings for monitoring and reporting on the achievement of the overarching site strategy initiatives/outcomes and
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(v) include any additional details or requirements set out in a relevant condition of this Approval. (c) Each overarching site strategy will be assessed against : (i) the provisions of the development scheme in force at the date of this Approval (ii) the applicable PDA guideline(s) in effect at the date of this Approval and
(iii) any further requirements set out in a condition of this Approval.
(d) An endorsed overarching site strategy may be replaced by submitting for compliance assessment a new overarching site strategy for endorsement.
5. Detailed design documentation Prior to commencing the (a) Where uses listed in Part A of Table 2B - Permissible and Approved Uses are relevant nominated on an Approved Plan of Development as requiring compliance development. assessment, submit to the nominated assessing authority, detailed design documentation for compliance assessment. If the Plan of Development is determined by the assessing authority to contain sufficient development controls and/or the use is likely to have minimal impact, a land use can be nominated on the Plan of Development as not requiring compliance assessment. (b) Detailed design documentation must detail the following matters, to the extent they are applicable to the Approved Use: (i) location (ii) lot size and configuration (iii) building height (iv) plot ratio / gross floor area / gross leasable area (v) site cover (vi) building design including elevations and materials
(vii) site access arrangements EDQ (viii) on-site parking and servicing arrangements (ix) interface with adjoining residential uses (x) demonstrate active frontages. (xi) open space provision (c) If the development shown in the detailed design documentation is inconsistent with the development parameters shown on an approved plan of development, the detailed design documentation must also comply with the requirements of condition 5(d) so far as they are relevant. (d) The detailed design documentation will be assessed against: (i) the endorsed context plan for that part of the site (ii) the approved Plan of Development for that part of the site (iii) the relevant provisions of the development scheme in force at the time of this Approval (iv) relevant PDA guidelines in effect at the time of this Approval, and (v) any further requirements set out in a condition of this Approval.
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6. Compliance assessment Ongoing (a) Where a condition of this Approval requires compliance assessment, compliance assessment is required in accordance with the timing set out in these conditions. (b) Compliance assessment must be repeated where a new infrastructure master plan or new overarching site strategy to that already endorsed, is sought. (c) Before compliance assessment will commence, payment for the fee must accompany any request for compliance assessment. The fee is set out in EDQ’s development assessment fee schedule in force at the date the request is lodged. (d) The process and timeframes that apply to compliance assessment are: (i) the applicant submits plans and supporting information as required for compliance assessment (ii) within 20 business days ( for all requests except for compliance assessment for Infrastructure Master Plans and Overarching Site Strategies where 40 business days applies) – the nominated assessing authority assesses the plans and supporting information and:- a. if satisfied with the information as submitted - endorses the information and the condition of approval (or element of the condition) is determined to have been met or b. if not satisfied with the information as submitted – notifies the applicant accordingly (e) If the applicant is notified under (d)(ii)b. above: EDQ (i) the information and plans addressing the concerns are to be resubmitted (ii) within a further 15 business days ( for all requests except for compliance assessment for Infrastructure Master Plans and Overarching Site Strategies where 20 business days applies) – the nominated assessing authority assesses the re-submitted plans and supporting information and:- a. if satisfied with the re-submitted information lodged - endorses the plans and supporting information and the condition of approval (or element of the condition) is determined to have been met or b. if not satisfied with the information as submitted – notifies the applicant accordingly. (f) If the applicant is notified under (e) (ii) b above, within 10 business days - the nominated assessing authority and applicant will repeat steps (e) (i) and (ii). If either party is not satisfied by the outcome of this process, that party can elect to enter into a mediation process with an independent mediator agreed to by both parties or if there is no agreement, nominated by the President for the time being of the Queensland Law Society Inc. (g) When the nominated assessing authority and applicant are both satisfied with the re-submitted information lodged - the nominated assessing authority endorses the relevant instrument of document and the condition of the Approval (or element of the condition) is determined to have been met.
7. Commencement of work
Site works (excluding general maintenance and clearing of vegetation) to facilitate the Within 8 years of NA commencement of any of the development the subject of this Approval, must the date of this commence within eight (8) years of this Approval. Approval.
However, it is not necessary for works to facilitate the commencement of all the Approved Uses to commence on the site within 8 years of this Approval.
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Infrastructure charges
8. State Charge
(a) Unless a relevant infrastructure agreement provides to the contrary, pay to EDQ
the State charge as set out in the IFF (July 2016) The charge will be calculated in As required by NA accordance with the IFF (July 2016) and indexed to the date of payment. the IFF (b) The State infrastructure is that set out in the ICOP including those components of State Infrastructure required in condition 14 (Table 1) of this Approval. (c) Infrastructure Contributions carried out under item (b) may be offset against the state charge in (a) in accordance with the IFFCOA and ICOP. 9. Municipal charge (a) Unless a relevant infrastructure agreement provides to the contrary, pay to EDQ the municipal charge as set out in the IFF (July 2016). The charge will be calculated in accordance with the IFF (July 2016) and indexed to the date of As required by NA payment. the IFF (b) The Municipal infrastructure is that set out in the ICOP and may include components of the Municipal infrastructure required in conditions 13, 14 (Table 2), 16, 17, 18 and 21 of this Approval. (c) Infrastructure Contributions carried out under item (b) may be offset against the municipal charge in (a) in accordance with the IFFCOA and ICOP. 10. Sub-regional infrastructure and value capture charge (a) Unless a relevant infrastructure agreement provides to the contrary, pay to EDQ the sub-regional infrastructure charge and the value capture charge as set out in the IFF. The charge will be calculated in accordance with the IFF and indexed to the date of payment. The value capture charge will only apply to land which is outside the urban footprint as defined in the South East Queensland Regional Plan 2009 – 2031. As required by NA the IFF (b) The sub-regional infrastructure is that set out in the ICOP and may include components of the sub-regional infrastructure required in conditions, 16, 17, and 18 of this Approval. (c) Infrastructure Contributions carried out under item (b) may be offset against the charges in (a) in accordance with the IFFCOA and ICOP.
11. Implementation charge (a) Unless a relevant infrastructure agreement provides to the contrary, pay to the ULDA the implementation charge as set out in the IFF (July 2016) The charge will
be calculated in accordance with the IFF (July 2016) and indexed to the date of NA payment. As required by (b) The Implementation works are those set out in the ICOP including those elements the IFF of Implementation charge set out in conditions 24, 25 and 27 of this Approval. (c) Infrastructure Contributions carried out under item (b) may be offset against the implementation charge in (a) in accordance with the IFFCOA and ICOP. 12. Catalyst infrastructure
(a) Unless a relevant infrastructure agreement provides to the contrary, where catalyst As required by NA infrastructure is provided to the PDA, pay to EDQ the cost of the catalyst the ICOP and infrastructure and the financing costs in accordance with the ICOP. The charge will IFF be calculated in accordance with the IFF and indexed to the date of payment.
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(b) These payments may be offset against the municipal charge as set out in the IFF.
Advisory note: Catalyst infrastructure is being provided for the benefit of the PDA and to facilitate the efficient delivery of serviced land. This infrastructure is being funded by a loan from the State. Until this loan and the associated finance costs are repaid, payments will be required to cover the financing costs and repayment of the catalyst infrastructure loan.
The requirements for the repayments are provided in the ICOP and the Catalyst Infrastructure Charge amount is provided in the IFF.
13. Early public transport (bus) provision (a) Unless a relevant infrastructure agreement provides to the contrary, subsidise an interim (for five years from the date of commencement of the service) public transport (bus) service in accordance with an endorsed strategy.
(b) Submit for compliance assessment an interim public transport strategy that To commence prior to demonstrates: NA (i) public transport service to connect to an existing local network occupation of the 200th residential (ii) timeframes for bus services including peak times and other times for lot on the site. weekdays and times for services on weekends and public holidays and (iii) cost to deliver the bus services.
(c) The cost of the subsidy may be offset against the relevant municipal charge as set out in the IFF for an endorsed strategy. Infrastructure master plans
14. Community facilities (a) Submit for compliance assessment an infrastructure master plan for community facilities. (b) In addition to the requirements set out in PDA condition 3 of this Approval, the community facilities infrastructure master plan must: (i) reflect the land transfer rates set out in the tables below, unless a relevant infrastructure agreement provides to the contrary (ii) identify an indicative location and timing for the land transfer for the community facilities within the ultimate development and (iii) identify how the land will be serviced and made ready for use.
a) Prior to the approval of the 1st Table 1: Serviced land requirements for State government facilities subsequent application for the EDQ Number of site Facility or service Site/facility area facilities
State primary school 1 6.5 ha
Table 2: Serviced land requirements for local government community facilities
Number of Facility or service Site/facility area facilities
Local Community Facility 1 0.12ha
Advisory note: In considering the delivery of community facilities, variances in the provision of land or number of facilities will be considered where alternative, innovative solutions that would benefit the community can be demonstrated. For example a reduced school site may be permitted
with the support of the Department of Education where collocated with a sports park.
15. Energy and Communication service infrastructure a) Prior to the approval of the 1st EDQ (a) Submit for compliance assessment an infrastructure master plan for energy and subsequent
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communication service infrastructure. application for the site (b) In addition to the requirements set out in PDA condition 3 of this Approval, this
energy and communication service infrastructure master plan must: (i) where reasonably possible, include written evidence confirming an agreement exists with relevant service providers to an infrastructure master plan for service infrastructure within the site. If this is not possible for a whole site, then provide advice from a service provider that service infrastructure can be provided to the site (ii) address information communication technologies for the site and (iii) address energy usage and supply (and specifically in respect to peak energy) for the site.
16. Movement network (a) Submit for compliance assessment an infrastructure master plan for movement network (b) In addition to the requirements set out in PDA condition 3 of this Approval, this infrastructure master plan for the movement network must: (i) be consistent with the following support documents: Precinct 1 Movement Network Plans, Job No. CEB06678, dated 03.04.2017 (06.04.17 for plan 2 Public Transport Network), prepared by Cardno a) Prior to the approval of the 1st Flinders External Infrastructure Movement Network Plan, Dwg No. subsequent th 23300-EXT-P29, dated 27 July 2012, prepared by Mortons Urban application for the EDQ Solutions. site
(ii) demonstrate that the traffic network shall generally be in accordance with the ICOP or other plan approved by the authority that will ultimately be responsible for the asset
(iii) Confirm the desired external road upgrade scenario to service the site
(iv) include an indicative timetable for delivery of the major transport infrastructure items within and external to the site including the desired scenario that is proposed to be adopted.
