PLANNING REPORT
NO. 54232
Application for a Development Permit for a Reconfiguration of Lots by Staged Boundary Realignment (2 Lots into 2 Lots) and creation of an Access Easement involving land described as Lot 1 on RP902174, Lot 3 on RP115119 and Lot 12 on RP93363, situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour QLD 4560
Prepared on Behalf of: Knomul Super Pty Ltd
April 2016
Murray & Associates (Qld) Pty Ltd ACN 075 543 154 ABN 81 075 543 154 www.mursurv.com [email protected]
Contents
Contact Details ...... 4
1.0 Summary ...... 5
2.0 Introduction ...... 6
3.0 Characteristics of the Site and Surrounding Area ...... 7
3.1 Overview ...... 7
3.1.1 Location of the Subject Sites ...... 7
3.1.2 Current Registered Landowner’s ...... 8
3.1.3 Zoning Designation ...... 8
3.1.4 Surrounding Land Uses ...... 9
3.1.5 Shape, Size, Topography and Easements ...... 9
3.1.6 Built and Natural Site Features ...... 9
3.1.7 Access and Services ...... 10
4.0 Proposed Development ...... 11
4.1 Development Overview ...... 11
4.1.1 Proposed Allotment Areas ...... 12
4.1.2 Access ...... 12
4.1.3 Stormwater Management ...... 13
4.1.4 Services ...... 13
5.0 Local Planning ...... 15
5.1 Level of Assessment & Strategic Framework ...... 15
5.2 Relevant Codes ...... 15
5.3 Low Density Residential Zone Code ...... 15
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Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016
5.4 Overlays ...... 17
5.4.1 Native Vegetation ...... 18
5.4.2 Landslide Hazard and Steep Land ...... 18
6.0 State Planning ...... 20
6.1 Referral Agencies ...... 20
6.2 State Planning Policy ...... 20
7.0 Conclusions & Recommendations ...... 21
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Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016
Figures
Figure 1 – Locality Map Figure 2 – Zone Map
Appendices
Appendix A – Current Title Searches Appendix B – Survey Plans and SmartMap Appendix C – Plan of Development, Plan No. 54232 Appendix D – Code Assessment
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Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016
Contact Details
Murray & Associates (Qld) Pty Ltd Contact: Rebekah Hale Town Planning & Surveying Consultant Address: PO Box 246 Nambour Qld 4560
Phone: (07) 5441 2188 Fax: (07) 5441 2601 Email: [email protected]
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Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016
1.0 Summary
SITE DETAILS
28 Savilles Road, 3A Perlan Street & 23 Crescent Drive, Address Nambour QLD 4560
Real Property Lot 1 on RP802174, Lot 3 on RP115119 & Lot 12 on Description RP93363
Subject Land Area 8.201ha (Lot 1), 7967m2 (Lot 3) & 9401m2 (Lot 12)
Local Authority Sunshine Coast Regional Council
Lot 1 – William James Mulholland, Andrew Adam Mulholland & Janifer Diane Mulholland Current Registered Lot 3 – Donald Philip Cranwell & Lynette Marjorie Cranwell Landowner’s Lot 12 – Graham Harry Chapman & Joan Eleanor Chapman
SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATIONS
Land Use Category Urban Footprint
PLANNING SCHEME DESIGNATIONS
Planning Instrument Sunshine Coast Planning Scheme
Zone Map Zone Map ZM18
Zone Low Density Residential Zone
Local Plan Area Nambour Local Plan Area
APPLICATION DETAILS
Applicant Knomul Super Pty Ltd
Reconfiguration of Lots by Staged Boundary Realignment Proposal (2 Lots into 2 Lots) and creation of an Access Easement
Application Type Development Permit
Level of Assessment Code Assessment
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Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016
2.0 Introduction
Murray & Associates (Qld) Pty Ltd have been commissioned to prepare this Planning Report on behalf of Knomul Super Pty Ltd in support of an application for a Development Permit for a Reconfiguration of Lots by Staged Boundary Realignment (2 Lots into 2 Lots) and creation of an Access Easement involving land described as Lot 1 on RP802174, Lot 3 on RP115119 and Lot 12 on RP93363, situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour.
The Current Registered Landowner’s of the subject sites (refer to Appendix A for copies of the Current Title Searches) have provided written consent to the proposed development by signing the Individual Landowner’s Consent Forms which are attached to IDAS Form 1 – Application Details. IDAS Form 7 – Reconfiguring a Lot also accompanies this application.
The subject sites comprise a total combined area of 9.937ha and are included within the Low Density Residential Zone of the Nambour Local Plan Area, in accordance with Zone Map ZM18 of the Sunshine Coast Planning Scheme. As identified within Part 5 – Tables of Assessment, 5.6 Levels of Assessment – Reconfiguring a Lot of the Sunshine Coast Planning Scheme, the proposed development triggers Code Assessment.
The purpose of this Town Planning Report is to provide a detailed overview of the proposed development in relation to the characteristics of the subject site, the local area and the applicable local and state government planning regulations. In this regard, an assessment has been undertaken in relation to the applicable development and overlay codes of the Sunshine Coast Planning Scheme, and should be read in conjunction with the supporting information included within the Figures and Appendices of this report, as well as the attached IDAS forms.
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3.0 Characteristics of the Site and Surrounding Area
3.1 Overview
3.1.1 Location of the Subject Sites
The subject sites are situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour and are legally described as Lot 1 on RP802174, Lot 3 on RP115119 and Lot 12 on RP93363. The subject sites are located approximately 3 kilometres north west of the services and amenities provided by the Nambour Township including schools, recreational open space, the Nambour Hospital and the Train Line. Figure 1 below identifies the location of the subject site in relation to the surrounding area.
Subject sites
Figure 1 - Locality Map
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Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016
3.1.2 Current Registered Landowner’s
The Current Registered Landowners of the subject sites are outlined below, as confirmed by the Current Title Searches which are included within Appendix A of this report:
Lot 1 on RP802174 – William James Mulholland, Andrew Adam Mulholland and Janifer Diane Mulholland Lot 3 on RP115119 – Donald Philip Cranwell and Lynette Marjorie Cranwell Lot 12 on RP93363 – Graham Harry Chapman and Joan Eleanor Chapman
It is important to note that Lot 3 on RP115119 is consolidated with Lot 35 on RP109897 to the south, as displayed by the Current Title Search included within Appendix A. Part of this application seeks to separate these lots onto different titles, through the creation of a temporary access easement (Stage 1).
3.1.3 Zoning Designation
The subject sites are included within the Low Density Residential Zone of the Nambour Local Plan Area, in accordance with Zone Map ZM18 of the Sunshine Coast Planning Scheme. Figure 2 provides an extract of Zone Map ZM18, identifying the subject site in relation to surrounding allotments.
Subject sites
Figure 2 – Zoning Map
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Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016
3.1.4 Surrounding Land Uses
The subject properties are surrounded by allotments to the north, south, east and west which are likewise included within the Low Density Residential Zone and comprise single detached residential dwellings. A small portion of land located to the north of Lot 1 on RP802174 is located in the Environmental Management and Conservation Zone - Savilles Road Bushland Conservation Reserve.
3.1.5 Shape, Size, Topography and Easements
The subject sites are irregular in shape and comprise a total combined area of 9.937ha. For complete site dimensions, refer to Appendix B of this report for a copy of the Survey Plans and SmartMap. The subject sites comprise undulating topography which slopes towards the north east.
It is noted that the Lot 1 on RP802174 is encumbered by two (2) easements. Easement A on RP98745 traverses the western boundary in favour of Council for trunk infrastructure, whilst Easement F on RP802174 traverses the northern boundary for electricity purposes. Lot 3 on RP115119 and Lot 12 on RP93363 are also encumbered by Easements B & C on RP98745 in favour of Council for trunk infrastructure. Please refer to the Current Title Searches included within Appendix A and a copy of the Survey Plans included in Appendix B for the location and nature of the existing easements.
3.1.6 Built and Natural Site Features
Both Lot 1 on RP802174 and Lot 3 on RP115119 are currently structurally vacant and contain portions of native vegetation and open grassland area. Lot 12 on RP93363 contains an existing detached residential dwelling on the southern boundary facing Crescent Drive, whilst the remainder of the site to the north contains sparse vegetation and open grassland.
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3.1.7 Access and Services
Lot 1 comprises access via Jeanette Avenue to the east and Savilles Road to the West. Lot 3 is currently landlocked in its existing configuration and does not comprise of any available road frontage. The existing residential dwelling on the southern boundary of Lot 12 on RP93363 gains access via a sealed driveway extending from Crescent Drive to the south. It is noted that Jeanette Road, Savilles Road and Crescent Drive are all constructed to a suitable hardstand formation.
Whilst Lot 1 and Lot 3 are structurally vacant, the subject sites (including the existing dwelling within Lot 12) have access to all urban services including:
Reticulated water supply; Reticulated sewer network; Reticulated electricity supply; and Reticulated Telecommunications.
These services are able to be extended to service Lot 1 and Lot 3 in the future, should development be undertaken on site following approval of the proposed boundary realignment. Please note that there is a current approval over the subject sites for a Major Urban Subdivision (4 Lots into 61 Lots) (Ref: REC07/0007.03). As such, it is expected that when the sites are subdivided, these services will be available to all new allotments.
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4.0 Proposed Development
4.1 Development Overview
This application seeks approval for a Development Permit for a Reconfiguration of Lots by Staged Boundary Realignment (2 Lots into 2 Lots) and creation of an Access Easement involving land described as Lot 1 on RP802174, Lot 3 on RP115119 and Lot 12 on RP93363, situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour. Please note that Lot 1 is only involved as part of this application for the creation of an access easement during Stage 1 and Stage 2.
The Plan of Development, Plan No. 54232, prepared by Murray & Associates (Qld) Pty Ltd included within Appendix C of this report depicts the layout and staging of the proposed development.
The proposed boundary realignment will be established over two (2) stages. Stage 1 involves the creation of a temporary 5 metre wide access easement (Easement G) within Lot 1 on RP802174, which will extend from Jeanette Avenue to the east, to provide a lawful access arrangement for Lot 3 on RP115119, which is currently landlocked in its existing configuration. The creation of the temporary access Easement G will allow for Lot 3 on RP109897 and Lot 35 on RP109897 to be separately titled (unconsolidated). Please note that in order for titles to be unconsolidated with the Titles Office, a lawful point of access must be available to each allotment. As such, the purpose of Stage 1 is to allow for the solicitor for the current landowner’s of Lot 3 on RP109897 and Lot 35 on RP109897 to unconsolidated these titles, so that the applicant can purchase Lot 3. As such, the temporary access easement will not be constructed for the full length, as it will be partially extinguished as part of Stage 2 and its sole purpose is for an administrative process.
