PLANNING REPORT 70 PARK ROAD, YERONGA ECONOMIC DEVELOPMENT QUEENSLAND October 2020
Level 2, 1 Breakfast Creek Road, Newstead QLD 4006 PO Box 436 New Farm QLD 4005 P: (07) 3666 5200 F: (07) 3666 5202 brisbane@wolterconsulting.com.au ABN: 61 147 343 084
© Wolter Consulting Group 2020
This document is and shall remain the property of Wolter Consulting Group. The document may only be used for the purposes for which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use of this document in any form whatsoever is prohibited.
REVISION AUTHOR REVIEWED SIGNATURE DATE OF ISSUE
1.0 P. JOLLY H. TOHILL 26-10-2020
EXECUTIVE SUMMARY
The subject site; 70 Park Road, Yeronga (also described as Lot 3 on SP300888) forms the Yeronga Priority Development Area (PDA). The PDA is approximately three hectares and includes parts of Villa Street and Park Road in Yeronga. The redevelopment of the site facilitates the construction of a new community centre for Yeronga as well as opportunities to support residential development, small-scale retail and improved active transport.
This report has been prepared by Wolter Consulting Group on behalf of Economic Development Qld in support of the proposed development to conduct operational works for clearing of significant vegetation over the land.
The subject site has undergone extensive testing and investigation during demolition works. Through testing it was identified that a number of areas on the land parcel were underlain by construction and demolition (C&D) waste, which contained fibro fragments. The fibro fragments were tested and confirmed to contain Asbestos Containing Materials (ACM). Under a previous approval (DEV2019/1051) given by the Minister for Economic Development Queensland (MEDQ), operational works for filling and excavation and vegetation clearing have been undertaken, however additional testing has identified that further works are required to remediate the site to facilitate future development in line with the PDA Development Scheme. Therefore, to meet legislative obligations and to ensure the site is properly cleared of contaminated materials, the site will be appropriately emptied of ACM and treated. The location of the supplementary earthworks encumber potentially significant vegetation in the northern portion of the site. Subsequently, this application seeks a development permit for operational works to enable the removal of significant vegetation associated with decontamination earthworks.
The proposal will continue to facilitate the intent of the PDA to be remediated and developed in the future, in accordance with the Yeronga Development Scheme. This report provides an analysis of the suitability of the proposed development within the local context and with regard to relevant planning provisions and is suitable development for the location, remaining consistent with the community’s expectations.
Consequently, the development is recommended to be approved, subject to relevant and reasonable conditions.
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TABLE OF CONTENTS
1. INTRODUCTION...... 1 1.1. PURPOSE OF REPORT ...... 1 1.2. SITE & APPLICATION DETAILS ...... 2 2. SITE ANALYSIS ...... 3 2.1. SITE LOCATION & CHARACTERISTICS ...... 3 2.2. CONTEXT ...... 7 2.3. APPROVAL HISTORY...... 8 3. PROPOSAL ...... 9 3.1. DEVELOPMENT PARTICULARS ...... 9 3.2. GENERAL OVERVIEW ...... 9 3.3. ASPECTS OF DEVELOPMENT ...... 10 3.4. SUPPORTING TECHNICAL REPORTS ...... 12 4. STATUTORY PLANNING OVERVIEW...... 13 4.1. STATE FRAMEWORK ...... 13 4.2. STATUTORY PLANNING ASSESSMENT ...... 15 5. KEY PLANNING CONSIDERATIONS ...... 28
6. CONCLUSION & STATEMENT OF REASONS ...... 29
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FIGURES ABBREVIATIONS Figure 1: Map identifying the site's locational context relative to Brisbane, the PDA Priority Development Area local suburb of Yeronga and the immediate surroundings ...... 4 EDQ Economic Development Queensland Figure 2: Site Aerial ...... 5 ED Act Economic Development Act 2021 Figure 3: Existing Site Services and Utilities ...... 6 BCC Brisbane City Council Figure 4: Extract from the Yeronga PDA Development Scheme – Structural ILUP Interim Land Use Plan Elements Plan ...... 8 Planning Scheme Yeronga Priority Development Area Scheme Figure 5: BCC NALL Mapping ...... 11 LGA Local Government Area
MEDQ Minister Economic Development Queensland TABLES SPP State Planning Policy SEQRP ShapingSEQ- South East Queensland Regional Plan Table A: Site and application details ...... 2 Planning Act Planning Act 2016 Table B: Site characteristics ...... 3 Planning Regulation Planning Regulation 2017 Table C: Site services ...... 3 SARA State Assessment and Referral Agency Table D: Supporting plans, reports and documents ...... 12 SDAP State Development Assessment Provisions
APPENDICES
Appendix A: Bulk Earthworks Plan prepared by Protest Engineering Appendix B: Yeronga Tafe Vegetation Survey prepared by Lambert & Rehbein Appendix C: Arborist Report prepared by Consult Arborist Appendix D: Tree Clearance and Waste Removal Methodology – Northern Portion prepared by Butler Partners
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1. INTRODUCTION 1.1. PURPOSE OF REPORT
Wolter Consulting Group, on behalf of Economic Development Queensland (EDQ), has prepared this town planning report in support of a development application seeking a Development Permit for Operational Works for Clearing of Significant Vegetation on land at 70 Park Road, Yeronga and formally described as Lot 3 on SP300888 referred to as the ‘site’ throughout this report.
The development application seeks the following Development Permits; ▪ Development Permit for Operational Work for Clearing of Significant Vegetation.
This report addresses the merits of the development with regard to the relevant provisions of the development scheme and the relevant sections of the Economic Development Act 2012.
This report provides the following information with respect to the assessment of the development proposal: ▪ Detailed site analysis; ▪ Description of the proposed development; ▪ Statutory planning overview including state planning provisions; and ▪ A summation of the report, recommendations and conclusions.