(v) Provide land owners consents from the relevant land owners where land dedication is required. 17. Sewer (a) Submit for compliance assessment an infrastructure master plan for sewer infrastructure. (b) In addition to the requirements set out in PDA condition 3 of this Approval, this infrastructure master plan for the sewer infrastructure must:
(i) Be generally consistent with the following support documents: a) Prior to the approval of the 1st Precinct 1 Infrastructure Sewer Network Plan (Interim) Dwg No. subsequent EDQ 23301-ALL-P162, Version 1.1, dated 21.08.2012, prepared by application for the
Mortons Urban Solutions; site
Precinct 1 Infrastructure Sewer Network Plan (Ultimate) Dwg No. 23301-ALL-P154 Version 3.1, dated 11 April 2017, prepared by Mortons Urban Solutions; or any strategy endorsed by the relevant service authority. (ii) Provide details to EDQ for any proposed Temporary Wastewater Treatment Plant
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(iii) Provide details to EDQ for either: the effluent discharge strategy outside the Flagstone PDA area; or the effluent discharge strategy within the Flagstone PDA. The effluent quality must be processed to an A+ standard in accordance with the 2005 EPA Queensland Water Recycling Guidelines. 18. Water supply (a) Submit for compliance assessment an infrastructure master plan for water supply. (b) In addition to the requirements set out in PDA condition 3 of this Approval, this infrastructure master plan must: a) Prior to the st (i) be generally consistent with Precinct 1 - Infrastructure Internal Water approval of the 1 subsequent Network Plan, Version 7, dated 20 April 2017, prepared by Mortons Urban application for the EDQ Solutions. site (ii) include an external water reticulation strategy endorsed by the relevant service authority. (iii) demonstrate how the proposed infrastructure and other actions will contribute towards the achievement of an overarching site strategy for TWCM.
19. Stormwater (a) Submit for compliance assessment an infrastructure master plan for stormwater infrastructure. (b) In addition to the requirements set out in PDA condition 3 of this Approval, this infrastructure master plan must: (i) reference a Flooding Report which includes an appropriate flood model to determine a flood assessment of the pre and post development scenario. Consideration must be given to the Flood Hazard Overlay Code of the Logan Planning Scheme 2015 or subsequent version. (ii) reference a Stormwater Management Report detailing measures to be implemented to provide appropriate management of water quality and water quantity in accordance with the requirements of the State Planning Policy (April 2016 or later version). a) Prior to the (iii) be generally consistent with the following support documents; approval of the 1st subsequent a. Flinders Precinct 1: Flood Impact Assessment, revision 4, dated 21 application for the EDQ April 2017, prepared by BMT WBM. site b. Flinders Precinct 1: Stormwater Quality Management Plan, revision 3, dated 21 April 2017, prepared by BMT WBM. c. Flinders Precinct 1: Concept Lake Management Plan, revision 4, dated 24 April 2017, prepared by BMT WBM. d. Significant Biodiversity Assessment Report, revision EDQ1, dated 26 April 2017, prepared by Saunders Havill. (iv) Address how creek stability is to be achieved generally in accordance with the ‘Waterway Corridor Restorations Strategy’ report, Revision 3, prepared by Mortons-Urban Solutions, dated April 2017. (v) address an assessment of the inter-relationship between existing groundwater conditions and proposed development design and
(vi) address how the proposed infrastructure and other actions will contribute towards the achievement of an overarching site strategy for TWCM.
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20. Earthworks strategy
(a) Submit for compliance assessment an infrastructure master plan for earthworks. (b) In addition to the requirements set out in PDA condition 3 of this Approval, this infrastructure master plan must: (i) address the results of the Broad Geotechnical Assessment Report for Precinct 1 – Flinders Development, by Morrison Pty Ltd, Job No. GE12/005, issued February 2012. a) Prior to the approval of the 1st (ii) generally comply with AS3798-2007-Guidelines on Earthworks for subsequent Commercial and Residential Developments application for the EDQ site (iii) address the implications of the dispersive soils generally in accordance
with the ‘Site Based Management Plan for Dispersive Soils’ report prepared by Gilbert and Sutherland dated August 2012 and the Flinders Estate – Lake Development Dispersive Soils Management Plan: Addendum for Lake Development (Planning), version 7, dated 16 February 2017, prepared by Wholistic Environment. (iv) prioritise erosion prevention measures over control measures and proposing overall procedures and strategies that would need to be implemented in the preparation of an Earthworks Management Plan.
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21. Community greenspace (a) Submit for compliance assessment an infrastructure master plan for community greenspace. (b) In addition to the requirements set out in PDA condition 3 of this Approval, this infrastructure master plan must: (i) reflect the land transfer rates set out in Table 1 and Table 2 below, unless a relevant infrastructure agreement provides to the contrary Table 1: Land and embellishment requirements for community greenspace
Column 1 Column 2
Park types Rates of space (ha/1,000 pop)
Recreation parks 2.8
Sports parks 1.8
Total parks 4.6
In particular, provide the greenspace infrastructure including land and embellishments as set out in Table 2 below, and in accordance with EDQ Guideline No. 12 – Park Planning & Design, unless a relevant infrastructure agreement/infrastructure master plan provides to the contrary.
Table 2: Land and embellishments requirements for greenspace
a) Prior to the Number of Min. Area approval of the 1st Park Type facilities – subsequent application for the EDQ Civic Park – District centre 1 0.4 ha site
Civic Park- District plaza 1 n/a
District Recreation Park 2 5.0 ha
District Sports park 2 7.5 ha
Neighbourhood Recreation Park 10 0.5 ha
Min 50m from top of bank (other than adjacent to the Public Undullah Creek / Woollaman Creek Utility (STP) where a
Buffer min 30 m buffer applies) or as otherwise approved by EDQ
(ii) detail how and when the community greenspace will be dedicated or transferred to the State or Logan City Council and
(iii) include undertakings for monitoring and reporting on the achievement of the infrastructure master plan outcomes.
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Overarching site strategies
22. .Total water cycle management (TWCM) (a) Submit for compliance assessment an overarching site strategy for TWCM. (b) In addition to the requirements set out in PDA condition 4 of this Approval, this overarching site strategy must: (i) address all elements of the water cycle, separately and in combination, in order to deliver water infrastructure and management strategies in a way that optimises social and environmental benefits and minimises costs. This includes water supply, sewage, stormwater, flooding and receiving water quality and (ii) include strategies for sewage, potable water, stormwater management and water self-sufficiency. (iii) be generally consistent with the following support documents; a. Flinders Precinct 1: Stormwater Quality Management Plan, revision 3, dated 21 April 2017, prepared by BMT WBM. a) Prior to the approval of the 1st b. Flinders Precinct 1: Concept Lake Management Plan, revision 4, subsequent dated 21 April 2017, prepared by BMT WBM. application for the EDQ site c. Precinct 1 Infrastructure Sewer Network Plan (Ultimate), Dwg No.
23301-ALL-P154, version 3.1, dated 11 April 2017, prepared by Mortons Urban Solutions; and d. Precinct 1 - Infrastructure Internal Water Network Plan, Dwg No 23301-ALL-P115, version 7,dated 20 April 2017, prepared by Mortons Urban Solutions. This overarching site strategy, as amended from time to time, will guide future development decisions in relation to the site. (c) Include a monitoring program that on a yearly basis provides a report that analyses the achievement against the set targets. Should the monitoring program identify that delivery differs from the target in any reporting period, a mitigation plan, setting out how the target will be achieved in the next review period must accompany the report.
Advisory note: Offsets against the Implementation charge may be applicable for the costs of implementing this overarching site strategy where clear innovations initiatives are implemented
23. Natural environment (a) Submit for compliance assessment an overarching site strategy for the management of the natural environment. (b) In addition to the requirements set out in PDA condition 4 of this Approval, this
overarching site strategy must: a) Prior to the approval of the 1st (i) outline measures to conserve and enhance the site’s biodiversity values subsequent (areas of ecological significance, retained waterways and vegetation application for the EDQ management) site (ii) identify management strategies for threatened fauna species. (iii) identify management strategies for threatened flora species. (iv) Identify management strategies for managing fauna during construction and operational phases of the development. (v) Identify management strategies for managing fauna during construction
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and operational phases of the lake system (vi) detail how and when koala habitat obligations for the Greater Flagstone PDA as detailed in PDA guideline no.17 Remnant Vegetation and koala habitat obligation in Greater Flagstone will be delivered. (vii) identify strategies for the protection of remnant endangered vegetation containing endangered regional ecosystems where proven by ground truthing to be viable (viii) identify management plans to be provided to address the clearing of non- viable remnant vegetation containing endangered regional ecosystems (ix) identify rehabilitation strategies for any corridors of native vegetation to improve habitat extent and wildlife movement (x) Identify management plans and riparian edge rehabilitation strategies for relevant sections of the lake system. (xi) Develop a downstream monitoring program for riparian vegetation and permanent and ephemeral aquatic areas during the construction and operational phases of the lake system (xii) identify any buffering to areas of environmental significance and which have associated conservation, biodiversity, habitat or scenic amenity values (xiii) identify strategies to prevent land degradation (xiv) identify strategies to rehabilitate major drainage lines (xv) identify strategies for bushfire management (xvi) identify strategies for pest and weed management and (xvii) identify strategies for monitoring vegetation rehabilitation. (c) This overarching site strategy, as amended from time to time, will guide future development decisions in relation to the site.
(d) Include a monitoring program that on a yearly basis (or as otherwise agreed with EDQ) provides a report that analyses the achievement against the set targets. Should the monitoring program identify that delivery differs from the target in any reporting period, a mitigation plan, setting out how the target will be achieved in the next review period must accompany the report. 24. Ecological sustainability and innovation a) Submit for compliance assessment an overarching site strategy for ecological sustainability and innovation. b) In addition to the requirements set out in PDA condition 4 of this approval, this overarching site strategy must: (i) demonstrate climate change resilience and greenhouse gas emission a) Prior to the approval of the 1st reduction subsequent application for the EDQ (ii) demonstrate pollution minimisation site
(iii) demonstrate the efficient use of materials and (iv) detail waste reduction and management strategies for construction. (c) This overarching site strategy, as amended from time to time, will guide future development decisions in relation to the site.
(d) Include a monitoring program that on a yearly basis (or otherwise agreed with EDQ) provides a report that analyses the achievement against the set targets.
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Should the monitoring program identify that delivery differs from the target in any reporting period, a mitigation plan, setting out how the target will be achieved in the next review period must accompany the report.