Stage 2 of the proposal seeks to realign the boundaries of Lot 3 and Lot 12. As a result, Lot 12 will contain the existing residential dwelling on a 1354m2 allotment and Lot 3 will comprise the balance land (1.602ha). As outlined above, Easement G will be extinguished and Easement H will be formally established within Lot 1 on RP802174 to provide a lawful point of access for proposed Lot 3 via Jeanette Avenue. Please note that Lot 1 is only involved as part of this application for the creation of access easements. In addition, please be aware that stage 2 of this application is generally in accordance with Stage 1a of the underlying subdivision approval which is still current over the subject allotments (Ref: REC07/0007.03).
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Overall, the proposed boundary realignment results in an improvement on the existing situation, by providing access to a landlocked parcel and produces a lot layout which is characteristic of the surrounding low density residential neighbourhood.
4.1.1 Proposed Allotment Areas
As outlined above, Lot 1 is only involved as part of this application for the creation of access easements and therefore the lot boundaries and area of Lot 1 will remain unchanged. Following approval of the proposed boundary realignment, the following areas will apply for Lot 3 and Lot 12:
Proposed Lot Number Area Road Frontage
Lot 3 1.602ha 5 metres (EMT)
Lot 12 1,354m2 19.111 metres
The proposed allotment sizes have been designed to fit with the surrounding amenity of the Nambour locality and comply with the applicable minimum lot size requirements specified in Table 9.4.4.3.2 of the Reconfiguring a Lot Code.
4.1.2 Access
As displayed by the Plan of Development, Plan No. 54232 included within Appendix C of this report, the proposed boundary realignment seeks to remedy the landlocked nature of Lot 3, by realign the existing lot boundaries between Lot 3 and Lot 12. As part of Stage 1, a temporary access easement (Easement G) will be created within Lot 1 on RP802174 from the cul-de-sac of Jeanette Avenue, to benefit Lot 3 on RP115119. This will allow Lot 3 on RP115119 and Lot 35 on RP109897 to be established on separate titles. Following Stage 1 (separation of titles), Stage 2 will involve a boundary realignment, whereby a portion of Lot 12 will be transferred to Lot 3 and the temporary access easement will be extinguished and replaced with Easement H. Easement H will also extend from Jeanette Avenue and but will only be 48 metres in length. The existing dwelling to be retained within Lot 12 will continue to gain access via the existing sealed access driveway extending from Crescent Drive to the south.
Both Jeanette Avenue and Crescent Drive are constructed to a suitable hardstand formation to cater for the proposed boundary realignment. In addition, Jeanette Avenue is a cul-de-sac, and therefore provides a safe and convenient ingress and egress access arrangement for proposed Lot 3 following the boundary realignment.
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Please note that Easement G will not be formally constructed, as the sole purpose of Easement G is for an administrative process with the Titles Office. In this regard, a lawful access arrangement for Lot 3 must be available, to allow this lot to be unconsolidated from Lot 35 on RP109897 and be established on a separate title.
It is acknowledged that Stage 2 may the construction of an access driveway Jeanette Avenue along the full length of Easement H to Proposed Lot 3. As there is an existing subdivision approval for 61 urban residential allotments over proposed Lot 3 and Lot 1 on RP802174, the applicant requests Council relax driveway conditions as part of this boundary realignment, as they are currently working with developers to push forward with the Operational Works design for the approved subdivision. As such, the applicant requests that Council allow a compact gravel driveway be the maximum standard of construction which is conditioned for the driveway along proposed Easement H. Any hardstand bitumen or concrete driveway constructed as part of this approval will need to be ripped up as part of the operational works stage for the 61 lot subdivision as it will impact the approved lot layout.
4.1.3 Stormwater Management
Given the large size of the subject allotments, all stormwater is able to be dispersed within the lot boundaries, without causing a nuisance to surrounding land uses. Given the simplistic nature of the proposal, which simply seeks to create an access easement for Lot 3, and rearrange the lot boundaries of Lot 3 and Lot 12, it is considered that the existing stormwater arrangement for the subject sites will not be impacted.
4.1.4 Services
As stated under Section 3.1.7, the existing dwelling located on Lot 12 currently comprises access and connection to all urban services including:
Reticulated water supply; Reticulated sewerage disposal; Reticulated electricity supply; and Reticulated Telecommunications.
Whilst Lot 1 and Lot 3 are currently structurally vacant, it is noted that these services can be extended to service any future development on these allotments. As the subject sites have a current approval for a major urban subdivision (4 Lots into 61 Lots) (Ref: REC07/0007.03), it would not be practical to extend underground electricity and telecommunications services to proposed Lot 3 along Easement H, as
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Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016
this infrastructure is likely to be ripped up as part of future operational works to facilitate the approved subdivision.
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5.0 Local Planning
5.1 Level of Assessment & Strategic Framework
As stated under Section 1.0 and Section 2.0 of this report, the proposed development is ‘Code Assessable’, as determined in accordance with Part 5 – Tables of Assessment, 5.6 Levels of Assessment – Reconfiguring a Lot of the Sunshine Coast Planning Scheme.
As the proposed development produces a subdivision which is deemed consistent with the Sunshine Coast Planning Scheme, an assessment of the proposal against the Strategic Framework is not considered necessary.
5.2 Relevant Codes
As identified within Part 5 – Tables of Assessment, 5.6 Levels of Assessment – Reconfiguring a Lot of the Sunshine Coast Planning Scheme, the following codes are applicable to this application:
Nambour Local Plan Code; Reconfiguring a Lot Code; Low Density Residential Zone Code; Transport and Parking Code.
An assessment of these codes has been prepared by Murray & Associates (QLD) Pty Ltd and is included in Appendix D of this report.
5.3 Low Density Residential Zone Code
The subject site is situated within the Low Density Residential Zone. The purpose and overall outcomes for the Low Density Residential Zone are as follows:
1) The purpose of the Low density residential zone code is to provide for predominantly low density, low rise residential activities on conventional sized urban residential lots. Whilst primarily intended to accommodate dwelling houses, dual occupancies may also be accommodated in appropriate locations along with other residential activities and small-scale services and facilities that cater for local residents.
2) The purpose of the Low density residential zone code will be achieved through the following overall outcomes:-
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a) development provides for an attractive, open and low density form of urban residential living; b) development provides for low density housing types, primarily in the form of dwelling houses; c) dual occupancies and limited other residential activities such as residential care facilities and retirement facilities may be established outside identified protected housing area where their scale and operation is compatible with, and does not detract from, the residential character and amenity of the zone; d) home based businesses that integrate work and family and are compatible with local residential amenity are also encouraged to establish in the zone; e) development may provide for limited other non-residential activities such as corner stores and child care centres which: i. directly support the day to day needs of the immediate residential community; ii. are of a small scale and low intensity; iii. are compatible with the local residential character and amenity of the area; iv. wherever possible, are co-located with other non-residential activities in the zone; v. are accessible to the population they serve and are located on the major road network rather than local residential streets; and vi. do not have a significant detrimental impact on the amenity of surrounding residents, having regard to hours of operation, generation of odours, noise, waste products, dust, traffic, electrical interference, lighting and visual impacts; f) development provides for an efficient pattern of land use and infrastructure that:- i. creates walkable and legible residential neighbourhoods that integrate with active transport networks and are well connected to activity centres, employment nodes, open space and recreational areas, community facilities and educational opportunities; ii. encourages public transport accessibility and use; and iii. maximises the efficient extension and safe operation of infrastructure; g) development is designed and located in a manner which makes a positive contribution to the streetscape and is sympathetic to the existing and intended scale and character of surrounding development; h) development incorporates a high level of residential amenity, personal health and safety, protection for property and appropriately meets the needs of people of all abilities; i) development for residential activities adjacent to rural land does not interfere with the existing or ongoing use of rural land for productive agricultural purposes; j) development is located, designed and operated to be responsive to the Sunshine Coast’s sub-tropical climate and minimises the consumption of energy and water; k) development avoids as far as practicable, or where avoidance is not practicable, minimises and otherwise mitigates, adverse impacts on ecologically important areas, including creeks, gullies, waterways, wetlands, coastal areas, habitats, vegetation through location, design, operation and management; l) development is designed and sited to sensitively response to the physical characteristics and constraints of land, including flooding, steep land, landslide hazard and bushfire hazard, where applicable; m) development is provided with the full range of urban services to support the needs of the community, including parks, roads and transport corridors, pedestrian and cycle paths, reticulated water and sewerage
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Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016
(where available or planned to be made available), stormwater drainage and electricity and telecommunications infrastructure; n) development does not adversely impact on the continued operation, viability and maintenance of existing infrastructure or compromise the future provision of planned infrastructure; and o) development provides for the following:- i. a use listed as a consistent use in column 1 of Table 6.2.1.2.1 (Consistent uses and potentially consistent uses in the Low density residential zone) to occur in the Low density residential zone; and ii. a use listed as potentially consistent use in column 2 of Table 6.2.1.2.1 to occur in the Low density residential zone only where further assessment has determined that the use is appropriate in the zone having regard to such matters as its location, nature, scale and intensity.
Comment: The proposed development produces a lot layout which is consistent with the surrounding low density residential neighbourhood and will not impact on the amenity of adjoining properties. Proposed Lot 12 will contain the existing residential dwelling and will be realigned to a size which is similar to adjoining properties along Crescent Drive and Perlan Street. Proposed Lot 3 is provided with a lawful point of access and is now suitable for establishing the approved 61 lot subdivision which is still current over the subject sites (Ref: REC07/0007.03). Please note that Lot 12 was realigned to the proposed configuration as part Stage 1a of the underlying subdivision approval. Now that this realignment has been applied for and Lot 3 will be unconsolidated from Lot 35, the applicant can therefore proceed forward with Operational Works plans for this subdivision.
In addition, the allotments can gain access to a full range of urban services including a reticulated supply of electricity, telecommunications, water supply and sewerage disposal. As discussed within Section 4.1.5, it would not be practical to extend all infrastructure to proposed Lot 3 as part of this realignment, as it is likely that the applicant will push forward with Operational Works plans for the approved subdivision, following completion of the boundary realignment.
5.4 Overlays
The subject site triggers the following overlays, as identified within Council’s Overlay Mapping:
Biodiversity, Waterways and Wetlands o Native Vegetation Area; Landslide Hazard and Steep Land o Slope ranging between 15-25% and greater;
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Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016
o Moderate Landslide Hazard.
Whilst it is acknowledged that these overlays are applicable to the subject sites, it is noted that the proposed boundary realignment is simplistic in nature and is therefore not considered to be negatively impacted by the abovementioned overlays. Accordingly, an extract of each triggered overlay and a comment is provided below. It is noted that the overlays applicable to Lot 1 on RP802174 have been excluded as the allotment will not be altered as a result of the proposal.
5.4.1 Native Vegetation
The subject site contains a small portion of native vegetation on the western boundary of Lot 3. As part of the proposed boundary realignment, this boundary will not be altered or relocated, and therefore it is considered that the proposal will not have any impact on the vegetation to the west, as per the Plan of Development, Plan No. 54232 attached within Appendix C. Therefore, it is considered that the proposal will not impact on this overlay.