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1.2. SITE & APPLICATION DETAILS
Table A: Site and application details Site Details Address 70 Park Road, Yeronga QLD 4104
Property Description Lot 3 on SP300888
Area 3.123ha (approximately) Owner The Minister for Economic Development Queensland Development Local Government Brisbane City Council Yeronga Priority Development Area Development Scheme Scheme
Applications Details Operational Work (Clearing of Significant Type of Development Required Approval Development Permit Vegetation) Category of Assessment Assessable development Public Notification Not Required
Referral(s) Not Applicable Economic Development Queensland c/- Wolter Applicant Contact Person Hannah Tohill/Priya Jolly Consulting Group Pty Ltd [email protected] Contact Phone (07) 3666 5200 Contact Email [email protected] Client Economic Development Queensland
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Survey has been carried out by Lambert & Rehbein 2. SITE ANALYSIS which identifies the tree species and location on the site (Appendix C). 2.1. SITE LOCATION & CHARACTERISTICS The site is not identified as contaminated land and is not included on the Environmental Management The subject site is located at 70 Park Road, Yeronga and comprises of a single Contaminated land Register. Works are being undertaken under a allotment, described as Lot 3 on SP300888. The land parcel is irregular in shape separate approval to remediate parts of the site where C&D and ACM have been identified. and comprises an area of 3.123ha. The site possesses a dual frontage to Park
Road and Villa Street of approximately 198m & 135m respectively. The PDA Is Table C: Site services approximately 5 kilometers from the Brisbane CBD and approximately 400m The site is currently serviced by Brisbane’s existing from Yeronga train station which services the Beenleigh – Gold Coast rail Water Supply reticulated water network, with connection points corridor. located along Park Road and Villa Street. The site has a connection point to Brisbane’s existing Sewerage reticulated sewerage infrastructure network located Table B below further characterises the physical features of the site. Table C in the north-western area of the site, on Park Road. provides an overview of infrastructure servicing the site. The site’s existing stormwater infrastructure currently traverses the site running north-south Stormwater through the eastern portion. A stormwater manhole Table B: Site characteristics is located towards the north east corner of the site with a stormwater lines running further north across The site is not encumbered by easements or Easements the railway corridor and also to land to the east. covenants. Underground and aboveground cables are located The land slopes from approximately 22m AHD at the Electricity, Gas & surrounding the development along Park Road and Topography south-western corner to approximately 6.5m AHD at Telecommunications Villa Street to the south and west of the site. the northern corner (Figure 2). The subject site has been substantially cleared with a remaining portion of moderately dense vegetation Vegetation residing in the northern portion of the site. The site is not identified as containing any significant vegetation under state and local instruments. A Tree
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Figure 1: Map identifying the site's locational context relative to Brisbane, the local suburb of Yeronga and the immediate surroundings
Site Location Date 70 Park Road, Yeronga 24-08-2020
Source: Google Maps, 2019
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Figure 2: Site Aerial
Site Location Date 70 Park Road, Yeronga 24-08-2020
Source: Near Map
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Figure 3: Existing Site Services and Utilities
Site Location Date 70 Park Road, Yeronga 24-08-2020
Source: EbiMap2
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2.2. CONTEXT The site is contained wholly within the Yeronga Priority Development Area and covers a total site area of approximately 3.3 hectares. The subject site is well The subject site is located within the established suburb of Yeronga and is wholly located and offers significant potential for infill development. contained within the Yeronga PDA. The suburb is bound by Fairfield, Annerley, Yeerongpilly and the Brisbane River, with the PDA located approximately 7km The PDA was established to deliever a new community centre for Yeronga as well south of the Brisbane CBD. The PDA is conventiently located in close proximity as provide diverse residential options, small-scale retaile and improve active to community, transport and retail facilities, including: transport in and around the site. The Development Scheme took effect 9 August ▪ 400m of Yeronga State School located east of the subject site providing 2019 and is the central control concerned with planning, carrying out, primary schooling facilities; promoting, coordinating and controlling the developmet of land in the Yeronga ▪ 650m of Yeronga Hyde Road Kindergarten & Preschool located north-west PDA. All development applications within the PDA are assessed against the of the subject site providing pre schooling facilities; development scheme. ▪ 550m of Yeronga Train Station providing frequent services through to Ferny Grove, Beenleigh, Gold Coast, Ipswich and the Brisbane CBD; ▪ 1km of Yeronga Memorial Park located south-east providing open space and recreation functions; ▪ 1.3km of Moorooka Lions Bicentennial Picnic Grounds.
The subject site is well located to public transport and is within close proximity to Ipswich Road providing direct connection through to the Brisbane CBD. In addition, Fairfield road is located directly north – west providing direct linkage onto Annerley Road connecting South brisbane.
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2.3. APPROVAL HISTORY Figure 4: Extract from the Yeronga PDA Development Scheme – Structural Prior to the approval of the development scheme, development within the PDA Elements Plan
was regulated under the Yeronga PDA Interim Land Use Plan (ILUP).
On 24 September 2019, The Minister for Economic Development Queensland issued a PDA Development Approval for a Development Permit for Reconfiguring a Lot (1 into 2 Lot Management Subdivision) and Operational Work (Excavation
and Filling; Clearing of Significant Vegetation) within the Yeronga PDA at 70 Park
Road, Yeronga. This development permit allowed for a management subdivision,
bulk earthworks and clearing of significant vegetation to remediate contaminated land within the subject site.
On 29 November 2019, The Minister for Economic Development Queensland
issued an approval to amend the abovementioned development approval. The amendment sought minor changes to the extent of earthworks required to Source: Yeronga PDA Development Scheme facilitate additional decontamination of the site generally described as being to
the south and central areas, and associated removal of vegetation.
A further Amendment to a PDA Approval application has been concurrently
lodged to EDQ with this application, identifying and seeking approval for further
earthworks associated with decontamination works.