Advisory note: Offsets against the Implementation charge may be applicable for the costs of implementing this overarching site strategy. 25. Community development (a) Submit for compliance assessment an overarching site strategy for community development. (b) In addition to the requirements set out in PDA condition 4 of this Approval, this overarching site strategy must detail: (i) a community facilities plan and program and (ii) a community development program (c) The community facilities plan must: (i) outline an approach for the early provision of community facilities and longer term sequencing for the provision of community facilities as development progressively occurs on the site and (ii) explore alternative approaches and innovative solutions for the provision of community and educational facilities including schools as community hubs. a) Prior to the approval of the 1st (d) The community development program must include: subsequent application for the EDQ (i) a community development vision statement or key objectives site (ii) a demonstrated understanding of the likely future community (iii) key initiatives, targets, implementation mechanisms and associated resources (iv) an explanation and rationale for any implementation charge offsets proposed and (v) a baseline of available community resources and networks. (e) This overarching site strategy, as amended from time to time, will guide future development decisions in relation to the site. (f) Include a monitoring program that on a yearly basis (or as otherwise agreed with EDQ) provides a report that analyses the achievement against the set targets. Should the monitoring program identify that delivery differs from the target in any reporting period, a mitigation plan, setting out how the target will be achieved in the next review period must accompany the report. Advisory note: Offsets against the Implementation charge may be applicable for the costs of implementing this overarching site strategy.
26. Housing diversity and affordability (a) Submit for compliance assessment an overarching site strategy for the delivery of housing diversity and affordability outcomes. a) Prior to the (b) In addition to the requirements set out in PDA condition 4 of this Approval, this approval of the st overarching site strategy for housing diversity and affordability must: 1 subsequent application for EDQ (i) outline an approach to deliver 25% of housing that is affordable to first the site home buyers and key workers (ii) outline an approach to deliver 10% accessible housing and (iii) outline an approach to deliver 5% social housing
(c) Include a monitoring program that on a yearly basis (or as otherwise agreed with
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EDQ) provides a report that analyses the achievement against the set targets. Should the monitoring program identify that delivery differs from the target in any reporting period, a mitigation plan, setting out how the target will be achieved in the next review period must accompany the report. Advisory note: The affordable housing provisions of the strategy should include: Specification of a target household income for first home buyers and key workers (such as Low to Moderate income households defined in the ULDA Guideline Number 16 – Housing). Allow for Incomes to be updated annually. Sub-targets within the 25% overall affordable housing figure to make housing affordable across a range of the target households (e.g. 5% in the lowest band, 10 % in the middle band and 10% in the highest band of the target households).
27. Employment and economic development a) Submit for compliance assessment an overarching site strategy for employment and economic development. b) In addition to the requirements set out in PDA condition 4 of this Approval, this overarching site strategy must: (i) outline an approach to achieve a high level of local employment (ii) set out the approximate staging of activity centres in line with anticipated population growth and the approximate land allocation for employment uses over time (iii) outline an approach to formulate and implement diverse and connected a) Prior to the approval of the employment generation strategies 1st subsequent application for EDQ (iv) outline an approach to providing local training opportunities and the site
(v) outline an explanation and rationale for any implementation charge offsets proposed. c) This overarching site strategy, as amended from time to time, will guide future development decisions in relation to the site. d) Include a monitoring program that on a yearly basis provides a report that analyses the achievement against the set targets. Should the monitoring program identify that delivery differs from the target in any reporting period, a mitigation plan, setting out how the target will be achieved in the next review period must accompany the report.
Advisory note: Offsets against the Implementation charge may be applicable for the costs of implementing this overarching site strategy.
28. UXO Management of UXO on the site is to be undertaken generally in accordance with the Unexploded Ordinance Management Plan prepared by Boz Technical Services, dated EDQ Prior to the 29 November 2011. In accordance with that report, the following areas are to be approval of the subject to focussed UXO search – 1st subsequent application for NH3a and b. H1, H2, NH4, NH8a, NH9a, NH5 & NH9b. each respective Further reporting submitted for these areas is to include certification that an area has a stage identified within this very low likelihood of UXO or provide evidence to the contrary. Findings are to be condition reported through a revised risk assessment and Management Report containing further recommendations.
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29. Bushfire A detailed Bushfire Management Plan is to be developed for each stage of the Prior to the approval of the development generally as outlined within the report - Bushfire Management Strategies, 1st subsequent EDQ dated February 2012, prepared by L Hawkes. application for the site
30. Contaminated Land a) Land subject to contamination (eg land that has been used for 1 or more notifiable Prior to the endorsement of activities) is to be investigated and remediated in accordance with the DEHP Draft the 1st Guidelines for the Assessment and Management of Contaminated Land in subsequent Queensland; application for that part of the ULDA b) Submit to the ULDA a Suitability Statement obtained from DEHP removing the site site containing a from the Environmental Management Register. notifiable activity
31. Lake (a) Submit for compliance assessment an Infrastructure Master Plan for the lake which is generally consistent with the Flinders Precinct 1: Concept Lake Management Plan, revision 4, dated 24 April 2017, prepared by BMT WBM. (b) The Infrastructure Master Plan must: i. Identify the intent of the lake (e.g. amenity, recreation) and water quality objectives that match the intent for the lake.
ii. Identify guiding principles for the design, construction, establishment and operation of the lake that will augment the realisation of the stated intent.
iii. Identify key risks associated with the lake and its operation, and outline associated performance criteria and strategies to demonstrate that risks will be appropriately managed and minimised. In particular, key performance criteria and conceptual design verification must be provided for issues related to lake water quality and sedimentation.
iv. Detail proposed means to consistently achieve acceptable water quality within the lake, particularly during periods of low rainfall. a) Prior to the v. Provide a concept water quality monitoring program, including (if approval of the 1st subsequent appropriate) pre-development, construction and operational phase application for EDQ monitoring. the site vi. Provide a concept lake maintenance plan, outlining the maintenance requirements for lake infrastructure (where known), action plans in the event of non-conformities arising, and performance indicators. vii. Provide an assessment of the anticipated maintenance costs for the lake (and any associated infrastructure). viii. Provide a water balance assessment of the lake, including an analysis of water level variation and residence time (and identification of any additional sources of water, if required). ix. For any top-up water identified as being necessary according to the water balance assessment, identify potential sources of water, their likely quality and reliability, and any proposed treatment prior to top-up water entering the lake. x. Detail flood levels applicable to the lake for a range of flood events by referencing a flood report which includes an appropriate flood model. The flooding report shall be generally consistent with the Flinders Precinct 1: Flood Impact Assessment, revision 4, dated 21 April 2017, prepared by BMT WBM.
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xi. Detail measures proposed to maximise public safety and minimise risk in both normal and flood conditions xii. Present the results of a Dam Failure Impact Assessment that has been undertaken in accordance with relevant Queensland and Australian guidelines and provide a description of the design of the dams to be constructed at the downstream end of each lake. xiii. Reference a Stormwater Management Report detailing measures to be implemented to augment the protection of lake water quality by the treatment of runoff from developed areas entering the lake. The report shall be generally consistent with the Flinders Precinct 1: Stormwater Quality Management Plan, revision 3, dated 21 April, prepared by BMT WBM.
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5.0 STATUTORY PLANNING INSTRUMENTS
5.1 Economic Development Queensland Act (2012) The Economic Development Queensland Act (2012) supersedes the Urban Land Development Authority Act (2007). Its primary focus is to: (a) Provide for particular parts of the state to be declared as Priority Development Areas (PDA’s); (b) Establish the Minister for Economic Development Queensland (MEDQ) to represent the state and to plan, carry out, promote or coordinate and control development of land in those areas; (c) Facilitate the following in the Priority Development Areas (PDA’s); . The availability of land for urban purposes . The provision of a range of housing options to address diverse community needs . The provision of infrastructure for urban purposes . Planning principles that give effect to ecological sustainability and beset practice urban design; and . The provision of an ongoing availability of affordable housing options for low to moderate income households.
Development Schemes have been developed for each of the PDA’s, the Act’s main purposes are achieved through meeting the detailed development requirements of the relevant scheme which has been prepared in accordance with Part 3, Division 1 of the Economic Development Queensland Act (2012). Note that the scheme was made under the ULDA Act, and has not been updated since the inception of EDQ.
Economic Development Queensland (a division of the Department of Infrastructure, Local Government and Planning) administers the EDQ Act and is responsible for advising government in relation to the declaration of priority development areas, adoption of interim land use plans and the preparation of development schemes for urban development areas.
5.2 Greater Flagstone Priority Development Area The Greater Flagstone Urban Development Area (GFUDA) was formally declared on the 8th October 2010 and gazetted on the 21st October 2011. With the repeal of the Urban Land Development Authority Act (2007) Urban Development Areas became Priority Development Areas (PDA’s).
Flinders is designated within the Greater Flagstone Priority Development Area boundary and forms the largest single landholding within the GFPDA area.
Development within the GFPDA is administered by Economic Development Queensland with the Greater Flagstone Priority Development Area Development Scheme being the primary statutory planning instrument guiding future development.
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6.0 GREATER FLAGSTONE PDA DEVELOPMENT SCHEME
The proposed development is located partly within the Urban Living Zone (approx. 835.18ha) and partly within the Environmental Protection Zone (approx. 165ha) of the Greater Flagstone PDA Development Scheme. This is reflected on Map 8 – Zones and is reflected within Figure 7 below.
Figure 7: (interpretation) GFPDA Map 8 – Zones
6.1 Zone Intents
6.1.1 Urban Living Zone Intent “The majority of the zone is intended to be developed as neighbourhoods focussed on identifiable and accessible centres and comprising a mix of residential development including houses, multiple residential and other residential and live work opportunities through home based business.
The urban living zone is also intended to accommodate a wide range of other non- residential uses.
These other uses include: . District centres and neighbourhood centres . A community greenspace network comprising parks, environmental areas, significant tracts of koala habitat and open space corridors along waterways.
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. Local employment areas such as small scale industry and business areas and local shops . Specific facilities and institutions such as educational establishments, child care centres and community facilities.” (GFPDA, Oct 2011, p 21).
Urban residential development and associated land uses are intended for the Urban Living Zone and considered to be permissible development under the Levels of assessment table of the GFPDA Development Scheme. The level of assessment that will apply will be determined by the GFPDA Development Scheme and/or the Flinders (Precinct 1) Development Parameters and Approved Uses (refer Table 2).
6.1.2 Environmental Protection Zone Intent “The environmental protection zone includes areas that are of environmental significance and have associated conservation, biodiversity, habitat or scenic amenity values. The zone may also provide for buffers between incompatible land uses, and includes land constrained by features such as subsidence, contamination, saline and dispersive soils, bushfire risk, landslip, erosion and flooding. The zone may accommodate elements of an integrated open space network providing for multi-purpose functions that respond to community needs provided they do not compromise environmental values.
The zone allows only a limited range of low impact; low intensity land uses to protect areas identified as having significant values for biological diversity, water catchment, ecological functioning or cultural values.