5.4.2 Landslide Hazard and Steep Land
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The subject site is affected by a moderate landslide hazard and steep land ranging between 15-25% and greater. However, as the proposal simply seeks to undertake a boundary realignment and create an access easement to rectify the landlocked nature of Lot 3, it is considered that these overlays will not impact the proposal. Although proposed Lot 3 comprises steep land and landslide hazard, please note that this realignment needs to occur in order for the underlying subdivision to be established (Stage 1A of approved subdivision) (Ref: REC07/0007.03).
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6.0 State Planning
6.1 Referral Agencies
The Sustainable Planning Act 2009 and Sustainable Planning Regulation 2009 provide the legislative framework within Queensland for authorities (Local and State Government) to assess development applications. Matters that require assessment may be delegated to the State Assessment and Referral Agency (SARA).
Following a review of the SARA DA Mapping System, it is confirmed that the subject sites are located within the Urban Footprint and do not trigger any state matters of interest which may require referral to the SARA. As such, the proposal does not require referral to the SARA for assessment.
6.2 State Planning Policy
The State Planning Policy (SPP) outlines the Queensland Government’s policies regarding matters of state interest in land use planning and development. The SPP only applies to development assessment if the planning scheme has not yet appropriately integrated the SPP. If a discrepancy arises between a local planning scheme and a state planning policy, the state planning policy overrides the planning scheme. As outlined within Part 2 of the Sunshine Coast Planning Scheme, the SPP’s were adopted as part of the strategic planning phase of the new scheme. In light of the above, an assessment of the proposed development against the SPP is not required.
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7.0 Conclusions & Recommendations
This application provides justification for approval for a Development Permit for a Reconfiguration of Lots by Staged Boundary Realignment (2 Lots into 2 Lots) and creation of an Access Easement involving land described as Lot 1 on RP802174, Lot 3 on RP115119 and Lot 12 on RP93363, situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour on the following grounds:
The proposal is consistent with the purpose and overall outcomes for the Low Density Residential Zone;
The residential amenity of the Nambour locality and surrounding properties is not negatively impacted by this proposal;
The area of proposed Lot 12 is consistent with adjoining properties along Crescent Avenue and Perlan Street;
Proposed Lot 3 will be suitable for residential development, in accordance with the existing underlying approval for a major urban subdivision (4 Lots into 61 Lots) (Ref: REC07/0007.03);
The proposal results in an access point being established via Jeanette Avenue for Lot 3, which will rectify the existing landlocked nature of this parcel;
The existing vegetation on the western boundary of Lot 3 will remain unaffected as part of the proposal;
The access arrangement and services extending to the residential dwelling located on Lot 12 will not be affected by this proposal;
Both Jeanette Avenue and Crescent Drive are currently constructed to a suitable hardstand formation and provide a safe and convenient ingress and egress access arrangement;
The existing stormwater arrangement for the subject sites will not be impacted as a result of the proposal;
The proposal is clearly justified against the performance and acceptable outcomes of the applicable development and overlay codes under the Sunshine Coast Planning Scheme.
Therefore, it is recommended that Council issue a Development Permit for a Reconfiguration of Lots by Staged Boundary Realignment (2 Lots into 2 Lots) and creation of an Access Easement involving land described as Lot 1 on RP802174, Lot 3 on RP115119 and Lot 12 on RP93363, situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour.
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Appendix A
Current Title Searches
CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 21901393 Search Date: 25/09/2015 12:20 Title Reference: 18252031 Date Created: 13/01/1992
Previous Title: 16935189
REGISTERED OWNER Interest
Dealing No: 707189382 13/11/2003
WILLIAM JAMES MULHOLLAND 1/5 ANDREW ADAM MULHOLLAND 1/5 JANIFER DIANE MULHOLLAND 3/5
AS TENANTS IN COMMON
ESTATE AND LAND
Estate in Fee Simple
LOT 1 REGISTERED PLAN 802174 County of CANNING Parish of MAROOCHY Local Government: SUNSHINE COAST
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by Deed of Grant No. 10252023 (POR 21)
2. EASEMENT IN GROSS No 601272278 (D123103) 19/06/1964 BURDENING THE LAND TO COUNCIL OF THE SHIRE OF MAROOCHY OVER EASEMENT A ON RP98745
3. EASEMENT IN GROSS No 601272279 (K630126H) 09/05/1991 BURDENING THE LAND TO THE SOUTH EAST QUEENSLAND ELECTRICITY BOARD OVER EASEMENT F ON RP802174
4. TRANSFER No 703437594 07/07/1999 at 09:45 EASEMENT IN GROSS: 601272279 (K630126H) SOUTH EAST QUEENSLAND ELECTRICITY CORPORATION LIMITED A.C.N. 078 849 055
5. LOCAL GOVERNMENT AGREEMENT No 601272280 (K806857P) 15/10/1991 OVER LOTS 1 AND 2 ON RP802174 UNDER SECTION 4.17 OF THE LOCAL GOVERNMENT (PLANNING & ENVIRONMENT) ACT 1990
6. MORTGAGE No 713138962 25/03/2010 at 10:58 NATIONAL AUSTRALIA BANK LIMITED A.B.N. 12 004 044 937
ADMINISTRATIVE ADVICES - NIL
Page 1/2 CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 21901393 Search Date: 25/09/2015 12:20 Title Reference: 18252031 Date Created: 13/01/1992 UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2015] Requested By: D-ENQ GLOBAL X
Page 2/2
CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 21901369 Search Date: 25/09/2015 12:18 Title Reference: 15941030 Date Created: 22/11/1979
Previous Title: 14268220 14895202
REGISTERED OWNER
Dealing No: 705011644 03/09/2001
DONALD PHILIP CRANWELL LYNETTE MARJORIE CRANWELL JOINT TENANTS
ESTATE AND LAND
Estate in Fee Simple
LOT 35 REGISTERED PLAN 109897 County of CANNING Parish of MAROOCHY Local Government: SUNSHINE COAST LOT 3 REGISTERED PLAN 115119 County of CANNING Parish of MAROOCHY Local Government: SUNSHINE COAST
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by Deed of Grant No. 10252023 (POR 21)
2. EASEMENT IN GROSS No 601929503 (D28773) 19/07/1963 BURDENING THE LAND TO COUNCIL OF THE SHIRE OF MAROOCHY OVER EASEMENT B ON RP98745
ADMINISTRATIVE ADVICES - NIL UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - Yes 20/09/2001 705050928 Certificate No. 3
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2015] Requested By: D-ENQ GLOBAL X
Page 1/1
CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 21901385 Search Date: 25/09/2015 12:19 Title Reference: 13329181 Date Created: 20/09/1960
Previous Title: 13272108
REGISTERED OWNER
GRAHAM HARRY CHAPMAN JOAN ELEANOR CHAPMAN JOINT TENANTS
ESTATE AND LAND
Estate in Fee Simple
LOT 12 REGISTERED PLAN 93363 County of CANNING Parish of MAROOCHY Local Government: SUNSHINE COAST
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by Deed of Grant No. 10252023 (POR 21)
2. EASEMENT IN GROSS No 601733516 (D28771) 19/07/1963 BURDENING THE LAND TO COUNCIL OF THE SHIRE OF MAROOCHY OVER SUB C ON RP98745
3. MORTGAGE No 702657764 06/05/1998 at 15:21 NATIONAL AUSTRALIA BANK LIMITED A.C.N. 004 044 937
ADMINISTRATIVE ADVICES - NIL UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2015] Requested By: D-ENQ GLOBAL X
Page 1/1
Appendix B
Survey Plans and SmartMap
49 152°56'19".09639 40 41 152°56'30"42 152°56'31".666
26°37'06".376 4 26°37'06".376 1 2 RP188606 SP273404 RP802174 58 58 FH FH
FH 4 A 9.305ha RP 98745 14 RP151480 1.881ha 3 FH 42 K RP143819 RP151480 RP115119 874m² 15 4211m² RP151480 1 JEANETTE A FH J 24 ST RP RP 57 RP109897 864m² 143819 57 151480RP143819 2 16 FH 13 FH 12 RP151480 RP109897 8.201ha RP151480 FH H 964m² FH FH RP151480 1175m² RP 35 B FH 151480 RP109897 RP 17 FH 1133m² 98745 12 720m² RP151480 FH 749m² FH 4 7967m² 11 19 690m² 6 RP151480 1108m² RP109897 RP93363 18 RP151480 RP115119 FH 3 PERL FH RP151480 5 FH 868m² FH FH 10 1012m² RP96397 597m² 682m² 25 AN 6 RP151480 1290m² 3458m² FH FH RP109897 ST RP93363 7 886m² 21 20 FH 1062m² RP93363 8 9 RP151480 24 FH FH RP151480 FH RP151480 FH RP93363 9 RP93363 FH 682m² 10 FH 890m² 1024m² FH RP93363 903m² CRESCENT 22 56 FH 913m² RP93363 11 RP151480 56 FH C 8 749m² FH 913m² FH RP93363 RP RP151480 1597m² 26 9401m² 690m² 98745D A FH RP109897 MAS 23 29 913m² FH RP98745RP154924 28 FH 23 1136m² RP151480 RP151480 RP93363 913m² 7 FH RP151480 27 723m² RIVE 22 13 THO
D RP151480 690m² RP109897 RP93363 21 938m² FH FH CRESCEN B FH 24 FH FH RP93363 20 RP93363 RP C RP151480 647m² FH RP93363 1138m²
794m² FH FH 1549241301m² RP FH 1075m² ENT 19 29 FH T 33 151480 690m² 2 AB RP105712 C RP93363 18 DRI RP207512 6 802m² 736m² RPRP 1287m² 14 25 27 RP93363 FH 26 FH RP90466 688m² FH 224531224531 V RP151480 RP151480 30 FH 17 E RP93363 1071m² RP151480 FH FH FH RP97383 31 RP93363 FH FH 610m² 703m² CRES RP97383 32 665m² FH 16 34 607m² FH 764m² B 636m² 639m² RP97383 33 RP93363 RP207512 619m² FH RP RP97383 663m² FH FH 34 15 FH 151480A DA 650m² C FH RP97383 1 RP93363 RP151480 V 703m² 4 642m² RP 5 ID STREET 705 00 m RP98816 FH 1 1320m² 55 N 653m² 154924D 55 FH RP98816 RP151480 675m² RP138424 RP FH 3 680m² 4 154924 FH 3 2 1 FH F 8 675m² FH RP90467 RP151480 RP151480 RP151480 RP151480 RP 998m² RP69771 7 FH 2 FH FH FH FH NAMBOUR 733m² 1386m²883266 1 FH RP69771 1 857m² RP88429 799m² 651m² 628m² 603m² RP153961 794m² RP90914 2 41 FH FH 40 802m² MAPLETON RP188386 5 FH RP90914 4 FH RP188386 3 1 809m² AVE 794m² RP76988 4 FH RP96189 RD FH RP96189 RP203759 3 794m² FH 4 801m² FH RP69771 FH FH FH RP107323 RP69771 2 NAMBOUR 794m² FH 809m² G 809m² FH 51 CREST FH RP69771 1 956m² 809m² 1614m² L MAPLETON 1327m²RP 802m² 1 RP94888 FH RP69771 883265
26°37'19".716 728m² HIL 52 809m² RD 26°37'19".716 FH FH 9 RP94888 809m² RP132314 1014m² FH 802m² FH 1032m² 2034m²
152°56'19".096 152°56'30" 152°56'31".666 49 39 00m E 49 40 41 42
STANDARD MAP NUMBER 0 50 100 150 200 250 m 9444-11233 HORIZONTAL DATUM:GDA94 ZONE:56 SCALE 1 : 2500 SmartMap An External Product of MAP WINDOW POSITION & NEAREST LOCATION SmartMap Information Services SUBJECT PARCEL DESCRIPTION CLIENT SERVICE STANDARDS Based upon an extraction from the 152°56'25".381 Digital Cadastral Data Base 26°37'13".046 PRINTED (dd/mm/yyyy) 25/09/2015 BURNSIDE DCDB 1.39 KM Lot/Plan 12/RP93363 Area/Volume 9401m² DCDB 24/09/2015 Tenure FREEHOLD Local Government SUNSHINE COAST REGIONAL Locality NAMBOUR Users of the information recorded in this document (the Information) accept all responsibility and risk associated with the use of the Information and should seek independent professional advice in Parish MAROOCHY relation to dealings with property. County CANNING Segment/Parcel 30624/46 Despite Department of Natural Resources and Mines(DNRM)'s best efforts, DNRM makes no representations or warranties in relation to the Information, and, to the extent permitted by law, exclude or limit all warranties relating to correctness, accuracy, reliability, completeness or currency and all liability for any direct, indirect and consequential costs, losses, damages and expenses incurred in any way (including but not limited to that arising from negligence) in connection with any use of or reliance on the Information (c) The State of Queensland, (Department of Natural GDA For further information on SmartMap products visit http://nrw.qld.gov.au/property/mapping/blinmap Resources and Mines) 2015.