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3. PROPOSAL effectively remove contaminated soil and remediate the site for health and safety purposes as well as to ensure legislative requirements are met. 3.1. DEVELOPMENT PARTICULARS During removal of the C&D waste material across the subject site in accordance This development application seeks approval for the following: with approved earthworks (EDQ:DEV2019/1051) it became apparent that the ▪ Development Permit for Operational Works for Clearing Significant C&D and ACM impacted waste extended beyond the footprints of the approved Vegetation. operational works for filling and excavation and clearing of significant vegetation
granted under the Yeronga Interim Land Use Plan (EDQ: DEV2019/1051). 3.2. GENERAL OVERVIEW
The site is located within the Brisbane City Council Local Government Area and In order to identify the extent of the ACM impacted C&D waste across the site, further located within the Yeronga Priority Development Area (PDA). The an additional investigation was undertaken by Butlers Partners in December Yeronga PDA Development Scheme (the development scheme) is applicable to 2019 through test pitting within the suspected areas in the northern vegetated development on land within the Yeronga PDA. The development scheme has portion of the site. As part of the additional investigation a total of nine test pits replaced the Yeronga PDA interim land use plan. were excavated within the northern portion of the site where the majority of trese and vegetation is present. C&D waste was identified within fill materials in The subject site has undergone significant soil testing and laboratory analysis to six of the nine locations and Asbestos Containing Material (ACM) was present in identify contaminants on the site. Economic Development Queensland one test pit, across the area, and it is expected based on previous works that contracted Butler Partners Pty Ltd (Butler Partners) to undertake an initial site ACM is likely occurring across the northern portion. Approximately thirty-one investigation of the former buildings across the subject site in March 2019. The trees fall within the areas identified as requiring management of contaminated findings concluded that a number of areas are underlain with construction and soils. Therefore, Butler Partners as outlined in Appendix D, recommends the demolition (C&D) waste containing fibro fragments which were confirmed to be removal of the trees and vegetation across the northern portion of the land Asbestos Containing Materials (ACM), as well as other contaminants on the land parcel in order to allow for the completion of the waste removal works and parcel. The remediation procedure requires earthworks to cut and fill the site, to future development of the site. To ensure compliance with the findings further
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assessment and approval is required to ensure the additional earthworks and updated Bulk Earthworks plans prepared by Protest Engineering in Appendix A, subsequent vegetation clearing can be undertaken. which facilitate the works to remove the new identified remediation areas in the northern portion of the land parcel. The proposed development application, applied for in this report, solely concentrates on the operational works permit for clearing of significant 3.3. ASPECTS OF DEVELOPMENT vegetation. Please refer to the additional quantity of vegetation surveyed for removal in accordance with the Yeronga Tafe Vegetation Survey, prepared by 3.3.1. VEGETATION CLEARING Lambert & Rehbein in Appendix B and tree clearance and waste removal The increased extent of earthworks applied for under concurrently lodged methodology, prepared by Butlers Partners in Appendix D. ‘amendment to a PDA approval’ details additional decontamination works which will impact additional vegetation beyond the previously approved extent of It is crucial to note, the vegetation, while not known to be of significance at local, vegetation clearing. Subsequently, this application seeks approval for further State or national levels and not known to be particularly significant to character, operational work for clearing of significant vegetation. A Tree Survey has been amenity of the community, could be included as ‘significant vegetation’ as undertaken by Lambert & Rehbein and is contained in Appendix B, providing tree defined by the Yeronga PDA Development Scheme. The vegetation is therefore identification, location, removal survey and arborist report. The report confirms included as ‘significant vegetation’ and triggers assessable development that, based on available information, the trees are not protected under Local, requiring a development permit to undertake the proposed clearing. State or Commonwealth legislation. Furthermore, the site is not mapped by BCC’s Natural Asset Local Law (NALL) (Figure 5). It is further crucial to note, in conjunction with this development application a separate ‘amendment application’ to change the development approval granted In addition, a tree clearance and waste removal methodology for the northern on 24 September 2019 (EDQ: DEV2019/1051) will be concurrently lodged to portion of the land parcel has been undertaken by Butler Partners and is EDQ. The amendment application will apply to change the extent of earthworks contained in Appendix D, providing additional investigation of a total of nine test required to facilitate the additional decontamination, predominately pits within the northern portion of the site where the majority of trees and concentrated in the northern portion of the land parcel. Please refer to the vegetation in questions is present.
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In consideration of the above definition it has been determined that the Under the development scheme, operational works that are; vegetation on the subject site, whilst not mapped as significant or otherwise to “clearing of vegetation, other than significant vegetation unless the clearing of be retained under local or state jurisdiction, may hold some intrinsic value significant vegetation is carried out by or on behalf of a public sector entity, where and/or contribution to the character or landscape and amenity value to the the works being undertaken are authorised under State law” and general public given the broad nature of the definition. Therefore, to ensure the “carrying out operational work associated with the decontamination of land” is development is compliant with the requirements under the development PDA accepted development. scheme, a further development permit for operational works to clear the necessary significant vegetation to facilitate the remediation and Significant vegetation in accordance with the Development Scheme, is defined decontamination of the final portion of the land parcel is sought. as: Figure 5: BCC NALL Mapping “Means all vegetation, except those listed as pest vegetation by state or local government, that is significant in its:
a. ecological value at local, state or national levels including remnant vegetation, non-juvenile koala habitat trees in bushland habitat and
marine plants; or
b. contribution to the preservation of natural landforms; or
c. contribution to the character of the landscape; or d. cultural or historical value; or e. amenity value to the general public
Note: vegetation may be living or dead and the term includes their root stock.”
Source: EbiMap2
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3.4. SUPPORTING TECHNICAL REPORTS
This report is accompanied by the plans, reports and additional information listed in Table D below.