Low intensity development such as agricultural and animal keeping and husbandry may occur where such uses do not affect significant values of the local area. Development should embrace sustainable land management practises, minimise clearing and contribute to the amenity and landscape of the area.” (GFPDA, Oct 2011, p 24)
It is intended that the part of Flinders (Precinct 1) included in Environmental Protection Zone will be retained in a natural state for environmental and conservation purposes.
6.2 GFPDA Vision and Themes The vision for the Greater Flagstone PDA acknowledges the different character of its three component areas (of which the site is located within ‘Flagstone’);
“Flagstone will be a large integrated urban community of about 110,000 people living in attractive, compact neighbourhoods, and provided with a wide range of facilities and services located in a network of accessible activity centres and low impact business and industry areas. Flagstone will be characterised by an extensive network of environmental and open space corridors that frame neighbourhoods and provide active transport links” (GFPDA Development Scheme, p4).
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Figure 8: GFPDA Map 2 - Vision
The vision contains five (5) themes which have been addressed throughout the master planning process of Flinders. This section of the report describes how Flinders has been master planned to meet the five key themes:
6.2.1 A community framed by green landscapes The proposed urban form demonstrated on the attached Context Plan (Appendix B) and Land Use Plans (Appendix C) have given consideration to the topographical constraints and features of the site. Open Space Corridors connect Undullah Creek and Woollaman Creek to the open spaces throughout the site and a large area maintained in its natural state protects the vegetated slopes whilst framing the views to Flinders Peak to the north of the property. The green space will converge around the two central lakes to create a visual and useable focal point for the development.
6.2.2 A liveable community Development of Flinders (Precinct 1) is focussed around a Neighbourhood Centre centrally located within the proposed development. It is close to the centres where mixed uses and residential densities are intensified, with proposed development being contained, but lessening in its intensity as it stretches out to the edges (particularly to the west). Development to the north is buffered by the inclusion of land shown as ‘Environmental Protection’ and additional land proposed to be retained in its natural state provides a backdrop to Flinders Peak which provides spectacular views over the subject property.
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The master planning process utilised by the Flinders Project Team will ensure that the development is planned and constructed using best practice urban design and sound community development principles.
The Flinders community will provide a wide range of housing choices with employment opportunities available within Flinders itself and also in the neighbouring developing areas contained within the GFPDA.
Each neighbourhood is based on all residents being located within a 400m radius of a focal point (refer Figure 9 – Neighbourhood Catchment Plan). The proposed neighbourhoods are highly connective, easily legible and visually interesting. They provide a mix of land uses and densities with facilities provided within, and the connections in, around and to and from each neighbourhood. This will ensure a highly connective community.
Figure 9: Flinders (Precinct 1) Neighbourhood Catchment Plan
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Built development is located in areas most suited to development. A series of Infrastructure Master Plans (IMP’s) and Overarching Site Strategies (OSS’) will be developed to ensure that all future built development adequately addresses and considers environmental issues and waste management.
A connective bus network is proposed which is further supported by an extensive and attractive pathway and bikeway network throughout the development, providing further alternatives to private motorised travel – refer to the Movement Network Plans included as Appendix G.
Flinders’ focus is on community. The community that is being created and catered for will benefit from the early planning of this site. The vision for Flinders includes extensive open space areas and lakes providing attractive and accessible passive and active recreation and linking neighbourhoods in an attractive and meaningful way. Co-location of uses and mixed uses are supported by the vision to ensure that land is efficiently used and easily accessible for future residents; minimising the need to access services from outside Flinders, and thereby reducing the demand on the external road network.
6.2.3 A prosperous community The GFPDA anticipates that the (future) diverse and innovative economy will provide for around 60% self-containment of all jobs and services required by the local community. The Flinders vision and Context Plan provides areas in which commercial, retail and service industries will be focussed to provide nodes of activity and employment.
The integration of child care centres, schools, health facilities, local level shopping facilities, a library, community meeting places etc. all aid in reaching the self-containment target of 60%. Home based business is an integral component of Flinders with a focus on promoting these businesses, providing support services and specific home/office designs and specific preferred locations to assist in the implementation process.
Ultimately the proposed bus network will connect with the external bus and rail networks providing further accessibility to employment opportunities throughout the region, including the surrounding major employment areas of Jimboomba, Bromelton, Park Ridge, Yarrabilba and Ebenezer. Until such a time as the population is sufficient to warrant a public bus service, a developer run private bus service will be provided to ensure these connections for Flinders residents from the commencement of the development.
6.2.4 An inclusive community The Flinders vision and Context Plan expects and anticipates a variety of residential scales and forms. Mixed use residential is promoted, as is a variety of dwelling types. Lot sizes and shapes will be varied within each neighbourhood to cater for a diversity of housing and a variety of changing households and their requirements as the community and neighbourhoods mature.
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The co-location of facilities such as schools and district recreational facilities is a key design feature in achieving the vision for Flinders. It is expected that as the community grows, the many community facilities that will be integrated throughout the development will result in a wide range of community groups choosing to locate within Flinders. This community will converge around the large central lakes giving everyone a sense of belonging and togetherness. In addition to the lakes, the integration of open space (with extensive pathways), recreation, and commercial areas throughout the neighbourhoods and neighbourhood centre will provide for social interaction opportunities and facilitate the organisation of community events.
6.2.5 A connected community Flinders (Precinct 1) is structured around interconnected and overlapped walkable neighbourhoods (based on a 400m radius) with bus routes providing direct connections between the neighbourhoods and to Greater Flagstone, including connections to the future major and district centres within the region and the proposed passenger rail service with nearby railway station. The Movement Network Plans (Appendix G) show indicative locations of bus routes and walkable neighbourhoods based on the 400m walkable radius.
Proposed open space corridors provide opportunities for extensive pathways connecting each neighbourhood to the lakes, surrounding open space and community facilities and focal points (including bus routes and shelters). These core design principles will result in an integrated transport system, connected community that promotes more active, healthy lifestyles.
6.3 PDA-wide Criteria ’The Master Plan for Flinders has been developed utilising the principles of Timeless Neighbourhood Design (TND). The traditional neighbourhood was the fundamental form of settlement in Australia through to the Second World War and establishes mixed-use, pedestrian friendly communities of diverse population mix. This has proven to be a sustainable form of urban growth.
The spatial Master Plan for Flinders is underpinned by a series of key elements: . A mixed use urban town centre and neighbourhood centre surrounded by a series of residential neighbourhoods; . A network of interconnected thoroughfares and linear open space systems to facilitate a high level of mobility and encourage efficient public transit, walking and cycling over private motor car use; . An arrangement of key open spaces, community facilities that are located and shared between neighbourhoods. This arrangement provides an ease of access for all while capitalising on the natural assets of the site; . A variety of urban settings, described by the transect for Flinders that creates a diverse yet compact setting that will seamlessly integrate with the natural landscape, minimising the impact of urban development upon the natural resources and beauty of the site.’ (Roberts Day, 2017, p22).
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The master planning approach’s response to the PDA-wide criteria is discussed as follows:
6.3.1 Neighbourhoods The location of the open space corridors and the topography of the site provide natural edges of open space to the neighbourhoods ensuring that they become clearly defined compact communities with easy access to a centrally located focal point.
Many of these focal points will be local parks which will create a sense of local character and identity for each neighbourhood, and in some instances built structures will be included varying in scale from picnic shelters through to neighbourhood centres or community facilities depending the location of the neighbourhood. The design of built structures will reflect the history and environment of the site through encouraging complementary architectural features, colours and materials.
The master plan has been designed to maximise views to Flinders Peak wherever possible with natural ridgelines also providing a natural backdrop to the development. Public access via roads and trails are provided along Open Space Corridors and around the lakes maximising physical and passive connections to the natural landscape. The location of roads along parks and open space corridors provides increased opportunities for passive surveillance (CPTED) and a legible street network.
The network of streets within neighbourhoods is highly permeable with formed pathways provided to most streets (excluding laneways) to encourage walking and cycling. Pathways along streets link to the shared paths within the Open Space corridors, which are designed with a minimum width of 2m to cater for cyclists. This further contributes to the creation of a safe cycling environment, and minimising the potential for conflict with vehicles. All neighbourhoods are interconnected via a public transport system (bus) and these are connected to the active transport network (walking & cycling trails and paths).
Schools, neighbourhood centres, and community facilities are all located along the public transport network. Within each neighbourhood there will be a mix of lot sizes and housing types. Some neighbourhoods will include laneways which incorporate higher density residential development, and these are either located close to parks, along higher order streets, along public transport networks, or close to community facilities.
Neighbourhoods that are close to the neighbourhood centre or district centre will have increased accessibility via more connected streets and more extensive footpath networks.
Flinders utilises a land use transect which illustrates how land uses and densities transition from Natural to Town Centre, refer Figure 10.
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Figure 10: Transect
The interface to the PDA boundaries varies depending on each adjacent property to the subject site. The northern boundaries of Precinct 1 are adjacent to the Environmental Protection Zone which incorporates an (approx.) 200m wide setback from adjacent properties and the PDA boundary. The Environmental Protection Zone connects with a proposed natural area which has been defined by the location of existing remnant vegetation and steeper slopes. The Natural area generally reflects the ‘Greenspace’ location shown on Map 2 – Vision of the GFPDA Planning Scheme with changes to the southern boundary based on detailed site analysis of this open space area.
In accordance with the transect the Hamlets provide the lowest density residential areas exhibiting a more ‘rural setting’ though the use of larger lots, one sided roads, splitter roads, retention of vegetation, limited earthworks, slope sensitive housing, etc.
From the hamlets, the transect proposes and increasing density within the suburban neighbourhoods (eg. NH4 and NH9) progressing to the higher density urban neighbourhoods (eg. NH2 and NH6a) in close proximity to the Neighbourhood and Town Centres. The highest density of residential development is to be located within the Town Centre (refer 6.3.2 for further details of the centres). The Flinders Land Use Plan (Sheet 2) Appendix A, graphically represents the implementation of the transect with respect to Flinders (Precinct 1).
Development heights in all neighbourhoods (excluding centres) will generally be to a maximum height of two (2) storeys, however allowances are made for prominent civic buildings to have a height of three (3) storeys, with a maximum of one three storey civil building being allowed within neighbourhood. This is consistent with the intent of Table 1: Height, Gross Floor Area and Density provision of the GFPDA Development Scheme which provides for ‘(iv) … opportunity for three storeys in appropriate locations’.
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Neighbourhoods (excluding centres) will target a minimum site density of 15 dwellings per hectare, in accordance with Table 1: Height, Gross Floor Area, and Density Provision of the GFPDA Development Scheme; however, lower densities will be allowed within neighbourhoods where there are steep lands and other key site constraints (eg. retention of vegetation), and where the development is reflective of the transect (refer Figure 10).