Appendix C
Plan of Development, Plan No. 54232
Prepared by Murray & Associates (Qld) Pty Ltd
Appendix D
Code Assessment
Prepared by Murray & Associates (QLD) Pty Ltd
NAMBOUR LOCAL AREA PLAN CODE
Application for a Development Permit for a Reconfiguration of Lots by Staged Boundary Realignment (2 Lots into 2 Lots) and creation of an Access Easement involving land described as Lot 1 on RP802174, Lot 3 on RP115119 and Lot 12 on RP93363, situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour QLD 4560.
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT DEVELOPENT IN THE NAMBOUR LOCAL PLAN AREA GENERALLY (ALL ZONES) PO1 Development provides for visually interesting AO1 No acceptable outcome provided. Not applicable building elements which:- (a) respond to and respect the traditional streetscape and architectural character of Nambour in terms of scale, siting, form, composition and use of materials; and (b) facilitate high levels of pedestrian comfort, meaningful architectural expression and interesting urban forms.
PO2 Development provides for the retention and AO2.1 Development provides for the retention of Complies. enhancement of key landscape elements old stone retaining walls, historical including historical landmarks, significant landmarks, memorials and monuments. The proposed development seeks approval for a boundary views and vistas, existing character trees and realignment between Lot 3 and Lot 12 and the creation of an areas of significant vegetation contributing to AO2.2 Development protects and emphasises, access easement within Lot 1 on RP802174 to benefit Lot 3, the character, setting and sense of place of and does not intrude upon, important which is currently landlocked. Refer to the Plan of Proposal, Plan Nambour. view lines to the Blackall Range and other No. 54232 attached in Appendix C. views to surrounding rural and natural areas where identified on Figure 7.2.26A As such, given the simplistic nature of the proposal, existing (Nambour local plan elements). natural site features will be retained.
AO2.3 Development retains and protects existing The site does not contain any old stone retaining walls, mature trees and character vegetation historical landmarks, memorials or monuments. contributing to the vegetated backdrop setting and streetscape character of the local plan area including:- (a) riparian vegetation adjacent to Petrie Creek, Paynter Creek, Whalleys Creek, Tuckers Creek and tributaries; (b) remnant vegetation along ridgelines and on prominent hillsides and escarpments framing the town; and (c) other character vegetation identified on Figure 7.2.26A (Nambour local plan elements).
Note—in some circumstances, the eradication of weed species and planting of locally native species that make a comparable contribution to local character may also satisfy the Acceptable Outcome. PO3 Development provides for the retention and AO3 No acceptable outcome provided Not applicable. possible future operation of the former sugar cane train railway along the Mill The subject sites are not within the vicinity of the former sugar Street/Howard Street route between the cane mill. former mill site and the former marshalling yards off Howard Street for the purpose of tourism, transportation, connectivity and retention of heritage values. PO4 Development contributes to the establishment AO4.1 Development adjacent to a primary Not applicable. of attractive gateways and streetscapes, to streetscape treatment area or identified enhance the contemporary rural town gateway/entry point on Figure 7.2.26A The subject sites are not adjacent to a primary streetscape character of and sense of entry and arrival to (Nambour local plan elements) treatment areas or the gateway/entry point of Nambour Nambour. incorporates architectural and landscape Connection Road or Panorama Drive. treatments and other design elements which enhance the sense of arrival to the town and emphasise corner sites and locations.
A04.2 Development adjacent to the gateway/entry point on Nambour Connection Road at Panorama Drive, identified on Figure 7.2.22A (Nambour local plan elements) provides for the retention and enhancement of significant views and maintains the dominance of natural features over built features in order to maintain the natural character of this gateway/entry point.
AO4.3 Development provides for streetscape improvements which complement existing or proposed streetscape works in the local area to ensure continuity of streetscapes and landscape design.
Note—Section 9.4.2 (Landscape code) sets out requirements for streetscape landscapes including entry statement landscapes.
Note—a landscape master plan may provide further guidance regarding particular streetscape treatments in a local plan area.
Note—streetscape materials and palettes can be referenced from the Council’s Infrastructure and Guideline Standards for each centre as required. PO5 Development on land with frontage to Petrie AO5 No acceptable outcome provided. Complies. Creek, Paynter Creek, Whalleys Creek and Tuckers Creek or on land otherwise identified Editor’s Note – Section 8.2.3 (Biodiversity, Lot 1 on RP802174 contains a small portion of land on the as a local ecological linkage on Figure 7.2.22A waterways and wetlands overlay code) sets out northern boundary which is identified as an ‘ecological linkage’ (Nambour local plan elements) facilitates the requirements for the provision of ecological on Figure 7.2.22A. However, as the proposed boundary linkages. provision of the local ecological linkage. realignment is between Lot 3 and Lot 12, and the proposed access easement is located to the east, the ecological area will not be affected or disturbed by the proposed development. PO6 Development protects prominent hillsides, AO6 No acceptable outcome provided. Complies. ridgelines and escarpments in the local plan area through sensitive and innovative lot The proposed boundary realignment and access easement will layouts and building siting and design. not impact on existing natural site features. PO7 Development improves local connectivity AO7 No acceptable outcome provided. Not applicable. by providing pedestrian and cycle connections to and between key destinations including, There are currently no existing pedestrian footpaths or cycle but not limited to, those connections connections on Savilles Road, Jeanette Avenue or Crescent identified conceptually on Figure 7.2.22A Drive. (Nambour local plan elements)
PO8 Development does not compromise the AO8 No acceptable outcome provided. Not applicable. provision and operation of transport networks, including the proposed realignment and duplication of the North Coast Rail Line. DEVELOPMENT IN THE MAJOR CENTRE ZONE GENERALLY PO9 Development in the Major centre zone AO9 No acceptable outcome provided. Not applicable. provides large scale and mixed uses that:- (a) support Nambour’s role and function as The subject sites are not located in the Major Centre Zone. the dominant Major Regional Activity Centre for the central Sunshine Coast hinterland, subservient only to the Maroochydore Principal Regional Activity Centre; and (b) provide a wide range of higher order goods and services to Nambour’s resident population and surrounding areas, including Woombye, Palmwoods, Montville, Mapleton and Yandina. PO10 Development in the Major centre zone:- AO10 Development in the Major centre zone:- Not applicable. (a) is sympathetic to and reinforces the rural (a) respects the layout, scale and character and heritage values of character of development on The subject sites are not located in the Major Centre Zone. Nambour; adjoining sites; (b) provides a walkable town centre which (b) provides for primary active street includes a permeable street network, frontages, built to the front wide tree lined footpaths and continuous boundary, where identified on Figure weather protection for pedestrians along 7.2.26A (Nambour local plan active or semi-active streetfront areas; elements) (c) creates vibrant and active streets and (c) provides for adaptive reuse, with public spaces; limited modification, of heritage (d) maximises the physical and visual places or character buildings that is accessibility to Nambour’s transit hub; sympathetic to the inherent character and of the building and the Nambour (e) provides integrated and functional car town centre context; parking and access arrangements that do (d) provides for vertical and horizontal not dominate the street. building elements created through the visible expression of building design elements such as columns, doors and doorways, windows, awnings, screens, shade structures, low relief decorative elements, parapet details and shadow lines; (e) incorporates variety in storey height, recessed upper levels, single and double storey colonnades and recesses for balconies and verandahs such that long unbroken blank wall planes with repetitive elements and continuous roof lines are avoided; (f) provides for buildings with frontage to Currie Street to incorporate:- i) vertical building proportions that divide the building elevation into three (3) or more major vertical parts for every 20 metres of street frontage as identified on Figure 7.2.26B (Elevation showing typical vertical proportions along part of Currie Street); ii) roof forms designed to diminish the visual impact of large floor plate buildings and large flat roof forms by articulated roof designs (pitched or sloped) with multiple ridge lines and incorporating articulated upper facades as identified on Figure 7.2.26C (Articulated and ‘fine grain’ skyline); iii) understated colour schemes and low-reflective roofing and cladding materials; (g) ensures that signage is integrated with the building; (h) includes provision of landscaping, shaded seating and consistent and simple paving materials on footpaths; (i) provides all weather protection along primary or secondary active street frontages in the form of continuous cantilevered awnings an/or lightweight verandah structures with no load bearing posts over footpath areas in conjunction with mature or semi-mature shade trees planted along the site frontage; (j) provides for the continuation of existing laneways and pedestrian and cycle linkages where identified on Figure 7.2.26A (Nambour local plan elements); and (k) provides for on-site car parking at the rear or below ground level of the development. PO11 Development in the Major centre zone AO11 No acceptable outcome provided. Not applicable. facilitates pedestrian movement and connectivity by providing pedestrian through- The subject sites are not located in the Major Centre Zone. block links that:- (a) are located to connect key activity nodes, including the Nambour transit hub, and pedestrian crossings of streets; (b) provide a safe alternative to the street- based movement network; and (c) provide a comfortable pedestrian environment in terms of access, width, shelter, materials and function DEVELOPMENT IN THE MAJOR CENTRE ZONE IN PRECINCT NAM LPP-1 (NAMBOUR HOSPITALITY AREA) AND PRECINCT NAM LPP-2 (FORMER MILL SITE AND HOSPITALITY AREA) PO12 Development in Precinct NAM LPP-1 AO12 No acceptable outcome provided. Not applicable. (Nambour Hospitality Area) and NAM LPP-2 (Former Mill Site and Hospitality Area) The subject sites are not located in the Major Centre Zone in identified on Local Plan Map LPM18 provides Precinct NAM LPP-1 or NAM LPP-2. for a range of entertainment/catering business uses and other business uses including