Table D: Supporting plans, reports and documents Type Appendix Bulk Earthworks Plan prepared by Protest Engineering A
Yeronga Tafe Vegetation Survey prepared by Lambert & B Rehbein Arborist Report prepared by Consult Arborist C
Tree Clearance and Waste Removal Methodology prepared D by Butlers Partners
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4. STATUTORY PLANNING OVERVIEW 4.1.2. CATEGORY OF ASSESSMENT 4.1. STATE FRAMEWORK In accordance with Table 2 of Section 2.6 of the development scheme, the This section identifies the relevant legislative issues for the application. The PDA proposed development is identified as subject to assessable development, under development application requires assessment against relevant provisions of the Column 2A for operational work. Economic Development Act 2012 (the Act) and the Yeronga PDA Development Scheme (the Development Scheme). 4.1.3. PUBLIC NOTIFICATION
In accordance with Section 2.2.6 of the Scheme, a PDA development application 4.1.1. ECONOMIC DEVELOPMENT ACT 2012 will require public notice if the development: The Act is the primary legislative instrument which guides the development ▪ is for a material change of use that is not a preferred land use (refer table 1 assessment process of development within a priority development area. In in the Development Scheme) accordance with Part 1, Section 3 of the Act, the main purpose of this act is to ▪ may, in the opinion of the MEDQ: “Facilitate economic development, and development for community purposes, in ▪ have adverse impacts on the amenity or development potential of adjoining the State.” land, or ▪ is for a use, or of a size or nature, which warrants public notification. Furthermore, the main purpose is primarily achieved by: ▪ Establishing Minister for Economic Development Queensland (MEDQ) to In consideration of the above and the proposed development, it is considered plan, carry out, promote or coordinate activities to facilitate economic that public notification is not required to be undertaken for the proposed development, and development for community purposes; and development. The proposal is not for a land use not intended under the ▪ Providing a streamlined planning and development framework for development scheme, with consideration to the ultimate land uses under the particular parts of the State (declared as priority development area under development scheme will not result in ultimate loss of amenity, and will not the Act). impact on the development potential of adjoining land. The proposal does not include any built form or development of a considerable size and scale that Planning Report Page | 13
warrants public notification, and importantly, the works will not remove all living, small-scale mixed-use retail space, and improved connectivity in and vegetation from the site. We therefore request that EDQ confirm that public surrounding the area notification is not warranted, and not required. Public notification of the proposed Development Scheme for the Yeronga PDA 4.1.4. STATE INTERESTS was held from 1 April to 17 May 2019. During the submission period, all interested partied including the community, residents, and business operators As identified in Section 2.2.7 of the Development Scheme, relevant matters of were invited to view the proposed Development Scheme and make a written state interest have been considered in the preparation of the Development submission for consideration by the MEDQ. Scheme and will be considered further as part of the assessment of a development application. A review of the relevant state interests under the SDAP The MEDQ have considered all submissions received within the submissions and SPP have been undertaken as part of the preparation for this development period. A submissions report assessing the submissions and any amendments to application in accordance with Practice Note 14. the proposed development scheme was prepared and can be accessed on the
department of state development, manufacturing, infrastructure and planning No state interests requiring referral under the Planning Regulation 2017 (the website. Regulation) have been identified, to the extent that the Development Scheme states that relevant State interests, including State transport corridors (railway) The Yeronga PDA Development Scheme came into effect 9 August 2019. The have been considered. development scheme provides the overarching planning framework to regulate
development in the PDA and support the achievement of the land use and 4.1.5. YERONGA PRIORITY DEVELOPMENT AREA (PDA) infrastructure plans, achieving the main purpose of the ED Act. It is important The Yeronga PDA was declared on 10 August 2018 and covers a total area of to note, the Development Scheme supersedes the ILUP that has been in place approximately 3.9 hectares. It is located approximately 5 kilometres south of the since declaration of the PDA. Furthermore, the MEDQ is the responsible entity Brisbane CBD and can accommodate medium density townhouses and terrace for the assessment of this application. housing, small lot housing, apartments, among other facilities. The Yeronga PDA provides an opportunity to deliver a new community centre, diverse residential Planning Report Page | 14
The proposed tree clearing sufficiently reflects the outcomes of the structure 4.2. STATUTORY PLANNING ASSESSMENT plan for the site, illustrated in Figure 4. This section assesses the application against relevant planning provisions for the application. The PDA development application requires assessment primarily against relevant provisions of the Yeronga PDA Development Scheme.
4.2.1. DEVELOPMENT CONSISTENT WITH THE LAND USE PLAN
In accordance with Section 2.2.3 of the development scheme, PDA assessable development is consistent with the land use plan if it is consistent with all outcomes of the relevant PDA development requirements.
An assessment of the PDA wide criteria, land use plan and vision is provided in the following sections of this report.
4.2.2. VISION STATEMENT
Section 2.3 of the development scheme outlines the complete vision statement for the Yeronga PDA. The following vision statement; “development in the Yeronga PDA will transform the land on the corner of Park Road and Villa Street, Yeronga into an inviting, sustainable, connected and integrated place” acts as guide by which the Yeronga development scheme has been written to deliver its sought development outcomes. An assessment of the proposal against the vision criteria is set out in Table A.
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4.2.3. PDA WIDE CRITERIA
PDA wide criteria provide finer grain outcomes that seek to deliver the Yeronga 4.2.5. RELATIONSHIP WITH BRISBANE CITY PLAN 2014 vision statement. An assessment of the proposal against the PDA wide criteria is Schedule 6 of the Planning Regulation 2017 (Planning Regulation) prohibits set out in Table B. Brisbane City Plan 2014 from making PDA-related development assessable under the Planning Act. However, Schedule 2 of the Development Scheme adopts 4.2.4. REQUIREMENTS FOR PUBLIC NOTIFICATION definitions from Brisbane City Plan 2014 and the development scheme refers to
In accordance with the development scheme under section 2.2.6 a PDA various other parts of the Brisbane City Plan 2014 as guidance. development will require public notice if the development is for the following: “1. is for a material change of use that is not a preferred land use (refer table 1); Under section 71 of the Economic Development Queensland Act 2012, if there is 2. may, in the opinion of the MEDQ: a conflict between the development scheme and a planning instrument or a. have adverse impacts on the amenity of development potential of assessment benchmarks prescribed by regulation under the Planning Act 2016 adjoining land, or; or another Act, the Development Scheme prevails to the extent of any b. is for a use, or of a scale or nature, which warrants public notification. “ inconsistency.
In consideration of the above, it is deemed the proposed development will not have adverse impacts on the amenity of the site or hinder the development potential of the adjoining land. Therefore, public notification is not required in this instance.