Neighbourhoods have been designed to be able to meet the standards and principles set out in PDA Guideline No.1 (Residential 30 Guideline, dated May 2015) and Guideline No. 5 (Neighbourhood Planning and Design, dated May 2015).
The development guidelines for neighbourhoods are summarised as follows:
Maximum Building Height Neighbourhood 2 Storeys*
Min Net Residential Density Neighbourhood 15 Dwellings/Ha***
* One civil building per neighbourhood may be constructed to a maximum height of 3 storeys *** Lower densities are allowed within neighbourhoods where there are steep lands and other key site constraints (eg. retention of vegetation), and where the development is reflective of the transect.
The original ‘whole of site’ MCU Approval (DEV2012/247) required compliance assessment of Overarching Site Strategies (OSS’) and Infrastructure Master Plans (IMP’s) that provided a greater level of detail in relation to this matter. Revised versions of these documents will be prepared at the next stage of the approval process to suit the modified development.
6.3.2 Centres Figure 11: GFPDA Map 3 – Centres and Transport Network
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Flinders is located on the edge of future development, being on the western boundary of the Greater Flagstone PDA**. In accordance with the GFPDA Land Uses, a Town Centre is proposed in the south-eastern corner of the site, along Wyatt and Dairy Roads (Arterial Roads). In addition, a neighbourhood centre is located centrally within Flinders (Precinct 1). These centres are located along major roads, and in close proximity to Open Space Corridors providing a natural edge to each neighbourhood around the centre uses, and also providing connectivity between centres and neighbourhoods through public transport routes and the extensive shared paths through the open space network.
** It is noted that a Section 242 Preliminary MCU Approval exists over Flinders (Balance Land) and provides for urban development further west of the PDA; this is also reflected within ShapingSEQ – the draft South East Queensland Regional Plan with an extension of the ‘Urban Footprint’ to include the entirety of the Flinders land holding.
Integral to the centres are community facilities and open space areas including passive and active recreation areas and extensive footpaths which link to open space shared paths, maximising accessibility to all areas of Flinders (Precinct 1). Interim uses will be allowed within the Centres.
Centres have been designed to achieve the principles and design standards set out in PDA Guideline No.9 – Centres (dated May 2015).
The development of centres within Flinders is proposed generally in accordance with Table 1: Height, Gross Floor Area and Density provisions (Section 3.3.2 of the GFPDA Development Scheme), as follows:
Maximum Building Height District Centre 5 Storeys Neighbourhood Centre 3 Storeys
Min Net Residential Density District Centre 25 Dwellings/Ha ** Neighbourhood Centre 20 Dwellings/Ha**
Indicative Maximum GFA District Centre Retail & Entertainment 11,000m2 Commercial 5,000m2 Neighbourhood Centre Retail & Entertainment 4,000m2 Commercial 1,000m2
** within the Centres, it is proposed that there is a range of densities, particularly given that staging of development may replace initial lower intensity development with more intense development over time. The minimum density within the centres could be 15 dwellings per hectare. Interim uses are allowed.
The original ‘whole of site’ MCU Approval (DEV2012/247) required compliance assessment of Overarching Site Strategies (OSS’) and Infrastructure Master Plans (IMP’s) that provided
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a greater level of detail in relation to this matter. Revised versions of these documents will be prepared at the next stage of the approval process to suit the modified development.
6.3.3 Housing diversity and affordability There is a range of home types proposed; including secondary and multi-family dwellings. By providing a full range of housing types and opportunities for home-based business activities, a diversity of residents, living arrangement, demographics and employment opportunities are integrated and an authentic community is formed.
Flinders proposes all types of housing and affordability to cater for a range of lifestyles, incomes and life cycle needs. A diverse range of lot sizes and residential product types (including accessible housing) will be provided to cater for a range of lifestyle, household, and budget requirements. A portion of dwellings will be constructed to meet the required targets of 25% affordable housing, and 10% accessible housing. Housing price points have been considered and align with PDA Guideline No.16 – Housing. A variety of home business dwelling types will also be provided to support, promote and enable working from home within Flinders.
Each neighbourhood will develop its own identity with connections within each neighbourhood and to other neighbourhoods within the development. Neighbourhoods are generally bordered by open space and will be developed around a centralised park within a 400m radius as discussed earlier in this document (this is demonstrated within the Neighbourhood Catchment Plan, Figure 9).
It is expected that dwellings will meet energy efficiency standards, and consider appropriate levels of amenity and privacy including outdoor areas and car parking to meet the needs of various types of households.
6.3.4 Employment opportunities A variety of employment opportunities are proposed for Flinders. These range from traditional retail, commerce and industry based opportunities, through to a variety of home based business opportunities.
Retail and Commercial Uses are proposed within the development consistent with the transect (Figure 10) to ensure that activities are appropriately transitioned at the interface of residential neighbourhoods. Commercial uses, will however, be centralised within the proposed Neighbourhood Centre and Town Centre.
Home Based Business initiatives are key to the success of employment within Flinders. Specific housing product types and preferred allotment locations have been specifically designed to cater for Home Based Business and/or Home Offices. This reflects the different levels of Home Based Business; from Home Business (resident working from home) to Home Office (which allows for additional on-site employees and car parking whilst maintaining a residential component in a residential area). Home Based Businesses will be promoted within neighbourhoods and close to centres and facilities.
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A Business Support Service for Home Based Businesses will be provided. A facility will be made available that provides physical infrastructure such as meeting rooms and a resource centre. The location of home based businesses will be close to facilities and support areas to provide greater opportunity for the success of individual businesses. Home based business and home offices assist in meeting self-containment targets and initiating employment opportunities within Flinders.
The Industry and Business Areas PDA Guideline No. 10 should be referred to for the design of centres and business areas.
The original ‘whole of site’ MCU Approval (DEV2012/247) required compliance assessment of Overarching Site Strategies (OSS’) and Infrastructure Master Plans (IMP’s) that provided a greater level of detail in relation to this matter. Revised versions of these documents will be prepared at the next stage of the approval process to suit the modified development.
6.3.5 Movement network Figure 11: GFPDA Map 3 – Centres and Transport Network
Master planning proposes that thoroughfares are laid out in a permeable network, providing options to access most destinations and allowing most streets to have narrower widths with slower traffic. Roads will also accommodate parking, trees, footpaths and other structures. Streets are designed to accommodate pedestrians and cyclists as well as vehicles, including public transport (buses) while being respectful of the landform and minimising extensive engineering impacts upon the natural landscape.
Flinders provides a major looped network of Major Urban Collector roads linking future development with the surrounding road network. Upgrades to existing road infrastructure
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will be required to enable these connections to be effective. The extension of Dairy Road (now called Flinders Lakes Drive) to the site is approved with construction activity expected to commence in May 2017. Lower order roads connect the major roads and each neighbourhood to another in a legible way ensuring a highly connective and efficient road transport network. A bus route will traverse through the development connecting Flinders with external bus networks and also the inter-state railway further aiding connections to areas outside Flinders. This is evident on the Flinders Movement Network Plans (Appendix G). The Movement Network is proposed generally in accordance with GFPDA Map 3 – Centres and Transport Network.
The original ‘whole of site’ MCU Approval (DEV2012/247) required compliance assessment of Overarching Site Strategies (OSS’) and Infrastructure Master Plans (IMP’s) that provided a greater level of detail in relation to this matter. Revised versions of these documents will be prepared at the next stage of the approval process to suit the modified development.
6.3.6 Community greenspace network Figure 12: GFPDA Map 4 – Community Greenspace Network
Open Space is provided in various forms including neighbourhood parks, pedestrian links, and corridor parks. The size, landscaping and surrounding uses define each open space. Open space to be truly public should be overlooked by buildings and fronted by thoroughfares. To be fully functional it should be located on significant pedestrian routes or adjacent to meaningful destinations.
A Significant Biodiversity Assessment Report (refer Appendix E) has confirmed that areas considered to be of ecological value will be located within the Community Greenspaces. Open space areas are predominantly located along natural drainage lines and creeks. An assessment of the drainage lines proposed for use for recreational purposes (including the
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lakes) was undertaken and it was considered that these had little ecological significance and that environmental corridors should be focused on Woollaman and Undullah Creeks. Notwithstanding that, it is important to note that the waterway corridors are highly degraded and unstable in places so require intervention to ensure their structural integrity. This will be addressed by implementing the recommended strategies of the Waterway Corridor Restoration Strategy (refer to Appendix F).
The Natural Area is proposes to retain a large area of natural open space on the hillside located in the northern portion of Flinders (Precinct 1) and is located adjacent to the Environmental Protection Zone. This will contribute to the adjacent Flinders Karawatha Biodiversity Corridor.
The proposed community greenspace network is distributed generally in accordance with Map 4 – Community Greenspace Network.
The original ‘whole of site’ MCU Approval (DEV2012/247) required compliance assessment of Overarching Site Strategies (OSS’) and Infrastructure Master Plans (IMP’s) that provided a greater level of detail in relation to this matter. Revised versions of these documents will be prepared at the next stage of the approval process to suit the modified development.
6.3.7 Community facilities Figure 13: GFPDA Map 5 – Community Facilities
Civil buildings and structures, such as public shelters, are located within open spaces and at the termination of important vistas and key junctions. Being positioned in prominent locations, these structures function as important landmarks and also encourage the gathering of community to facilitate the evolution of a true community.
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Flinders proposes many community facilities; some of the anticipated facilities include (but are not necessarily limited to): . Sub-branch local library . Youth centre . Town Pool / Aquatic centre . Community centre . Community / neighbourhood halls . Public primary school . District sports park . District recreation park . Local bus service
These facilities will be located in topographically and environmentally suitable locations, predominantly within the Town Centre or Neighbourhood Centre, or alternatively within areas of major Open Space adjacent to the centres. An extensive array of off-road shared paths provide for active transport (walking and cycling etc.) will provide connections between these facilities. The road network has been based on a grid pattern to allow for permeability and ease of connection to facilities.
The proposed community facilities are more extensive than EDQ expects, and are distributed generally in accordance with Map 5 – Community Facilities. It is proposed that the co-location of community facilities be permitted to allow for the reduction in the land area of these facilities given the number of quality of facilities proposed.
The original ‘whole of site’ MCU Approval (DEV2012/247) required compliance assessment of Overarching Site Strategies (OSS’) and Infrastructure Master Plans (IMP’s) that provided a greater level of detail in relation to this matter. Revised versions of these documents will be prepared at the next stage of the approval process to suit the modified development.