food and drink outlets, function facilities, bars, hotels and nightclub entertainment facilities that may operate after hours and include live music which creates a vibrant atmosphere. DEVELOPMENT IN THE MAJOR CENTRE ZONE IN PRECINCT NAM LPP-2 (FORMERT MILL SITE AND HOSPITALITY AREA) PO13 Development in Precinct NAM LPP-2 (Former AO13 No acceptable outcome provided. Not applicable. Mill Site and Hospitality Area) identified on Local Plan Map LPM18 provides for a The subject sites are not located in the Major Centre Zone in proportional share of the total commercial Precinct NAM LPP-1 or NAM LPP-2. business and retail business floor space for the Nambour town centre through the establishment of only one full line supermarket or discount department store, with a gross leasable floor area not exceeding 4,000m2. PO14 Development in Precinct NAM LPP-2 (Former AO14 No acceptable outcome provided. Not applicable. Mill Site and Hospitality Area) provides for any large floor plate retail use to be located The subject sites are not located in the Major Centre Zone in to the north of the Bury Street extension and Precinct NAM LPP-1 or NAM LPP-2. on the western side of the Mill Lane extension identified on Figure 7.2.22A (Nambour local plan elements) PO15 Development in Precinct NAM LPP-2 (Former AO15 Development in Precinct NAM LPP-2 Not applicable. Mill Site and Hospitality Area):- (Former Mill Site and Hospitality Area) is (a) provides for the establishment of an provided in a main street configuration The subject sites are not located in the Major Centre Zone in outwardly focused, active main street and ensures that:- Precinct NAM LPP-1 or NAM LPP-2. format; and (a) any large floor plate retail use is (b) visually and physically integrated separated from the street by with the established town centre of sleeving; Nambour and the State Heritage- (b) sleeving comprises active retail listed Mill Houses. business uses or catering business uses located at ground level with residential uses and commercial business uses located on upper building levels; (c) sleeving extends to the Bury Street and Mill Street boundaries and is provided adjacent to the Mill House Courtyard; (d) a civic space (mini plaza) is provided opposite the Mill House Courtyard; (e) site interpretative features, such as public artwork, are provided; and (f) service lanes and loading bays are appropriately screened and are located adjacent to the rail line corridor in areas of least visibility. PO16 Development in Precinct NAM LPP-2 (Former AO16 No acceptable outcome provided. Not applicable. Mill Site and Hospitality Area) provides a functional and permeable street network The subject sites are not located in the Major Centre Zone in that:- Precinct NAM LPP-1 or NAM LPP-2. (a) is integrated with the street network in the Nambour Town Centre; (b) is in the configuration identified on Figure 7.2.22A (Nambour local plan elements); and (c) incorporates the following road network and intersection improvements:- i) the widening and extension of Mill Lane to connect to Mill Street adjacent to the Mill Houses; ii) (ii) the extension of Bury Street into the Former Mill Site; iii) (iii) the extension of Mitchell Street into the Former Mill Site; iv) (iv) intersections upgraded at Mill Street/Mill Lane and Mitchell Street/Mill Lane; and v) (v) a new intersection located at the Bury Street and new Mill Lane extension. PO17 Development in Precinct NAM LPP-2 (Former AO17 Development in Precinct NAM LPP-2 Not applicable. Mill Site and Hospitality Area) ensures that (Former Mill Site and Hospitality Area) the State heritage listed Mill provides for the establishment of a ‘Mill The subject sites are not located in the Major Centre Zone in Houses:- Houses Courtyard’ that:- Precinct NAM LPP-1 or NAM LPP-2. (a) are sensitively reused for a range of (a) is in the location identified on Figure business, community and cultural (b) 7.2.22A (Nambour local plan activities; and elements); (b) form part of a courtyard setting for (c) is designed and constructed in passive recreation and social interaction accordance with a detailed master as part of the overall redevelopment of plan; and provides for the following:- the Former Mill Site. i) adaptive reuse of the buildings for a range of business and community activities that are sympathetic with cultural heritage values; ii) soft and hard landscaped surfaces that provide a public ‘courtyard’ as an outdoor focus for the activities in the Mill Houses; iii) retention of mature vegetation; iv) shelter over the space that includes a mix of vegetation and roofed structures; v) reinforced pedestrian connections to the commercial activities in the Nambour Town Centre; vi) public art works and signage elements that celebrate the Mill Houses’ heritage values; vii) public accessibility at all times; viii) clear sight lines and visibility corridors to the Mill Houses; and ix) compliance with disability access and CPTED principles and standards PO18 Development in Precinct NAM LPP-2 (Former AO18 No acceptable outcome provided. Not applicable. Mill Site and Hospitality Area) on or adjacent to the ‘Mill House Courtyard’:- The subject sites are not located in the Major Centre Zone in (a) clearly displays its physical relationship to Precinct NAM LPP-1 or NAM LPP-2. the Mill Houses and the Mill Houses Courtyard; and (b) enhances the heritage values associated with the Mill House Courtyard through its use, form and function DEVELOPMENT IN THE MAJOR CENTRE ZONE IN PRECINCT NAM LPP-3 (TOWN CENTRE FRAME) PO19 Development in the Major centre zone in AO19 No acceptable outcome provided. Not applicable. Precinct NAM LPP-3 (Town Centre Frame) identified on Local Plan Map LPM18 provides The subject sites are not located in the Major Centre Zone in for:- Precinct NAM LPP-3. (a) mixed use development that incorporates medium to high density residential uses; (b) a range of commercial and entertainment/catering business uses; (c) retail business uses at a scale and intensity less than in other parts of the Major centre zone; (d) showrooms; and (e) low intensity and small scale industry uses, provided that there are no adverse amenity impacts on surrounding uses. PO20 Development in the Major centre zone in AO20 No acceptable outcome provided Not applicable. Precinct NAM LPP-3 (Town Centre Frame) identified on Local Plan Map LPM18 provides The subject sites are not located in the Major Centre Zone in for:- Precinct NAM LPP-3. a) a use listed as a consistent use in Column 1 of Table 7.2.22.4.2 (Nambour local plan supplementary table of consistent uses and potentially consistent uses in the Major centre zone) to occur in the precinct; and b) a use listed as a potentially consistent use in Column 2 of Table 7.2.22.4.2 to occur in the precinct only where further assessment has determined that the use is appropriate in the precinct having regard to such matters as its location, nature, scale and intensity.
Note—a use not listed in Table 7.2.22.4.2 is an inconsistent use and is not intended to occur in the Major centre zone in Precinct NAM LPP-3.
Note—consistent and potentially consistent uses for other areas within the Major centre zone at Nambour are identified in Part 6(Zone codes) in Table 6.2.6.2.1 (Consistent uses and potentially consistent uses in the Major centre zone). PO21 Development in that part of Precinct NAM AO21 No acceptable outcome provided Not applicable. LPP-3 (Town Centre Frame) centred on Price Street:- The subject sites are not located in the Major Centre Zone in (a) maximises the physical and visual Precinct NAM LPP-3. accessibility to the transit hub and town centre core retail area; and (b) does not inhibit, prevent or delay the provision and delivery of the North Coast Rail Line corridor upgrade and transit hub. DEVELOPMENT IN THE LOCAL CENTRE ZONE IN PRECINCT NAM LPP-4 (NAMBOUR HEALTH HUB) PO22 Development in the Local centre zone in AO22 No acceptable outcome provided Not applicable. Precinct NAM LPP-4 (Nambour Health Hub) identified on Local Plan Precinct Map LPM18:- The subject sites are not located in the Major Centre Zone in (a) contributes to the creation of a cluster of Precinct NAM LPP-4. health-related business uses which complement the nearby hospital uses; (b) provides for a limited range of other business and community activities which provide a service to the health-related uses and residential uses in the immediate area; and (c) (c) has an intensity and scale which does not detract from the role and function of the Nambour Town Centre as the key focus for office and retail activities. PO23 Development in the Local centre zone in AO23 No acceptable outcome provided Not applicable. Precinct NAM LPP-4 (Nambour Health Hub) identified on Local Plan Map LPM18 provides The subject site are not located in the Major Centre Zone in for:- Precinct NAM LPP-4. (a) a use listed as a consistent use in Column 1 of Table 7.2.22.4.3 (Nambour local plan supplementary table of consistent uses and potentially consistent uses in the Local centre zone) to occur in the precinct; and (b) a use listed as a potentially consistent use in Column 2 of Table 7.2.22.4.3 to occur in the precinct only where further assessment has determined that the use is appropriate in the precinct having regard to such matters as its location, nature, scale and intensity.
Note—a use not listed in Table 7.2.22.4.3 is an inconsistent use and is not intended tooccur in the Local centre zone in Precinct NAM LPP-4.
Note—consistent and potentially consistent uses for other areas within the Local centre zone at Nambour are identified in Part 6 (Zone codes) in Table 6.2.8.2.1 (Consistent uses and potentially consistent uses in the Local Centre Zone). PO24 Development in the Local centre zone in AO24.1 Development provides for the retention Not applicable. Precinct NAM LPP-4 (Nambour Health Hub):- and adaptive re-use of existing residential (a) is sympathetic to the traditional built buildings, with limited external The subject sites are not located in the Major Centre Zone in form and streetscape character of modification. Precinct NAM LPP-4. residential development and identified character areas in the locality; OR (b) provides an attractive streetfront address; AO24.2 New buildings are sited and designed to (c) provides a high level of accessibility and be of an appearance and scale that is permeability for pedestrians; and sympathetic to existing residential (d) provides an integrated approach to the development in the locality. provision of on-site car parking and the management of car parking demand in a AO24.3 Development provides for business uses manner which does not dominate the to address the street with attractive street. buildings and landscaping established along frontages to Blackall Terrace, Nambour-Mapleton Road, and Hospital Road.
AO24.4 Development provides for safe, efficient and legible pedestrian access to the hospitals and associated medical and related uses in the locality.
AO24.5 Development provides for on-site car parking areas to be located behind, under or at one side of buildings such that parking areas do not dominate the street or interfere with the continuity of the streetscape.
AO24.6 Development is undertaken in accordance with a car parking and public transport management plan which identifies how the operational needs of the development are to be met through a combination of travel modes such that there is a reduction in demand for on-site car parking.