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Table A: Response to PDA Development Scheme Vision Vision Outcome Response Development in the PDA will achieve this vision by: 1. delivering a predominantly residential community complemented by a range of other The proposed development is solely for the purpose of operational work to clear compatible non-residential uses including retail, commercial and a new community significant vegetation. This will ensure appropriate remediation of the PDA site facility for Yeronga area occurs. Given the nature of the proposed development no land use is proposed as part of this application. Nevertheless, the proposal will not conflict with, and in fact supports, delivering a predominately residential community complemented by a range of other non-residential uses including retail, commercial and a new community facility for Yeronga. 2. delivering a balanced environmentally, economically and socially sustainable The proposed development is solely for the purpose of operational work to clear outcome significant vegetation. This will ensure appropriate remediation of the PDA site area occurs. Given the nature of the proposed development no land use is proposed as part of this application. Nevertheless, the proposal will facilitate the future development of PDA by which future applications will address environmental, economic and sustainable outcomes in terms of land use, built form and overall site management. 3. promoting housing innovation and diversity to improve housing options and address The proposed development is solely for the purpose of operational work to clear housing affordability significant vegetation. This will ensure appropriate remediation of the PDA site area occurs. Given the nature of the proposed development no land use is proposed as part of this application. Nevertheless, the proposal will facilitate the future development of PDA by which future applications will promote housing innovation and diversity to improve housing options and address housing affordability. 4. delivering an efficient, safe, inviting, attractive and legible street and movement The proposed development is solely for the purpose of operational work to clear network that: significant vegetation. This will ensure appropriate remediation of the PDA site a. is pedestrian and cyclist friendly area occurs. Given the nature of the proposed development no land use is b. encourages active and public transport use proposed as part of this application. Nevertheless, the proposal does not detract c. complements and responds to the land’s natural topography away from the ability of future development to deliver an efficient, safe, inviting, d. protects the safety and functionality of the surrounding road network, and attractive and legible street and movement network. e. maintains access to the Yeronga State High School car park
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Table A: Response to PDA Development Scheme Vision Vision Outcome Response Development in the PDA will achieve this vision by: 5. ensuring the built form and public realm provide a high-quality living environment for The proposed development is solely for the purpose of operational work to clear residents, workers and visitors including consideration of the amenity impacts of the significant vegetation. This will ensure appropriate remediation of the PDA site adjacent rail line and provision of publicly accessible open space area occurs. Given the nature of the proposed development no land use is proposed as part of this application. Nevertheless, the proposal will not prejudice the land parcel from providing a built form and public realm in a high-quality living environment for residents, workers and visitors including consideration of the amenity impacts of the adjacent rail line and will ensure the delivery of public open space. 6. ensuring impacts on amenity and privacy of surrounding residences and Yeronga The proposed development is solely for the purpose of operational work to clear State High School are minimised including consideration of appropriate building significant vegetation. This will ensure appropriate remediation of the PDA site scale, orientation and setbacks area occurs. Given the nature of the proposed development no land use is proposed as part of this application. Nevertheless, the proposal will not prejudice the land parcel to ensure impacts on amenity and privacy of surrounding residences and Yeronga State High School are minimised including consideration of appropriate building scale, orientation and setbacks. 7. delivering appropriate supporting infrastructure including improvements to active and The proposed development is solely for the purpose of operational work to clear public transport connectivity in the PDA and surrounding area, including better significant vegetation. This will ensure appropriate remediation of the PDA site connectivity to Yeronga rail station, bus stops and the existing cycle network, and area occurs.. Given the nature of the proposed development no land use is proposed as part of this application. Nevertheless, the proposal will support the delivery of appropriate supporting infrastructure including improvements to active and public transport connectivity in the PDA and surrounding area. 8. contributing to a sense of place and identity for the PDA and surrounding area by The proposed development is solely for the purpose of operational work to clear embracing the topography, surrounding landscape, heritage and cultural qualities significant vegetation. This will ensure appropriate remediation of the PDA site including Yeronga Memorial Park. area occurs. Given the nature of the proposed development no land use is proposed as part of this application. Nevertheless, the proposal does not prejudice the delivery of a sense of place and identity for the PDA and surrounding area by embracing the topography, surrounding landscape, heritage and cultural qualities including Yeronga Memorial Park through future applications.
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Table B: PDA WIDE CRITERIA Response
Criteria Response
Land Use
Development provides a range of preferred land uses (refer to Table 1) that:
1. are principally primary land uses, complemented by secondary land uses The proposed operational work will not impede the site’s ability to deliver the primary land uses identified in Table 1 of the development scheme yet seeks to carry out operational work and create freehold lots that will facilitate future development in line with the identified land uses. 2. deliver a predominantly residential focus for the PDA including a mix of medium and The proposed operational work will not impede the development of residential land use. high density (up to 6 storey) buildings The proposal facilitates the continued remediation of the subject site to allow for the safe development of the land. 3. deliver affordable housing The proposed operational work, given the nature of the proposed development no land use is proposed as part of this application. Nevertheless, the proposal will not impede the future delivery of affordable housing opportunities on the site. 4. deliver a net residential density of a minimum of 65 dwellings per hectare across the The proposed operational work, given the nature of the proposed development no land PDA use is proposed as part of this application. Nevertheless, the proposal will not impede the future delivery of net residential density of 65 dwellings per hectare across the PDA. 5. deliver a new community facility including a new Yeronga Community Centre and The proposed operational work, given the nature of the proposed development no land other co-located community and complementary uses such as health care services use is proposed as part of this application. Nevertheless, the proposal will not impede the future delivery of a community facility and other co-located community and complementary uses such as health care services. 6. deliver employment generating uses including commercial and small-scale retail that The proposed operational work, given the nature of the proposed development no land support the needs of the residents in the PDA and local community use is proposed as part of this application. Nevertheless, the proposal will not impede the delivery of employment generating uses.