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6.3.8 Natural and cultural values Figure 14: GFPDA Map 6 – Natural Values
The project team have undertaken extensive assessments over the subject site including an ecology, flooding, soils, cultural heritage and landscape assessments. These assessments have combined to ensure that the proposed development is delivered with sensitivity to the area’s intrinsic natural and cultural values. These assessments have given consideration to Map 6 – Natural values.
The original ‘whole of site’ MCU Approval (DEV2012/247) required compliance assessment of Overarching Site Strategies (OSS’) and Infrastructure Master Plans (IMP’s) that provided a greater level of detail in relation to this matter. Revised versions of these documents will be prepared at the next stage of the approval process to suit the modified development.
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6.3.9 Community safety and development constraints Figure 11: GFPDA Map 3 – Centres and Transport Network
During site investigations, the impacts of soils, flooding, ecology and bushfire were considered to ensure that the proposed development was designed in a sensitive way and to minimise the potential risks of flood, fire or landslip hazard to future residents.
Map 7 – Development constraints provides the key community safety and development constraints affecting the PDA. More detailed analysis suggests that the steep slopes indicated in the south-western part of the site are not as extensive as that shown on Map 7; however, detailed design of those neighbourhoods will be undertaken during the relevant future ROL Application. Housing products that are slope sensitive and allotments that include landscape treatments to stabilise steeper lands will be proposed over any areas affected by steep slopes. A Bushfire Hazard Assessment prepared by the Consultancy Bureau has previously been approved by EDQ and remains relevant to this application refer Reference C.
The original ‘whole of site’ MCU Approval (DEV2012/247) required compliance assessment of Overarching Site Strategies (OSS’) and Infrastructure Master Plans (IMP’s) that provided a greater level of detail in relation to this matter. Revised versions of these documents will be prepared at the next stage of the approval process to suit the modified development.
6.3.10 Service infrastructure Infrastructure timing and efficiency are key to the delivery of a successful community. The Flinders team have considered all major infrastructure items affecting and potentially affecting the future development of this site, both externally and internally. Many of these are discussed in detail throughout this report including the identification of catalyst infrastructure in order to appropriately plan for future development and allocate funds and
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resources in an efficient manner. Refer to section 8 of this report for further details of infrastructure provision/allocation and map 9 of the GFPDA (Figure 15).
The original ‘whole of site’ MCU Approval (DEV2012/247) required compliance assessment of Overarching Site Strategies (OSS’) and Infrastructure Master Plans (IMP’s) that provided a greater level of detail in relation to this matter. Revised versions of these documents will be prepared at the next stage of the approval process to suit the modified development.
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7.0 KEY PLANNING ISSUES
This section of the report responds to EDQ’s Terms of Reference and summarises other relevant planning issues as follows:
7.1 Ecology and Waterway Corridor Restoration This application is supported by a Significant Biodiversity Assessment Report that assesses environmental impacts and responds to EDQ’s Implementation Guidelines 14 and 17. In providing this report it is intended to address all potential ecological matters relevant to the development, it is not limited to the impacts of the proposed lakes.
It was initially agreed with EDQ that consideration of the ecological matters would be confined to those nominated in the Terms of Reference. With the applicant engaging a new ecological consultant for the project and in consideration of the time that has elapsed since the original reports it was decided to conduct a new assessment.
The Significant Biodiversity Assessment Report (SBAR) included as Appendix E provides: . A description of the assessment methodology utilised – a combination of desktop and field survey; . Discusses compliance with relevant legislation and policy documents; . Discusses the results of the ecological assessment and field survey in terms of site values, habitat values and protected flora; and . Assesses the proposed development against Implementation Guidelines 14 and 17.
The outcomes of the SBAR have been used to guide the master planning of the site including the preparation of the Context Plan and Land Use Plan. In this respect the SBAR supports the following aspects of the Land Use Plan: . The inclusion of a large and consolidated conservation area to the north of the site adjacent to the environmental protection zone. . The preservation and improvement of a minimum 50m corridor to Undullah and Woollaman Creeks.
The SBAR recommends the preparation of a Natural Environment Site Strategy (NESS) at the next phase of the development process to provide greater detail with respect to ecological matters. The NESS would involve the preparation of various management plans intended to manage environmental impacts at the operational phase of the development. Offsets would also be considered with the NESS.
EDQ have advised that the Waterway Corridor Restoration Strategy (WCRS) is considered satisfactory and that no methodological changes are considered necessary. However, the WCRS is required to be updated to reflect the new waterway corridor extents based on the outcomes of the SBAR and changes to the layout, including the lake concept.
As requested, please find attached an amended Waterway Corridor Restoration Strategy, prepared by Mortons Urban Solutions, dated April 2017 (refer Appendix F).
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The WCRS has been developed with a multi-disciplinary approach aimed at preserving the natural amenity of the existing waterways whilst restoring the waterways to a stable and sustainable level.
The WCRS has been amended to reflect the proposed amended concept and to include any relevant updated reporting. The WCRS concludes that the inclusion of a recreational lake will provide a greater amenity outcome for future residents through the increased opportunity for a variety of recreational uses without being to the detriment of the waterways and will represent opportunities for aquatic fauna habitat values. The WCRS is intended to be flexible and adaptive to allow for best practice during the rehabilitation of Flinders (Precinct 1) waterways.
7.1.1 The proposed lakes and biodiversity The SBAR (Appendix E) discussed previously within this section undertook an assessment of the central drainage lines within the site; particularly at their convergence where the proposed lakes are located. Saunders Havill advised that the central drainage lines contained no remnant vegetation and were dominated by regrowth species. In addition due to cattle access, and dispersive soils these areas were considered to be highly eroded and as such very few noteworthy ecological values were recorded.
With respect to the proposed lakes, Saunders Havill advised ‘The proposal includes the creation of a lake with wetland features where the central drainage lines converge in the south of the site. This proposal presents an opportunity to provide significant habitat features that would otherwise not be present in the ephemeral and relatively disturbed drainage lines currently present on-site. Lower lying portions of these drainage lines currently maintain some indicators of riparian features, and these would likely be significantly augmented in the presence of a permanent water body. It is probable that the lake area would augment the occurrence and availability of resources for significant predatory raptor species, with landscaping features also incorporating native habitat values appropriate for fauna utilisation. It is anticipated that the Lake proposal in conjunction with significant rehabilitation works will provide superior ecological values relative to those currently present on-site’ (Saunders Havill, 2017, p.68).
7.2 Engineering Terms of Reference EDQ have advised that as part of the change to the existing approval, the following reports will need to be revised and updated to reflect the new layout: . Integrated Water Management Plan (Flooding, Stormwater Management, Lake Reliability, Lake Water Quality Elements) . Conceptual Infrastructure Plan (A Conceptual Plan as an overview for the following IMP’s: Movement Network, Sewer Network and Infrastructure Master Plan)
7.2.1 Conceptual Infrastructure Plans EDQ have requested a Conceptual Infrastructure Plan (including Sewer, Water, higher order Movement Network – which may comprise of several sheets).
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Please find attached to this document as Appendix G; three drawing sets for Flinders (Precinct 1): . Infrastructure Internal Water Network Plan (dwg no. 23301-ALL-P11, version 7.0, dated 20 April 2017); . Infrastructure Sewer Network Plan (Ultimate) (dwg no. 23301-ALL-P154, version 3.1, dated 11 April 2017); and . Movement Network Plans (Reference CEB06678, dated 03-04-2017) including: Road Hierarchy Public Transport Network Active Transport Hierarchy Active Transport Typologies
The original versions of these plans were previously submitted as part of Infrastructure Master Plans for the approved concept. Each plan has been revised to reflect the inclusion of the lake. The updated plans demonstrate that: . The water network is essentially unchanged. . The sewer network also has little change; however the need for a pump station on the north-eastern side of the lake has been identified. . There are no significant material changes to the hierarchy of roads with Flinders Lakes Drive (previously Dairy Road) offering three potential routes through the site and linking to Undullah / Wyatt Road. Collector roads to the north and south of the lake provide convenient access to all neighbourhoods and achieve the 400m minimum distance to the public transport network for 90% of residents.
7.2.2 Conceptual Flood Assessment EDQ have requested that the Conceptual Flood Assessment, prepared by Gilbert & Sutherland, dated March 2011 be updated to accommodate the proposed waterbody.
As requested, please find attached the Flinders Precinct 1: Flood Impact Assessment (revision 3, dated 12 April 2017, prepared by BMT WBM), provided as Appendix H. The investigation’s primary objectives were to: . Develop a new flood model to represent existing case conditions; . Revise the existing case model to reflect the proposed development and lakes; and . Quantify the impacts on flooding as a result of the proposed development and confirm that the development will not adversely impact on flooding external to the site.
The updated model has demonstrated that the flood impacts resulting from the proposed development are not predicted to cause adverse impacts that would lead to actionable damage. This conclusion was made for a range of ARI flood events. The lakes provide sufficient attenuation to allow a reduction in flood levels to be achieved.
The report also concluded that under section 343(1) of the Water Supply (Safety and Reliability) Act (2008) a Dam Failure Impact Assessment in accordance with the Department of Energy and Water Supply publication ‘Guidelines for Failure Impact Assessment of Water Dams’ is required. Preliminary investigations expect that the failure
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impact rating will be Category 1 and possibly Category 2 resulting in the dams being ‘referrable dams’.
The report advises that under the Water Supply (Safety and Reliability) Act (2008) that prior to the construction of a dam, a development permit is required and that a Failure Impact Assessment must be submitted as part of that application. BMT WBM recommends that the following be conducted as part of future IMP-OSS’s: . Calculation of required flood capacity and spillway sizing; and . Completion of a dam failure impact assessment; and
7.2.3 Stormwater Quality Management Plan EDQ has requested an Integrated Water Management Plan – Flooding, Stormwater Management, Lake Reliability and Lake Water Quality Elements.
To address these stormwater quality issues reports titled Flinders Precinct 1: Stormwater Quality Management Plan and Flinders Precinct 1: Concept Lake Management Plan were prepared and are provided as Appendix I and H respectively. The Stormwater Quality Management Plan (SQMP) provides a water quality assessment for the proposed development and describes the measures to be undertaken to achieve stormwater quality management objectives.
The proposed stormwater quality management strategy proposes bio-retention basins that are integrated into the open space areas immediately downstream of areas proposed for development as the primary treatment strategy. These will be sized and located at the ROL stage of the development process. Additional strategies for maintaining lake water quality may be required and are discussed in section 7.2.4.
Modelling has confirmed that the management actions proposed will be sufficient to achieve required stormwater quality targets and a healthy lake environment.
It should be noted that the BMT WBM SQMP covers the catchments that drain to the proposed lake. The previous Gilbert and Sutherland reporting remains valid for the catchments that flow to Undullah and Woollaman Creeks.