AO24.7 Where located in a character area identified on a Heritage and character areas overlay map, development provides for shared access driveways between sites where there is restricted access within one site to gain rear access. DEVELOPMENT IN THE MEDIUM DENSITY RESIDENTIAL ZONE PO25 Development in the Medium density AO25 Development in the Medium density Not applicable. residential zone:- residential zone:- (a) provides for the establishment of (a) provides buildings which have the The subject sites are not located in the Medium Density medium density housing compatible with appearance of one or more individual Residential Zone. a rural town setting; buildings on the site with each (b) is sympathetic to and respects the building being of a dwelling house character of established residential areas scale; and identified character areas; (b) where located within an identified (c) is of a domestic scale that does not character area identified on a dominate the streetscape and is Heritage and character areas overlay compatible with surrounding map:- development; i) provides for the retention and (d) provides for building form that reflects adaptive re-use of existing the traditional Queensland style; residential buildings with limited (e) contributes positively to local streetscape external modification; character; ii) provides for shared access (f) provides for generous open space to be driveways between sites where maintained between buildings to there is restricted access within preserve a predominately open feel; one site to gain rear access; (g) provides for on-site car parking to be (c) provides for building form which located and designed such that it does reflects the traditional Queensland not dominate the streetscape; and style with the use of timber, pitched (h) avoids constrained land. roofs, roof overhangs, prominent entry treatments, subdued colours and non-reflective materials; (d) incorporates verandah to at least 40% of the front facade length; (e) provides good pedestrian and cycle connectivity to the town centre; (f) provides for on-site car parking to be located at the rear of buildings and separated into discrete areas so that it does not dominate the streetscape; and (g) avoids land subject to constraints. DEVELOPMENT IN THE LOW DENSITY RESIDENTIAL ZONE PO26 Reconfiguring a lot within the Low density AO26 Reconfiguring a lot in the Low density Complies. residential zone:- residential zone:- (a) is designed to sensitively respond to site (a) provides for a subdivision layout The proposed development seeks approval for a staged (2 characteristics and avoids significant which minimises the extent of cut stages) boundary realignment and the creation of an access scarring of the landscape; and fill required to accommodate new easement. (b) is compatible with the predominant lots and roads; landscape character of its location and (b) avoids or minimises vegetation Refer to the Plan of Proposal, Plan No. 54232 prepared by setting; and clearing; Murray & Associates (Qld) Pty Ltd included within Appendix C (c) provides for an interconnected system of (c) provides street trees and landscaping of this report, which depicts the layout and staging of the local roads, pedestrian, cycle and open which complements nearby bushland, proposed development. space links with adjoining land. contributing to the re-forestation of the hillsides and riparian corridors Overall, the proposed boundary realignment results in a logical and softening the visual impact of lot layout which integrates into the existing neighbourhood, urban development; and whilst creating a suitable access point for Lot 3 which is (d) incorporates an interconnected currently landlocked in its existing configuration. In addition, internal road system, pedestrian, the existing dwelling within Lot 12 will still retain use of the cycle and open space links including sealed access driveway extending from Crescent Drive. where identified on Figure 7.2.26A (Nambour local plan elements). DEVELOPMENT IN THE EMERGING COMMUNITY ZONE PO27 Development in the Emerging community AO27 No acceptable outcome provided. Not applicable. zone contributes to the creation of high quality, attractive, environmentally The subject sites are not located in the Emerging Community responsible and sustainable residential Zone. neighbourhoods which:- (a) are designed to sensitively respond to site characteristics and avoids significant scarring of the landscape (b) are integrated with and connect to established residential development to the north and the east; (c) have legible and permeable local street systems and movement networks; (d) provide for the coordinated provision of infrastructure; and (e) retain, enhance and connect native vegetation areas and other ecologically important areas. PO28 Development in the Emerging community AO28 No acceptable outcome provided. Not applicable. zone provides for the establishment of a mix of land uses and housing types at a scale and The subject sites are not located in the Emerging Community intensity and in a configuration that is Zone. sympathetic to the character and amenity of established residential neighbourhoods.
RECONFIGURING A LOT CODE
Application for a Development Permit for a Reconfiguration of Lots by Staged Boundary Realignment (2 Lots into 2 Lots) and creation of an Access Easement involving land described as Lot 1 on RP802174, Lot 3 on RP115119 and Lot 12 on RP93363, situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour QLD 4560.
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT LOT LAYOUT AND SITE RESPONSIVE DESIGN PO1 Development provides for a lot layout and AO1 No acceptable outcome provided. Complies. configuration of roads and other transport corridors that avoids land subject to natural Note—the following parts of the planning The proposed development seeks approval for a staged (2 hazards and is responsive to:- scheme include elements required to be stages) boundary realignment and creation of an access (a) the setting of the site within an urban addressed by a development application for easement. reconfiguring a lot:- or non-urban context; (a) Part 7 (Local plan codes), which identifies (b) any natural environmental values or local planning requirements for local plan areas; Overall, the proposed boundary realignment results in a logical hazards present on, or adjoining the (b) Part 8 (Overlays), which identifies lot layout which integrates into the existing neighbourhood, site; development constraints and valuable whilst creating a suitable access point for Lot 3 which is (c) any places of cultural heritage resources; and currently landlocked in its existing configuration. In addition, significance or character areas present (c) Part 10 (Other plans), which identifies the existing dwelling within Lot 12 will still retain use of the on, or adjoining the site; structure planning and other requirements for sealed access driveway extending from Crescent Drive. declared master plan areas. (d) any important landmarks, views, vistas or other areas of high scenic quality Note—the Council may require submission of a The Plan of Development, Plan No. 54232, prepared by Murray present on, or able to be viewed from, local area structure plan for a site exceeding 10 & Associates (Qld) Pty Ltd is included within Appendix C of this the site; hectares in area, or a development involving report, and depicts the layout and design of the proposed (e) any natural economic resources the creation of 50 or more new lots, so as to development. present on, adjoining or near the site; demonstrate compliance with Performance and Outcome PO1. (f) Sub-tropical and sustainable design in terms of the orientation of lots, the provision of water cycle infrastructure and the incorporation of landscapes that are complementary to existing native vegetation within the subdivision. LOT LAYOUT AND NEIGHBOURHOOD/ESTATE DESIGN PO2 Development provides for a lot layout, land AO2 No acceptable outcome provided. Complies. use and infrastructure configuration that:- (a) provides for an efficient land use Note–the Council may require submission of a The proposed boundary realignment will allow for a more pattern; local area structure plan for a site exceeding 10 efficient land use pattern, whereby Lot 3 will be able to gain (b) effectively connects and integrates the hectares in area, or a development involving access to the wider road network via the creation of an access the creation of 50 or more new lots, so as to site with existing or planned demonstrate compliance with Performance easement to Jeanette Avenue. In addition, proposed Lot 12 will development on adjoining sites; Outcome PO2. be reduced in size, which is similar to the adjoining low density (c) provides for the efficient movement of residential allotments in the neighbourhood, and will continue to pedestrians, cyclists, public transport gain access via Crescent Drive to the south. and private motor vehicles, in that order of priority; (d) provides for moderate and large size developments to have multiple access points; (e) creates legible and interconnected movement and open space networks; (f) provides defined edges to public open space by the alignment of a new road and avoids direct interface between freehold lots and public open space; (g) promotes a sense of community identity and belonging; (h) provides for a high level of amenity, having regard to potential noise, dust, odour and lighting nuisance sources; (i) accommodates and provides for the efficient and timely delivery of infrastructure appropriate to the site’s context and setting; (j) avoids the use of culs-de-sac; (k) maximises the number of lots that have exposure to favourable solar orientation for future dwellings; (l) avoids the sporadic or out-of-sequence creation of lots; and (m) protects and enhances ecologically important areas and provides for the clustering of lots into cleared areas. SIZE AND DIMENSIONS OF LOTS PO3 Development provides for the size, AO3.1 Except where otherwise specified in a Complies. dimensions and orientation of lots to:- structure plan or local plan code, a lot (a) be appropriate for their intended use in complies with the minimum lot size The proposed allotment sizes comply with the applicable accordance with the intent of the specified in Column 2 of Table 9.4.4.3.2 minimum requirements specified in Table 9.4.4.3.2 of the applicable zone code; (Minimum lot size and dimensions). Reconfiguring a Lot Code, and have taken into consideration the (b) be consistent with the prevailing urban existing and natural site features. fabric (where applicable) and the AO3.2 Except where otherwise specified in a preferred character of the local area; structure plan or local plan code, a lot (c) where for residential lots, provide contains a minimum square or sufficient area for a suitable building rectangular area and a minimum frontage envelope, vehicle access and useable that complies with Columns 3 and 4 private open space, without the need respectively of Table 9.4.4.3.2 for major earthworks and retaining (Minimum lot size and dimensions). walls; (d) where for commercial and industrial AO3.3 All reconfigured lots on land subject to a lots, provide sufficient area to Constraint or valuable feature identified accommodate a wide range of industry on an overlay map contains a building and commercial use types; envelope marked on a plan of (e) where not located in a skewered area, development that demonstrates that provide an area for the safe and there is an area sufficient to sustainable on-site treatment and accommodate the intended purpose of disposal of effluent; the lot that is not subject to the (f) take account of and respond constraint or valuable feature or that appropriately to natural values and site appropriately responds to the constraint constraints; and or valuable feature. (g) in the case of land included in the rural zone, prevent the fragmentation of AO3.4 No additional lots are created on land rural land. included in:- (a) the Environmental management and conservation zone; (b) the Limited development (landscape residential) zone; or (c) The Rural residential zone (outside of the rural residential growth management boundary).