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7. minimise conflict with adjoining residential uses by focusing non-residential The proposed development operational work, given the nature of the proposed uses or mixed-use buildings along the Villa Street frontage or internally development no land use is proposed as part of this application. Nevertheless, the within the PDA proposal will not facilitate in a confliction with adjoining residential uses by facilitating non- residential uses or mixed use buildings along the Villa Street frontage or internally within the PDA. 8. co-locate commercial and retail uses with the community uses to the The proposed operational work, given the nature of the proposed development no land greatest extent practicable to provide a vibrant and active focal point to the use is proposed as part of this application. Nevertheless, the proposal will continue to PDA, and facilitate and co-locate commercial and retail uses with community uses to the greatest extent practicable to provide and active focal point to the PDA. 9. allow for home-based businesses in residential development where of a The proposed operational work, given the nature of the proposed development no land scale and nature that protects the amenity of adjoining residents. use is proposed as part of this application. Nevertheless, the proposal will continue to allow for home-based businesses in residential development where of a scale and nature that protects the amenity of adjoining residents.
Built Form
Development delivers high-quality built form outcomes that:
1. Deliver an attractive, human-scale and welcoming interface with the public realm Given the nature of the proposed development being for operational work, no new built form is proposed as part of this application. Any future development application involving 2. Promote architectural diversity while respecting the neighbourhood character a built form component will be required to be designed in accordance with and will address the built form outcomes of the development scheme. 3. For a community use, provide adaptable spaces to accommodate a diversity of users
4. Deliver energy efficient, water efficient, and climate responsive buildings16 including: a. appropriate solar orientation b. provision of shading and shelter c. thermal comfort d. cross ventilation and passive cooling techniques to minimise mechanical temperature control e. prioritisation of natural lighting over artificial lighting f. promotion of water recycling and best practice stormwater management, and g. smart meters and water efficient appliances 5. Deliver housing diversity, adaptability and innovation through a mix of building types, dwelling sizes and configurations Planning Report Page | 20
6. Maximise views and vistas including to the Brisbane CBD, Yeronga Memorial Park and other open spaces in the PDA 7. Provide generous, well-integrated private open space in each dwelling (for accepted quantitative measures to achieve this outcome refer to tables 2 and 3) 8. In development containing six or more dwellings, provide landscaped, attractive and universally accessible communal open space in varied settings to improve resident amenity, promote health and wellbeing and encourage socialisation and leisure pursuits (for accepted quantitative measures to achieve this outcome refer to tables 2 and 3) 9. Provide inviting, attractive, pedestrian friendly and clearly identifiable entry points into the PDA that reinforce a sense of arrival 10. Ensure the design and orientation of building envelopes protect the privacy and amenity of residents and adjoining land uses including Yeronga State High School through consideration of appropriate screening, building setback, site cover, bulk, scale and massing (for accepted quantitative measures to achieve this outcome refer to tables 2 and 3) 11. Ensure buildings are of a height, scale and form that is considerate of their location in the urban context and interface with adjoining properties including: a. a maximum building height of 3 storeys along Park Road and Villa Street frontages b. a maximum building height of 6 storeys elsewhere in the PDA, and c. stepping down to the eastern boundary of the PDA to provide for an appropriate interface with Yeronga State High School 12. For residential buildings up to 3 storeys, are accommodated on lot sizes with primary frontage widths that support a high-quality streetscape and dwelling amenity including generous, well-integrated private open space for each dwelling (for accepted quantitative measures to achieve this outcome refer to table 2) 13. Ensure buildings are constructed to appropriately respond to the natural topography of the PDA and minimise requirements for cut and fill 14. Ensure buildings maximise natural light and air flow in the public realm, private open space and communal open space 15. Protect the safety and functioning of the operational airspace of the Brisbane and Archerfield Airports by not creating a permanent or temporary obstruction or hazard to operational airspaces of the Procedures for Air Navigation Services – Aircraft Operational Surfaces (PANS-OPS) for the Brisbane and Archerfield Airports 16. Provide generous landscape areas including areas suitable for deep planting of large subtropical shade trees that are open to the sky with access to light and rainfall
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17. Provide building separation distances (for accepted quantitative measures to achieve this outcome refer to tables 2 and 3) that achieve natural light penetration and air circulation and ensure impacts on amenity, privacy and overshadowing are minimised 18. Ensure the diverse needs of all community members, including children, elderly and people with disabilities, are catered for by applying principles of universal, adaptable and inclusive design 19. Ensure mixed-use and single use buildings that include community and non- residential uses: a. tie into the predominantly residential character of the neighbourhood including a high-quality street interface b. consider impacts on resident amenity and privacy c. are co-located to provide a community focal point, and d. are highly accessible and convenient for both residents who live in the PDA and those in the local neighbourhood, and 20. Ensure car parking and service areas for medium and high density buildings are concealed to support a high-quality public realm by: a. integrating within, behind or under buildings or sleeved with active frontages along the primary road network, or b. Providing an attractive and well-articulated facade treatment along other roads and non-vehicular pedestrian thoroughfares. Public realm
Development delivers an attractive, high quality, accessible, well-connected and multifunctional public realm that:
1. Responds to, and respects the cultural heritage values of Yeronga Memorial Park The proposed development is solely for the purpose of operational work to clear heritage place including interpretation and promotion of local cultural heritage significant vegetation. This will ensure appropriate remediation of the PDA site area 2. Provides high-quality, publicly-accessible open space along the Beenleigh-Gold Coast occurs. Therefore, the proposed development does not include the delivery of public rail line and elsewhere in the PDA spaces or a functional public realm but will not prejudice this in the future. A future 3. Contributes to a sense of place and identity and promotes a distinctive character development application will be required to consider and address the relevant that has a strong relationship with its context requirements of the public realm criteria and any associated PDA guidelines to deliver a 4. Delivers attractive spaces that encourage social interaction, healthy active lifestyle high-quality design and built form outcome. and community-based activity 5. Provides an attractive landscaped buffer, which may include an active transport connection through the site, of at least 6 metres on the eastern boundary of the PDA to provide an appropriate interface with Yeronga State High School