7.2.4 Lake Water Quality and Reliability EDQ has requested that the amendment application include a Concept Lake Report that defines the operational parameters that will need to be satisfied as part of subsequent IMP/OSS Application processes. EDQ has advised that they expect that the approval will be conditioned to require the completion of detailed maintenance costings as part of an IMP-OSS application process.
The Terms of Reference require that the concept lake report addresses: . Lake Water Balance . Amenity and Safety . Lake Water Quality – Overall
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. Lake Water Quality – Poor Water Quality and Dry Periods . Rate of Sedimentation . Maintenance Costs . Water Quality Monitoring Program and Lake Management Plan
Please find attached, the Flinders Precinct 1: Concept Lake Management Plan (revision 3, dated 12 April 2017, prepared by BMT WBM), provided as Appendix J. The Concept Lake Management Plan specifically advises that the lakes are intended to be constructed in the lowest area of the site, and are to be formed by constructing dams across the unnamed tributary upstream of the southern site boundary. The total area of the lakes is to be approximately 25.9ha with an average typical water depth of 4m. To minimise risks associated with the lakes, the Management Plan includes Performance Criteria for:
. General Design, Construction, and Establishment and Operational Issues; . Microbial Water Quality; . Cyanobacteria and Algae; . Mosquito Control; . Physical Hazard and Safety; . Lake Ecology; . Treatment of Stormwater Inflows; . Sedimentation; . Lake water quality; . Water Balance; . Lake Residence Time; and . Lake Mixing.
The report includes the following supporting documents: . Concept Operational Lake Management Plan; . Concept Water Quality and Sediment Monitoring Program; . Concept Lake Maintenance Plan; . Water Balance Modelling Methodology and Results; . Lake Operation and Management Cost Analyses; and . Review of other freshwater lakes in South East Queensland.
7.2.5 Site Based Management Plan for Dispersive Soils The catchment of the lake and lake itself contains large areas of highly dispersive subsoils. A strategy for dealing with dispersive soils will be required to re-stabilise eroded areas, manage disturbance of exposed areas and control sedimentation / nutrients before reaching the lake to achieve water quality standards.
Please find attached, the Flinders Estate – Lake Development Dispersive Soil Management Plan: Addendum for Lake Development (Planning) (dated 16 February 2017, prepared by Wholistic Environment), provided as Appendix K. The scope of works for this report included (amongst other reviews and investigations) a review of two existing reports prepared for the proposed development, including: . Site Based Management Plan for Dispersive Soils, Proposed Flinders Subdivision, dated August 2012, prepared by Gilbert and Sutherland; and
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. Dispersive Soils Assessment and Management Plan, Flinders Development ‘Balance Land’, dated June 2015, prepared by Gilbert and Sutherland.
The Dispersive Soils Management Plan identifies the site-specific issues, and the suite of methods required to address potential issues associated with the exposure and re-use of locally-won soils with dispersive properties during the construction and operational phases of the project.
Dispersive soils present some particular challenges during construction. Wholistic Environment recommends adopting the following management methods during the construction phase: . Sediment basins . Progressive clearing and stabilisation . Topsoil stripping and management . Mulch berms . Drainage . Avoidance of ponding . Soil compaction . Required amelioration . Instream works These methods are discussed in further detail within section 6.0 of Appendix K.
During the operation of the Lake, in order to achieve the developer’s desire to achieve a clear water lake, it is preferred that the design of the lake achieves steep banks below water level along the lake edge. Some innovative methods will be required to stabilise the banks of the lake against erosion whilst simultaneously achieving the desired design.
The Dispersive Soils Management Plan recommends a number of proposed quality assurance measures (Section 8) including: . Construction Specifications; . Revegetation Specifications; . Auditing of ameliorated soil/rehabilitation; and . Soil testing and soil organic conditioner requirements.
7.2.6 Lake Embankment Engineering To provide further support of the engineering matters included in the Terms of Reference provided by EDQ, Appendix L includes a brief Lake Embankment Engineering Input report prepared by ATC Williams. ATC Williams are a civil engineering consultancy who have specific expertise and experience in dam engineering, having been involved in the delivery of numerous dams locally and internationally.
They were engaged by PIDC to review the preliminary work done on the dam design, in particular the requirements for the embankment. They have provided discussion on the various risks associated with the proposal as well as regulatory requirements and design standards that will be considered at the design and construction stage.
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It is intended that ATC Williams will be responsible for preparing design and operational guidelines that will ensure that the lakes design and construction meets the appropriate engineering standards and satisfies the requirements of approval authorities. At this early stage of concept development, ATC Williams conclude that the general lake and embankment arrangements can be appropriately engineered and constructed.
It is acknowledged that there are further detailed reporting and application processes required prior to the construction of the lake and it is intended that such requirements will be addressed at the next stage of the approval process with the IMP’s and OSS’s. A potential condition detailing the information to be provided at this stage is included in the draft conditions included as Appendix O.
As evident in the preceding sections, PIDC have engaged a range of very experienced consultants to ensure that the future lakes are designed, constructed and maintained in a way that will ensure they remains a viable community asset. The work done by the consultant team has not identified any site specific, environmental or technical matter that would suggest that the lakes are not viable as proposed.
It is relevant to note that the lake proposal has been discussed with Logan City Council and in these discussions they have been supportive of the incorporation of lakes into Flinders.
7.3 Cultural Heritage Cultural heritage was addressed during the assessment of the previous approval (DEV2012/247); a Cultural Heritage Assessment was submitted and approved (refer Reference D).
7.4 Landscape Intent Landscape intent and parks planning was addressed during the assessment of the previous approval (DEV2012/247); two documents were submitted: . Language of the Land: The Natural (prepared by Place Planning and Design, Rev B, dated February 2012); and . Language of the Man: The Interpretation (prepared by Place Planning and Design, Rev B, dated February 2012).
These documents were not approved as part of the original approval; however, they remain relevant/current with respect to landscape intent and for park planning purposes (refer Reference F and Reference G).
7.5 Unexploded Ordnance Unexploded Ordnance was addressed during the assessment of the previous approval (DEV2012/247), an Unexploded Ordinance (UXO) Management Plan was submitted and approved (refer Reference E). UXO clearance activities are currently occurring on the site and are well advanced through the Precinct 1 area. It is anticipated that these activities will be completed in the coming months.
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7.6 Bushfire Management Strategies Bushfire risk and management was addressed during the assessment of the previous approval (DEV2012/247), and a Bushfire Management Strategies (Precinct 1) document was submitted and approved (refer Reference C). The original approval required detailed Bushfire Management Plans to be provided with each stage of the development, generally in accordance within the Bushfire Management Strategies (Precinct 1) document. It is considered that the existing condition remains appropriate.
7.7 Contaminated Land At the time of the original application, the subject properties were included on the Environmental Management Register (EMR). The properties have been remediated and are no longer included on the EMR, as such a condition pertaining to contaminated land is no longer relevant.
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8.0 INFRASTRUCTURE
Development that occurs within the PDA is subject to the Infrastructure requirements set out in the GFPDA Development Scheme (October 2011) and in accordance with the Infrastructure Funding Framework (IFF), Infrastructure Funding Framework, Crediting and Offset Arrangement (IFFCOA) and the Infrastructure Charging Offset Plan (ICOP) for the Greater Flagstone PDA (dated July 2015, July 2013 version 2, and July 2013 respectively).
The Scheme includes an Infrastructure Plan and delivery of infrastructure is divided into two parts: 1. Local Infrastructure (internal to the PDA); and 2. Sub-regional Infrastructure (external to the PDA).
Map 9 below illustrates the local and sub-regional road infrastructure associated with the GFPDA. Similar maps exist for all other major infrastructure required to service the GFPDA.
Figure 15: GFPDA Map 9 – Local and sub-regional road infrastructure
The IFF, IFFCOA and ICOP documents set out the process for crediting, offsetting and refunding of infrastructure charges. EDQ’s Infrastructure Charges Framework consists of the following: . Municipal Charge Roads and bridges Trunk roads Road junctions Bridges and culverts Off-road shared paths Water supply Sewerage Prepared for Pacific International Development Corporation Pty Ltd atf the PIDC Trust Page 76 Development Assessment Report | ‘Whole of Site’ MCU to establish land use rights April 2017
Municipal community facility Parks and open space Public transport subsidy Cross-crediting . Sub-regional Charge Sub-regional road infrastructure map Water supply sub-reginal infrastructure map Sewer infrastructure sub-regional map . State Charge State community facility sites Rail corridor – Land acquisition costs . Implementation Charge Housing affordability Community development Ecological sustainability & innovation . Value Capture Charge Sub-regional infrastructure charge . Catalyst Infrastructure
8.1.1 Movement Network Infrastructure A Movement Network IMP, similar in content and form to the one previously endorsed by EDQ on 31st March 2014, will be submitted (in the future) outlining the movement network infrastructure required to service the Flinders (Precinct 1) development.
In support of this MCU the following Movement Network Drawings are provided as Appendix G: . Road Hierarchy drawing identifying the approximate alignment and location of arterial, trunk connector and neighbourhood connector infrastructure; . Public Transport Network drawing identifying potential routes for intra-urban and local public transport services; . Active Transport Hierarchy drawing highlighting proposed principle, commuter and recreational routes; . Active Transport Typologies – this drawing expands on the Active Transport Hierarchy above identifying the proposed form of the cycle tracks and share paths. It is anticipated these routes will be a combination of on- and off-road infrastructure.
The future IMP will build on the drawings detailed above and will provide a framework for future neighbourhood applications. The future IMP will outline the following: . Road infrastructure internal to Flinders (Local infrastructure) . Road infrastructure external to Flinders (Local & Sub-regional infrastructure) . Management of travel demand . Active transport – Off road shared paths . Public transport . Bridge infrastructure . Infrastructure upgrades – bridges and intersections
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. Staged construction of infrastructure . Innovation to reduce traffic demands on road infrastructure . Applicable design guidelines and standards
The IMP will also include details on creditable infrastructure and their estimated offset charges.
8.1.2 Water Supply Infrastructure A Water Supply IMP, similar in content and form to the one previously endorsed by EDQ on 23rd May 2014, will be submitted (in the future) outlining the water supply infrastructure required to service the Flinders (Precinct 1) development. The proposed strategy will be prepared in consultation with EDQ and Logan Water to ensure the strategy aligns with the overall GFPDA strategy.
In support of this MCU a preliminary ultimate Water Supply Network has been prepared identifying anticipated trunk main sizes, reservoir size and location and potential booster pump sites. This preliminary Water Network has been prepared in accordance with meetings held to date with Logan Water and EDQ, and Logan Water’s requirements outlined in the SEQ Water Supply and Sewerage Design & Construction Code. Fire- fighting conditions were also tested at a number of locations. The Water Network is provided as Appendix G.