AO3.5 Lot boundaries and roads are aligned to avoid traversing ecologically important areas. SMALL RESIDENTIAL LOTS PO4 Development provides for small residential AO4.1 Notwithstanding Acceptable Outcome Not applicable. lots (of less than 600m²) to be created in AO3.1 (above), small residential lots may limited circumstances where:- be created on land in one of the following (a) consistent with the intent of the zone zones:- and compatible with the preferred (a) the Emerging community zone; or character of the local area; and (b) the Medium density residential zone. (b) on land that is fit for purpose and not subject to topographic constraints AO4.2 The land on which small residential lots are created has a slope of not more than 10%. PO5 Small residential lots (of less than 600m²) AO5.1 A plan of development complies with the Not applicable. are developed in accordance with a plan of design criteria for small residential lots development, which demonstrates that:- specified in Table 9.4.4.3.3 (Design (a) most lots are provided with a north- criteria for small residential lots). south orientation to optimise opportunities for passive solar design AO5.2 Each small residential lot is capable of and natural airflow; containing a rectangle suitable for (b) the development is efficiently building purposes where the long axis of configured and provides laneway the rectangle faces between 30o east and access that optimises the use of public 20o west of true north. streets by pedestrians and minimises pedestrians/vehicle conflict points; (c) an appropriate building envelope can be accommodated; (d) sufficient and useable private open space can be provided for each future dwelling; (e) any building contained within the building envelope is unlikely to impact adversely upon the amenity of adjoining premises as a result of overshadowing, privacy and access to sunlight; and (f) landscape and tree planting can be accommodated in deep soil zones to soften built form elements, improve micro climate and contribute to the quality of the public realm. REAR (HATCHET) LOTS PO6 Development provides for rear lots to be AO6 Rear lots are designed such that:- Not applicable. created only where:- (a) the minimum area of the lot, (a) forming part of a residential, rural exclusive of any access strip, residential or rural subdivision; complies with Columns 2 and 3 of (b) the lots are not likely to prejudice the Table 9.4.4.3.2 (Minimum lot size subsequent development of adjoining and dimensions); land; (b) the gradient of the access strip does (c) it is not desirable nor practicable for not exceed 10%; the site to be reconfigured so that all (c) no more than four lots directly adjoin lots have full frontage to a road; the rear lot, excluding lots that adjoin (d) the siting of buildings on the rear lot is at one point; not likely to be detrimental to the use (d) no more than three lots gain access and amenity of the surrounding area; from the same access handle; (e) uses on surrounding land will not have (e) no more than 10% of lots within a a detrimental effect on the use and subdivision are accessed from an amenity of the rear lot; access handle; (f) the safety and efficiency of the road (f) where two rear lots adjoin each from which access is gained is not other, a single common driveway and adversely affected; and reciprocal access easements are (g) vehicular access to rear lots will not provided; have a detrimental impact on lots (g) no more than two rear lots and/or adjoining the access strip due to rear lot access strips directly adjoin excessive noise, light, dust, each other; stormwater runoff and the like. (h) rear lot access strips are located on only one side of a full frontage lot; and (i) Rear lot access strips comply with the requirements of Table 9.4.4.3.4 (Access strip requirements for rear lots). IRREGULAR SHAPED LOTS PO7 Development provides for irregular shaped AO7 Irregular lots are designed so that they:- Not applicable. lots to be created only where:- (a) fully contain a square or rectangle (a) the creation of regular lots is specified in Column 3 of Table The proposed boundary realignment results in a more regular impractical such as at a curve in the 9.4.4.3.2 (Minimum lot size and lot layout. road; dimensions); and (b) safe access and visual exposure to and (b) comply with requirements of Table from the site can be provided, while 9.4.4.3.5 (Minimum width for not adversely impacting on the irregular shaped lots). functionality of the surrounding road network; and (c) the irregular lot is demonstrably suitable for its intended purpose. REARRANGEMENT OF LOT BOUNDARIES PO8 Development provides that the AO8 The rearrangement of lot boundaries Complies. rearrangement of lot boundaries is an results in an improvement to the existing improvement on the existing situation. situation whereby the size and The rearrangement of the proposed boundaries between Lot 3 dimensions of proposed lots comply more and 12 results in an improvement to the existing situation, by fully with Table 9.4.4.3.2 (Minimum lot remedying the landlocked nature & limited access of Lot 3. On size and dimensions), and at least one of this basis, the transfer of land from Lot 12 to Lot 3 allows for an the following is achieved:- easement to be established within Lot 1 on RP802174 via (a) the rearrangement of lots remedies Jeanette Avenue to benefit proposed Lot 3. an existing boundary encroachment by a building or areas; In addition, proposed Lot 12 is compliant with the minimum lot (b) the rearranged lots will be made size specified within Table 9.4.4.3.2 (Minimum lot size and more regular in shape; dimensions). (c) access is provided to a lot that previously had no access or an unsuitable access; (d) the rearranged lots better meet the overall outcomes for the zone and the local plan area in which the site is situated; (e) the rearrangement of lots remedies a situation where an existing lot has multiple zonings; (f) the rearrangement of lots provides for a significant improvement in rural productivity; or (g) the rearrangement of lots results in a significant improvement in the protection of environmental values. VOLUMETRIC SUBDIVISION PO9 Development provides that the subdivision AO9 No acceptable outcome provided. Not applicable of space above or below the surface of land facilitates efficient development in a manner that is consistent with the overall outcomes for the zone and local plan area in which the site is located, or is consistent with a development approval for material change of use that has not lapsed. SUBDIVISION BY LEASE PO10 Development provides that subdivision by AO10 No acceptable outcome provided. Not applicable. lease facilitates efficient development in a manner that is consistent with the overall outcomes for the zone and local plan area in which the site is located, or is consistent with a development approval for material change of use that has not lapsed. BUFFERS TO SENSITIVE LAND, INCOMPATIBLE USES AND INFRASTRUCTURE PO11 Development provides for lots to be created AO11.1 No part of any lot included in a residential Not applicable. in locations that:- zone, the Emerging community zone or a) are adequately buffered to prevent the Rural residential zone is located potential adverse impacts on future within the setback area of an existing users of the lots and adjacent lots; intensive rural use as specified in Column b) separate the lots from incompatible 4 of Table 9.3.16.3.3 (Siting and uses and infrastructure; and setback requirements for intensive c) do not create “reverse amenity” rural uses). situations where the continued operation of existing uses is A011.2 Where located adjacent to rural land, compromised by the proposed development for residential and rural development. residential lots provides an agricultural buffer included in public land, or in the common property of a community title scheme, that complies with the buffer design criteria specified in Table 2 of the State Planning Guidelines – Separating Agricultural and Residential Land Uses.
AO11.3 Any part of any lot included in a residential zone, the Emerging community zone or the Rural residential zone:- (a) can accommodate a minimum square or rectangle as specified in Column 3 of Table 9.4.4.3.2 (Minimum lot size and dimensions), clear of any electricity transmission line easement; (b) is not located within 500 metres of an existing or planned high voltage transmission grid substation site; (c) is not located within 100 metres of an existing bulk supply transformer; (d) is not located within 60 metres of an existing zone transformer; and (e) is not located within any area subject to unacceptable noise, vibration, lighting or odour nuisance from the operation of an existing lawful, adjoining or nearby use.
AO11.4 Any reconfiguring a lot involving land in a residential zone, the Emerging community zone or the Rural residential zone provides for the number of lots burdened by electrical transmission line easements to be reduced to one. AVOIDANCE OF CONTAMINATED LAND PO12 Development ensures that lots are not AO12 No acceptable outcome provided. Not applicable. created on contaminated land, unless the land is first remediated and declared to be fit for the intended purpose. ROAD AND PUBLIC TRANSPORT INFRASTRUCTURE PO13 Development involving the creation of new AO13 No acceptable outcome provided. Not applicable. roads and other transport corridors ensures that the road network:- Editor’s note – Section 9.4.8 (Transport The proposed development does not require any new roads. (a) accords with the 2031 Functional and parking code) and Section 9.4.11 Transport Hierarchy as shown on (Works, services and infrastructure code) Figure 9.4.8A (2031 Functional include assessment criteria relating to the Transport Hierarchy); design and construction of road and (b) provides visible distinction of roads, public transport infrastructure. based on function and design features; (c) provides convenient, safe and efficient movement for all modes of transport between land use activities with priority given to pedestrian movement and bicycle use over vehicle movements; (d) allows for unimpeded and practical access to each proposed lot; (e) accommodates or facilitates access to cycle and pedestrian pathways; (f) facilitates a high standard of urban design which reflects a grid pattern to assist connectivity, particularly for pedestrians and cyclists; (g) provides for the operation of public transport and accommodates public transport infrastructure; (h) connects to and integrates with existing roads and other relevant facilities within and external to the land to be subdivided; (i) provides for the dedication and construction of roads where required to allow access to and proper development of adjoining vacant land that is intended for development; (j) provides for the construction and adequate drainage of all proposed roads, pathways, laneways and bikeways within and adjoining the land to be subdivided; (k) does not unreasonably adversely impact on existing vehicular traffic, active transport users or the amenity of the surrounding environment; (l) provides safe passage for wildlife movement and incorporates wildlife movement corridors into the entire design and use of the road system; and (m) incorporates appropriate areas for the provision of street trees and landscapes. PO14 Development involving the creation of new AO14 No acceptable outcome provided. Not applicable. roads ensures that a network of public transport routes is provided such that public transport can efficiently service the neighbourhood/estate with no, or only minimal, route redundancy. PO15 Development involving the creation of new AO15 No acceptable outcome provided. Not applicable. roads ensures that design of streets and roads to be used as a public transport route allows for the efficient and unimpeded movement of buses, without facilitating high traffic speeds.
PO16 Development involving the creation of new AO16 In an urban area, at least 90% of lots are Not applicable. roads ensures that most or all urban lots within 400 metres safe walking distance are located within walking distance of public of an existing or proposed public transport. transport route, or within 500 metres safe walking distance of a public transport stop. PEDESTRIAN AND BICYCLE PATH INFRASTRUCTURE PO17 Development provides for the AO17 No acceptable outcome provided. Not applicable. establishment of a network of pedestrian and bicycle paths that:- Editor’s note – Section 9.4.8 (Transport There is currently no existing pedestrian footpaths or bicycle (a) provides a high level of and parking code) and Section 9.4.11 paths along Jeanette Avenue, Savilles Road or Crescent Drive. permeability and connectivity; (Works, services and infrastructure code) (b) maximises opportunities to link provide requirements for the design and activity centres, employment construction of pedestrian and bicycle areas, residential areas, path infrastructure. community facilities, open space and public transport stops; (c) have an alignment that maximises visual interest, allows for the retention of trees and other significant features and does not compromise the operation of or access to other infrastructure; (d) incorporates safe street crossings with adequate sight distances, pavement markings, warning signs and safety rails; (e) incorporates shade through the provision of street trees and landscapes; and (f) Is well lit and located where there is casual surveillance from nearby premises. PUBLIC PARKS AND OPEN SPACE INFRASTRUCTURE PO18 Development provides for parks, drainage AO18 No acceptable outcome provided. Not applicable. reserves and open space infrastructure that:- Editor’s note—Section 9.4.2 (Landscape (a) provides for a range of passive and code) includes requirements for the active recreation settings and can design and construction of landscape accommodate adequate facilities to elements in public parks and open space meet the needs of the community; infrastructure. (b) is well distributed and contributes to the legibility, accessibility and character of the locality; (c) creates attractive settings andfocal points for the community; (d) benefits the amenity of adjoining land uses; (e) incorporates appropriate measures for stormwater and flood management; (f) facilitates the retention and enhancement of native vegetation, waterways, wetlands and other ecologically important areas and natural and cultural features; (g) is cost effective to maintain; and (h) is dedicated as public land in the early stages of the subdivision STORMWATER MANAGEMENT INFRASTRUCTURE PO19 Development provides for the effective AO19 No acceptable outcome provided. Complies. drainage of lots and roads in a manner that:- Editor’s note—Section 9.4.6 (Stormwater The proposed boundary realignment will not impact on the (a) maintains and restores the natural management code) includes requirements existing stormwater arrangement. In addition, each allotment is flow regime; for the design and construction of of a sufficient size to ensure that stormwater can be discharged (b) effectively manages stormwater stormwater management infrastructure. within the lot boundaries. quality and quantity; and (c) ensures no adverse impacts on receiving waters and surrounding land.