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6. Creates a safe, comfortable and inviting environment by promoting day and night activity and passive surveillance2 7. Creates a high level of amenity including: a. a consistent and durable hard and soft landscaping palette comprising subtropical advanced street trees and landscaping b. appropriate orientation and location to maximise natural light penetration and natural cooling breezes, and c. high quality street furniture 8. Creates enclosure and definition to the public realm around, and in between buildings without creating areas for entrapment 9. Enhances connectivity to, and creates an appropriate interface with, public transport to maximise patronage 10. Provides acceptable gradients and ease of wayfinding to cater for a range of mobility needs 11. Provides comfortable vantage points to rest, socialise and observe surrounding activities including a durable hard and soft landscaping palette of sub-tropical street trees, landscaping and high-quality street furniture 12. Integrates public art
13. Allows for future advancements in information technology, and
14. Establishes a clear relationship between public open space and adjoining land uses through appropriate interface treatment to address issues of security and surveillance. Street and Movement network
Development delivers a high-quality and functional street and movement network which:
1. Has a clear hierarchy and is easy to navigate with a well-connected, safe, logical, As outlined above, the proposed application is for operational work permit. Therefore, the permeable and legible network of routes for all transport modes proposal does not include development which will deliver a street and movement 2. Creates a generous primary road network that provides for strong visual and network. However, the proposed works will not prejudice the facilitation of a street and physical connectivity into and through the PDA movement network in the future. A future development application for a residential 3. Delivers an active transport connection through the PDA to link into the broader and/or mixed-use development will be required to consider and address the relevant cycling network that: a. provides improved off-road connectivity to Park Road through the PDA, and
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b. does not compromise a potential future active transport connection to requirements of the street and movement network criteria and any associated PDA Venner Road through Yeronga State High School guidelines to deliver a high-quality design and built form outcome. 4. Considers the safety, amenity and function of Yeronga State High School including the existing vehicular access to the Yeronga State High School car park to the east of the PDA (refer Map 2) 5. Ensures streets deliver universal access to provide for the needs of all members of the community 6. Maximises public transport patronage by accentuating linkages from the PDA to public transport stops including Yeronga train station 7. Creates safe, welcoming, pleasant and character-rich streets and shared areas which prioritise the safety and experience of pedestrians and cyclists, and provide legible connections to key locations internal and external to the PDA 8. Ensures access to and egress from all entries, service areas and car parks: a. are safe, legible and logical b. do not adversely impact on the public realm including pedestrian and cycling infrastructure c. maximise co-location of servicing and parking openings, and d. do not adversely impact on the public road network internal and external to the PDA 9. Minimises conflict between pedestrians, cyclists and motor vehicles through appropriate design 10. Provides appropriate driveway crossovers, site access, vehicular circulation and servicing to meet the functional requirements of the PDA 11. Provides vehicular access from the internal road network with no direct vehicular access (including driveways) provided from Park Road to new development 12. Provides on-site car parking spaces that: a. consider peak parking demand b. meet the functional requirements of the PDA c. have regard to the impact on the efficiency of the road network, and d. minimise the impact on other premises and streets both internal and external to the PDA (for accepted quantitative measures to achieve this outcome refer to table 4) 13. Provides easily accessible, on-site bicycle parking spaces and end-of-trip facilities for residents, employees and visitors 14. Provides for a pedestrian footpath along the southern boundary of the open space area in the north of the PDA to allow for universal access and casual surveillance
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15. Ensures the safe and efficient operation of the road and active transport network internal and external to the PDA 16. Provides road network improvements (including public and active transport facilities) both internal and external to the PDA where required to facilitate access and movement to and from the PDA, and 17. Ensures wayfinding elements are incorporated to improve connectivity and pedestrian permeability in the PDA and the surrounding area. Environment and Sustainability
The design, siting and layout of development respects the environment and supports sustainable outcomes by:
1. Incorporating a diverse range of design elements that reduce the urban heat island As addressed throughout this report, the proposal will undertake remediation works on effect and promote urban greening such as green roofs, walls and deep planting of site which requires the clearing of vegetation, predominately concentrated in the northern mature trees portion of the land parcel. This is to ensure the facilitation of a safe and functional open 2. Minimising and mitigating impacts on significant vegetation after demonstrating space environment, which is appropriately cleared of contaminants ensuring no adverse avoidance is not reasonably possible impacts to the health and safety of visitors and future residents of Lot 3. This fulfils the 3. Retaining significant vegetation for street trees and feature trees in public realm obligation the owners of the land holding (The Minister of Economic Development) to areas where possible to promote biodiversity and provide landscaped buffers to remove contaminated soil and appropriately remediate the site. The proposal does not adjoining properties including Yeronga State High School prejudice the land to be developed for open space in the future. A future development 4. Promoting innovations in transport technology and alternative mobility including application for open space over Lot 4 will be required to consider and address the relevant consideration of car sharing, shared car parking, on-demand services and other requirements of the environmental and sustainability criteria and any associated PDA opportunities guidelines to deliver a design, siting and layout of development which respects the 5. Providing facilities to support the charging of electric vehicles including at least one environment and supports sustainable outcomes. Further, design that incorporates destination AC charger and the electrical capacity for basic AC charging for all non- elements of sustainability including recycling and efficient use of energy and water design visitor parking will be the subject of future development applications for the built form. This proposed is 6. Reducing waste generation and maximising recycling opportunities simply for a management subdivision and operational works.
7. Protecting water quality through the use of best practice integrated water cycle Importantly, the extent of vegetation clearing has been minimised through the extent of management and water sensitive urban design principles in buildings and the public earthworks (refer Appendix A), as avoidance is simply not possible due to the earthworks realm as well as achieving the water quality objectives for Moreton Bay waters, and required for decontamination of the site. Under this application it is not proposed to 8. Promoting innovative and efficient use of energy and water including urban remediate the area of vegetation clearing due to expected future development in line with agriculture, community gardens, energy efficient lighting, plant and equipment, the development scheme, however it is considered reasonable that EDQ include a smart technology, alternative energy generation, water recycling and stormwater development approval condition requiring that, in the event no development application management. for a material change of use has been submitted to EDQ within eighteen (18) months of this operational works permit being approved, that a plan for rehabilitation must be submitted for approval by EDQ and works carried out on site.