The future Water Supply IMP will review in detail pressure management strategies, water main size optimization and consider the requirement for booster pumps particularly along the NH8 / NH9 ridgeline and the NH4 / Hamlet 1 area.
The water network modelling prepared in support of this application has identified that a reservoir approximately 9.2ML in size is required on the NH9B ridgeline to service Flinders (Precinct 1) and approximately 7,000EP of surrounding development as previously advised by Logan Water.
The future IMP will build on the water network discussed above and will provide a framework for future neighbourhood applications. The future IMP will outline the following: . Planning and delivery principles . External water network . Internal water network . Demand management & innovation strategies to minimise water demand . Potential staged delivery of the water infrastructure . Total Water Cycle Management . Applicable design guidelines and standards
8.1.3 Sewer Supply Infrastructure A Sewer IMP, similar in content and form to the one previously endorsed by EDQ on 12th March 2014, will be submitted (in the future) outlining the sewer infrastructure required to service the Flinders (Precinct 1) development.
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In support of this MCU an ultimate Sewer Network has been prepared identifying anticipated trunk main sizes and the location of a pump station in the south-west corner of Precinct 1. This Sewer Network has been prepared in accordance with Logan Water’s requirements outlined in the SEQ Water Supply and Sewerage Design & Construction Code. The Sewer Network is provided as Appendix G.
The future IMP will build on the water network discussed above and will provide a framework for future neighbourhood applications. The future IMP will outline the following: . Planning and delivery principles . Internal sewer network . Temporary sewerage strategies if PDA wide infrastructure is delayed . Demand management . Innovation and Total Water Cycle Management to reduced sewerage load . Applicable design guidelines and standards
8.1.4 Stormwater Infrastructure A Stormwater IMP, similar in content and form to the one previously endorsed by EDQ on 30th January 2014, will be submitted in the future outlining the stormwater infrastructure required for the Flinders (Precinct 1) development.
This future Stormwater IMP will build on the concepts and strategies outlined within BMT WBM’s Flood Impact Assessment (Appendix H), Stormwater Quality Management Plan (Appendix I) and Concept Lake Management Plan (Appendix J) to ensure water quality objectives are achieved across the development. The Stormwater IMP will outline the infrastructure required to support the proposed stormwater management network, including: . Stormwater quantity and flood management strategies . Stormwater quality treatment . Approximate locations of management devices . Innovation and TWCM . Waterway Stability and Corridor Restoration . Applicable design guidelines and standards
8.1.5 Earthworks An Earthworks IMP, similar in content and form to the one previously endorsed by EDQ on 5th February 2014, will be submitted (in the future) outlining strategies for the earthworks construction of the Flinders (Precinct 1) development.
In particular, this future Earthworks IMP will update the previously endorsed IMP to incorporate the dispersive soil strategies associated with the lake recommended in Wholistic Environment’s Dispersive Soil Management Plan (Attachment K).
The updated Earthworks IMP will outline the infrastructure required to support the proposed development including:
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. Planning and delivery principles . General Earthworks Erosive Soils Earthworks Strategy General earthworks Retaining walls . Dispersive soils management . Waterway corridor works . Erosion and sediment control . Innovation and Total Water Cycle Management . Applicable design guidelines and standards
8.1.6 Community Facilities Offset is available for Municipal Community Facilities sites where the site is: . Generally in accordance with the Local Government Community Facilities Map and the locational requirements contained within the ULDA Guideline No. 11 – Community Facilities; . Serviced with: Road frontage suitable for the site purposes Preliminary earthworks and grassing suitable for the site purposes Service connections including potable water, non-potable water when adjacent a supply system, sewerage, telephony, electricity, broadband and gas (if reticulated in this area). Land acquisition costs can also be offset at the rate provided in Land Value section.
The Local Government Community Facilities Map indicates a Local Community Centre (0.12ha) within the area provided as Flinders Town Centre. PDA Guideline No. 11 – Community Facilities indicates possible facilities based on population triggers; however this is a guideline only.
The Flinders project proposes to include the following community facilities: . Local Neighbourhood Houses . Community Centre / Multipurpose Hall . Post boxes . State Primary School . Local Library (annex to Jimboomba Library and associated with Community . Centre) . Local Swimming Pool (25m pool and associated wet play area) . Local Youth Centre . Urban Agriculture (e.g. Community Gardens and associated facilities) . District Sport Park (associated facilities) . District Recreation Park (associated facilities)
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8.1.1 Parks and Open Space Parkland will be provided generally in accordance with the Park planning and design PDA Guideline No. 12 and the GFPDA Development Scheme (October 2011). We note that there will be some co-location of facilities proposed between schools and sports parks. Discussions have been undertaken with the Department of Education and Training who are supportive of the concept in principle.
An assessment of the proposed park provision, as illustrated on the Flinders Context Plan (refer Appendix B), against the requirements of Guideline 12 is shown in Table 3:
Table 3: Flinders (Precinct 1) Park Provision Park Type Rate of Total Area Number Area Provision Required provided provided Required (ha) (ha/1000 people) Local Recreation 0 - 0.2 0 – 3.6 10 2.5 Neighbourhood Recreation 0.5 – 1.1 9 – 19.8 14 9.8 Local Linear 0 – 0.8 0 – 14.4 11.1 Total Local Parks 1.3 23.4 23.4 District Recreation 0.5 - 1 9 - 18 2 (in 3 parts) 55 Major Recreation 0.5 - 1 9 – 18 13.5 Major Linear 0 – 0.5 0 - 9 8 172.7 Total Major/District 1.5 27 241.3 Recreation Total Recreation Parks 2.8 50.4 246.7 District Sports 0.75 – 1.2 13.5 – 21.6 2 19 Major Sports 0.5 - 1 9 – 18 13.5 Total Sports 1.8 32.4 32.5 Total Parks 4.6 82.8 297.2 Community Land 0.2 3.6 3.6 Total Parks and 4.8 86.4 297.2 Community Land
Notes: 1. The figures included in this table are estimates and subject to confirmation at the detailed design stage 2. Other design requirements of Guideline 12 are to be considered at the detailed design stage 3. 50% of the lake surface is included in District Recreation as allowed for by Guideline 12
8.1.2 Telecommunications Peter Eustace & Associates (Consulting Engineers) have reviewed electrical and communications services and requirements for the proposed development. Mobile communications services in the area are somewhat limited by the existing Telstra and Optus infrastructure and tower locations. Both Telstra and Optus have advised that they welcome future approaches in relation to potential mobile communication tower locations within the Flinders development. Contact has also been made with NBN Co as the service provider for fibre to the home infrastructure within the development. NBN Co has advised that within the first area of Flinders to be developed, a 10m x 10m area will be required to be set aside for a future Fibre Access Node.
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The original ‘whole of site’ MCU Approval (DEV2012/247) required compliance assessment of Overarching Site Strategies (OSS’) and Infrastructure Master Plans (IMP’s) that provided a greater level of detail in relation to this matter. Revised versions of these documents will be prepared at the next stage of the approval process to suit the modified development.
8.1.3 Electrical and Communication Services Peter Eustace & Associates (Consulting Engineers) have reviewed electrical and communications services and requirements for the proposed development. Within Wyatt Road, Energex has existing 11kV assets. It is proposed that the development will connect to the electrical supply at this location and will install the required electrical infrastructure as per Energex requirements.
The original ‘whole of site’ MCU Approval (DEV2012/247) required compliance assessment of Overarching Site Strategies (OSS’) and Infrastructure Master Plans (IMP’s) that provided a greater level of detail in relation to this matter. Revised versions of these documents will be prepared at the next stage of the approval process to suit the modified development
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9.0 CONCLUSION
The Flinders (Precinct 1) development has an existing ‘Whole of Site’ Material Change of Use approval which has established use rights and a conceptual development pattern through approved Context and Land Use Plans.
The current approval has applied conditions that require compliance with previously submitted and approved technical reports. Many of these have been revised as part of this application as a result of the proposed conceptual change to include recreational lakes.
The lakes are positioned within existing creek corridors that are approved as green space and intended to be used for recreation and open space purposes. The modified application will essentially retain the area as open space with a changed focus to water based recreation and open space purpose.
Pre-lodgement discussions were held with EDQ and as a result Terms of Reference (ToR) were drafted to guide the content of this application. This report has provided individual responses to each item within the ToR and where appropriate has revised and amended relevant documents. Each amended technical report or plan is appended to this report.
In response to the Ecological Terms of Reference amendments were made to the Waterway Corridor Restoration Strategy. In addition, a Significant Biodiversity Assessment Report has been prepared that assesses the ecological impacts of the entire development, not just the lake proposal. It is considered that the information provided within these reports will satisfy any concerns that EDQ may have in relation to the mitigation of environmental impacts as a result of the proposed lakes. Of note is that the inclusion of the lakes themselves will provide some habitat values for aquatic fauna.
In response to the Engineering Terms of Reference amendments were made to Conceptual Infrastructure Plans, and a series of Water and Soil related reports were prepared by the Project Team. Each report reviewed and made reference to the previously approved reports. The Conceptual Infrastructure Plans include little changes, with the exception of the realignment of infrastructure to accommodate the inclusion of the lakes.
The Flood Assessment demonstrated that the storage afforded by the lake will allow the impact of development to be fully ameliorated for a range of design events up to and including the 100 year average recurrent interval event. The Stormwater Quality Management Plan includes a number of additional treatment strategies proposed to be implemented to manage lake water quality. A Concept Lake Management Plan provides principles for the management of the lake, including water level fluctuation, and risk management strategies.
An addendum to the Site Based Management Plan for Dispersive Soils has been appended and provides additional strategies for the management of dispersive soils; particularly in relation to the lake construction and future operation.
The technical reports provided with this application provide support for the lake concept and confirm that it is technically feasible to locate a recreational lake on the site. It is acknowledged that there are further detailed investigations required to address the management of impacts associated with
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the lake and a series of further approvals will be required. It is proposed that further technical matters be addressed in the future (conditioned) IMP’s and OSS’s. To assist EDQ in identifying further technical investigations the consultant team has prepared a draft set of conditions for EDQ’s consideration (refer Appendix O).
It is worth noting that the lake concept and the proposed planning, design and construction process put forward by PIDC has been discussed with Logan City Council and is supported.
PIDC has assembled a consultant team with extensive experience in the development and management of water bodies and their associated impacts. Their expertise will be made available to EDQ, where considered appropriate, to provide clarification on any issues arising from the proposed lake and to generally assist in the assessment of this application.
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