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Community safety and development constraints
The siting, design, construction and operation of development supports community safety and gives appropriate consideration to development constraints by:
1. Avoiding, to the greatest extent practicable, then managing or mitigating significant As outlined above, the proposed application is for operational works permit. A future adverse impacts from flooding including: development application for a residential and/or mixed-use development will be required a. providing for efficient and safe evacuation during defined flood events to consider and address the relevant requirements of the community safety and without unduly burdening the city’s counter-disaster response unit, development constraints criteria and any associated PDA guidelines to deliver a high- particularly for vulnerable uses and difficult to evacuate uses quality design and built form outcome. b. ensuring vulnerable uses are not located in areas where the risk from flooding is unacceptable or intolerable and cannot be mitigated c. providing for essential community infrastructure and critical services to remain functional during and immediately after an inundation event. Essential electrical services including substation equipment and switchboards must be located above the defined flood level d. ensuring development does not directly, indirectly or cumulatively increase the severity of flooding and potential for damage on the site or to other properties, and e. providing public realm surfaces which are durable and flood resilient where at risk of flooding 2. Managing or mitigating significant adverse impacts from overland flow including: As outlined above, the proposed application is for operational works permit. A future a. disposing of stormwater with regard to average recurrence intervals in a development application for a residential and/or mixed-use development will be required manner appropriate to the site, the adjacent buildings, the use of the public to consider and address the relevant requirements to mitigate overland flow impacts. realm and the severity of potential damage to property, loss of amenity, illness or injury that would result from the failure of the system b. designing the stormwater drainage system to comply with relevant quantity and quality standards and mitigate downstream impacts and impacts on the existing stormwater network c. ensuring development does not directly, indirectly or cumulatively increase the severity of overland flow and potential for damage on the site or to other properties, and d. ensuring the stormwater drainage system has regard to the safety of pedestrians and maintains pedestrian access during storm events, ensuring key pedestrian paths are not used for the conveyance of overland flow, and 3. avoiding, to the greatest extent practicable, then managing or mitigating significant adverse impacts: a. from air pollution and light nuisance
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b. from noise emissions on sensitive uses41, including those from transport noise corridors, and c. on the environment, amenity and accessibility during and after construction including acid sulfate soil erosion and siltation Service Infrastructure
The design and operation of development, including during construction, supports the efficient and effective delivery and operation of infrastructure by:
1. Where in the vicinity of rail transport infrastructure, not: The proposed lot configuration provides direct road frontage to a formed public road of a a. creating a safety hazard for users of rail transport infrastructure, by suitable hierarchy, thus promoting safety and efficiency of the network. Given the nature increasing the likelihood or frequency of loss of life or serious injury of the proposed development for the purpose of operational work to clear significant b. compromising the structural integrity of rail transport infrastructure and vegetation. This will ensure appropriate remediation of the PDA site area occurs. associated works within a state transport corridor or future state transport Therefore, no impact is expected on the safety or efficiency of the broader transport and corridor traffic network. Furthermore, a future development application for residential and/or c. resulting in a worsening of the physical condition or operating performance mixed – use development will be required to consider and address the relevant of rail transport infrastructure and associated transport networks requirements of the service infrastructure criteria and any associated PDA guidelines to d. compromising the state’s ability to construct, maintain or operate rail deliver a high – quality design and built form outcome and ensure the site is appropriately transport infrastructure within a state transport corridor or future state serviced by the necessary infrastructure. transport corridor, and e. exposing the public to significant adverse impacts resulting from environmental emissions generated by rail transport infrastructure 2. Ensuring existing and planned infrastructure is not adversely impacted
3. Providing infrastructure and services in a timely, orderly, integrated and coordinated manner to support urban uses and works 4. Ensuring infrastructure and services are available or capable of being made available including roads, public and active transport, water supply, sewerage, drainage, park network, community facilities, energy and telecommunications 5. Delivering appropriate fire hydrant infrastructure and unimpeded access for emergency service vehicles, and 6. Ensuring infrastructure and services are located and designed to maximise efficiency and ease of maintenance.
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5. KEY PLANNING CONSIDERATIONS
This section aims to rationalise the proposed development against integral that, in the event no development application for a material change of use has been planning outcomes and demonstrate how key aspects of the development submitted to EDQ within eighteen (18) months of this operational works permit being contribute to a desirable and effective planning outcome. approved, that a plan for rehabilitation must be submitted for approval by EDQ and works carried out on site.
5.1.1. VEGETATION REMOVAL
The remediation of site soils in the northern portion of the land parcel requires 5.1.2. STRUCTURE PLANNING the subsequent removal of multiple trees, in accordance with the Yeronga Tafe The structural elements plan for the PDA outlines a potential future active Vegetation Survey in Appendix B. The trees marked to be removed are growing transport connection along the eastern boundary of the northern portion of the in and around contaminated soil, to achieve the remediation objectives of the subject site. The proposal does not hinder or prejudice the future development site it is not feasible to retain or practically remove and replace all soil from of an active transport connection. around the trees. It is important to note, any future development application for parkland will provide a landscape concept plan, which includes the replanting of trees and landscape treatments.
An Arborist Report is included as part of the Yeronga Tafe Vegetation Survey in Appendix C.
Given the extent of earthworks required, it is impossible to avoid clearing of some vegetation in the northern portion, however under 2.5.5 of the Development Scheme, this extent has been minimised as far as practicable. It is considered reasonable that EDQ include a development approval condition requiring
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6. CONCLUSION & STATEMENT OF REASONS
In summary, this report supports the proposed management subdivision involving the Reconfiguration of a Lot 2 into 3 Lots and Operational Work for filling and excavation and clearing of significant vegetation over land at 70 Park Road, Yeronga (also described as Lot 3 on SP300888).
Through the assessment and consideration of the proposed development, the key conclusions have been determined as follows: ▪ The clearing of significant vegetation will facilitate the required remediation of the site and will allow for and not prejudice the future orderly development of the site in accordance with the Yeronga PDA Development scheme; ▪ The proposal meets the requirements of the Yeronga Development Scheme including the PDA Wide Criteria, PDA Guidelines; and ▪ The proposal is consistent with the vision of the Yeronga PDA by delivering interconnected and sustainable residential areas.
It is recommended council approve the proposed development subject to reasonable and relevant conditions
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