INFRASTRUCTURE AND SERVICES PO20 Development provides that each lot is AO20.1 In urban areas, new lots are connected Complies. provided with appropriate development to:-
infrastructure and services commensurate (a) the reticulated water supply As stated under Section 3.1.7 of this report, the existing with the nature and location of the infrastructure network; dwelling within Lot 12 currently comprises access and subdivision. (b) the reticulated sewer infrastructure networks; connection to all urban services including: (c) the reticulated electricity Reticulated water supply; infrastructure network; and (d) where available, a high speed Reticulated sewer network; telecommunications infrastructure Reticulated electricity supply; and network. Reticulated Telecommunications. Editor’s note—Section 9.4.6 (Stormwater management code) and Section 9.4.7 (Sustainable design code) include requirements Whilst Lot 1 and Lot 3 are currently structurally vacant, it is for integrated water management and dual noted that these services can be extended to service any future water reticulation systems that may reduce development on these allotments. As the subject sites have a demand upon the reticulated water supply infrastructure network. current approval for a major urban subdivision (4 Lots into 61 Lots) (Ref: REC07/0007.03), it would not be practical to extend AO20.2 In urban areas, where 5 or more new lots underground electricity and telecommunications services to are created or a new road is created, proposed Lot 3 along Easement H, as this infrastructure is likely electricity infrastructure is provided to be ripped up as part of future operational works to facilitate underground. the approved subdivision.
In non-urban areas, new lots are provided with:- (a) a connection to the reticulated water supply infrastructure network, where available; (b) a connection to the reticulated sewer infrastructure network, where available, or otherwise an area suitable to accommodate an on-site effluent treatment and disposal system; (c) a connection to the reticulated electricity infrastructure network or a separate electricity generation source; and (d) where available, access to a high speed telecommunications network. WATERWAY ESPLANADES PO21 Development involving subdivision AO21 Development provides for a public Not applicable. including or adjacent to a major waterway esplanade to be provided for land (stream order 3 or above) provides for adjoining any waterway of stream order 3 continuous public access along the full or above, where identified on a length of the waterway, in addition to any Biodiversity, Waterways and Wetlands requirement for park and open space. Overlay Map, which:- (a) in respect to a waterway of stream order 5 or above, is a minimum of 30 metres wide measured from the high bank; (b) in respect to a waterway of stream order 3 or 4, is a minimum of 10 metres wide measured from the high bank; (c) is dedicated as public land; and (d) has legal access from a public place for the purposes of maintenance.
TRANSPORT AND PARKING CODE
Application for a Development Permit for a Reconfiguration of Lots by Staged Boundary Realignment (2 Lots into 2 Lots) and creation of an Access Easement involving land described as Lot 1 on RP802174, Lot 3 on RP115119 and Lot 12 on RP93363, situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour QLD 4560.
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT CRITERIA FOR SELF ASSESSABLE AND ASSESSABLE DEVELOPMENT LAYOUT AND DESIGN OF ON-SITE PARKING AND ACCESS PO1 Development ensures that the layout and AO1.1 Development provides access driveways, internal Complies. design of vehicle access, on-site circulation circulation and maneuvering areas, service areas systems and parking areas and systems is and parking areas in accordance with the The proposed development seeks to establish an access safe, convenient and legible for all users, standards specified in the Planning Scheme policy easement within Lot 1 on RP802174 via Jeanette Avenue including people with disabilities, for the transport and parking code, including to benefit Lot 3, which is currently landlocked in its pedestrians, cyclists and public transport ensuring:- existing configuration. services, where relevant. (a) the number and type of vehicles planned for the development can be accommodated on- Both the proposed access point via Jeanette Avenue for site; Lot 3 and the existing access point for Lot 12 onto (b) on-site vehicle parking and manoeuvring Crescent Drive provides a safe and convenient ingress areas provide for vehicles to enter and leave and egress arrangement and provides connections to the site in a forward motion; and the wider road network. (c) a progressive reduction in vehicle speed between the external transport corridor and internal parking spaces such that lower speeds occur near areas of high pedestrian activity.
AO1.2 Development provides clearly defined pathways within and around on-site vehicle parking areas that:- (a) are located in identified pedestrian desire lines; and (b) ensure pedestrian movement through parking areas is along aisles rather than across them. SITE ACCESS PO2 Development ensures that the layout, AO2.1 The location and design of any new site access is Complies. design and construction of access:- in accordance with the standards specified in the (a) is safe, convenient and legible for all Planning scheme policy for the transport and As displayed by the Plan of Proposal, Plan No. 54232 users, including people with disabilities, parking code. included within Appendix C of this report, proposed Lot pedestrians, cyclists and public 3 will gain access via Jeanette Avenue to the east via transport services, where relevant; AO2.2 For assessable development, the number of site the creation of an easement within Lot 1 on RP802174. (b) does not interfere with the planned access driveways is minimized (usually one), with The proposed easement is 5 metres in width and function, safety, capacity and operation access to the lowest order transport corridor to capable of accommodating a 3.5 metre wide driveway, of the transport network; which the site has frontage, consistent with in accordance with Table 9.4.4.3.4 of the Reconfiguring (c) minimises the impact of turning traffic amenity impact constraints. a Lot Code. The proposed easement to Jeanette Avenue from the development on external will not have any adverse impacts on the surrounding traffic systems; area. Lot 12 will retain access via the existing sealed (d) provides sufficient sight distances to driveway onto Crescent Drive to the south. ensure safe operation; (e) is appropriate to design traffic volumes Jeanette Avenue and Crescent Drive are currently and vehicle types; and constructed to a suitable hardstand formation and (f) includes appropriate and sufficient operating at a sufficient capacity to cater for the signage to ensure safe and convenient proposed development and the proposal will not use. interfere with the existing function and operation of the road network.
It is acknowledged that Stage 2 may the construction of an access driveway Jeanette Avenue along the full length of Easement H to Proposed Lot 3. As there is an existing subdivision approval for 61 urban residential allotments over proposed Lot 3 and Lot 1 on RP802174, the applicant requests Council relax driveway conditions as part of this boundary realignment, as they are currently working with developers to push forward with the Operational Works design for the approved subdivision. As such, the applicant requests that Council allow a compact gravel driveway be the maximum standard of construction which is conditioned for the driveway along proposed Easement H. Any hardstand bitumen or concrete driveway constructed as part of this approval will need to be ripped up as part of the operational works stage for the 61 lot subdivision as it will impact the approved lot layout.
ON-SITE CAR PARKING PO3 Development provides on-site car parking AO3.1 Development provides on-site car parking spaces Not applicable. for the demand anticipated to be generated at the minimum rates specified in Table 9.4.8.3.3 by the development. (Minimum on-site parking requirements).
OR
Where located in a centre zone or the Tourist accommodation zone, development provides on- site car parking spaces at rates varied from those in Table 9.4.8.3.3 (Minimum on-site parking requirements) for specified development, as outlined below:- (a) rooming accommodation, short-term accommodation, resort complex, or retirement facility – reduce visitor parking to 1 space per 10 rooming units or dwellings; (b) food and drink outlet, function facility, hotel, indoor and sport and recreation, theatre – reduce parking to 1 space per 20m2 gross floor area; (c) shopping centre – reduce parking to 1 space per 25m2 gross floor area for any component above 1,000m2 gross floor area; and (d) child care centre – reduce customer parking to 1 space per 7 children.
Note—where the calculated number of spaces is not a whole number, the required number of parking spaces is the nearest whole number. Parking requirements for other vehicles including service vehicles, motorcycles/scooters and cycles, as well as design requirements, outlined in the remainder of this code do not change.
OR
For self-assessable development, other than a call centre, located in premises that were lawfully established prior to the commencement of the planning scheme, the number of on-site car parking spaces provided is equal to the number of spaces required at the time the premises were lawfully established.
OR
Where development is physically unable to provide the required number of car parking AO3.2 spaces on-site, an Infrastructure Agreement is entered into between the developer and the Council which provides for contributions in lieu of on-site car parking spaces.
For assessable development, car parking provided for mixed-use development is sufficient to meet the demand of residential and business uses, with exclusive designations for both user types. PO4 Development provides for a reasonable AO4.1 Development provides the number of parking Not applicable. portion of the total number of on-site car spaces for people with disabilities, required by the parking spaces to be wheelchair accessible Building Code of Australia and, in any case, spaces and to be identified and reserved for provides a minimum of one space. such purposes. AO4.2 Parking spaces for people with disabilities, access and signage complies with AS 1428 – General Requirements for Access: Buildings and AS 2890.6 – Parking facilities (Part 6: Off-street Parking for People with Disabilities).
ON-SITE PARKING AND END OF TRIP FACILITIES FOR BICYCLES PO5 Development provides on-site cycle parking AO5.1 Development provides on-site cycle parking Not applicable. facilities to encourage use of this mode of spaces at the minimum rates specified in Table transport and support the demand 9.4.8.3.3 (Minimum on-site parking anticipated to be generated by requirements). the development. AO5.2 Cycle parking is designed in accordance with the Planning scheme policy for the transport and parking code.
AO5.3 End of trip facilities, including personal lockers, change rooms, showers and sanitary compartments and wash basins are provided in accordance with the Planning scheme policy for the transport and parking code, for development involving:- (a) a use in the business activity group; (b) a use in the community activity group; (c) a use in the industrial activity group, other than bulk landscape supplies and extractive industry; (d) a use in the residential activity group; (e) a use in the sport and recreation activity group, other than park; and (f) a use in the other activity group being air services. SERVICE VEHICLE REQUIREMENTS PO6 Development provides sufficient parking AO6.1 Development provides on-site service vehicle Not applicable. and access for service vehicles to meet the parking bays at the minimum rates specified in needs of the development. Table 9.4.8.3.3 (Minimum on-site parking requirements).
AO6.2 Service vehicle access, internal circulation and maneuvering, loading and unloading, waste collection and fuel delivery facilities (if required) and parking areas are designed in accordance with the standards specified in the Planning scheme policy for the transport and parking code. PO7 Development provides for driveways, AO7.1 Driveways, internal circulation areas, and service Complies. internal circulation areas and service areas areas are provided to accommodate the to be designed to:- nominated design vehicles for each development (a) ensure that proposed loading, type. The existing residential dwelling to be contained within unloading, waste collection and fuel Lot 12 is currently serviced by Council’s kerbside waste delivery facilities (if required) can AO7.2 Driveways, internal circulation areas, collection along Crescent Drive, which will not be satisfactorily accommodate the maneuvering areas, loading and unloading areas impacted as part of the proposed boundary realignment. number and type of service vehicles and refuse collection facilities are designed and As Lot 1 and Lot 3 are currently structurally vacant and expected on-site; and constructed in accordance with the standards will be subdivided in the near future, no waste (b) the movement of service vehicles on- specified in the Planning scheme policy for the management arrangement is required at this stage. site and unloading operations do not transport and parking code. interfere with on-site amenity and the safe and convenient movement of other vehicles and pedestrians on the site. CRITERIA FOR ASSESSABLE DEVELOPMENT ONLY TRANSPORT NETWORK PO1 Traffic on the street and road network and AO1 Development makes provision for pedestrian, Not applicable. public transport and active transport cyclist, public transport and private vehicle networks and the provision of transport movement consistent with:- infrastructure, is considered in an (a) the Sunshine Coast Functional Transport integrated manner and in a regional and Hierarchy as shown on Figure 9.4.8A (2031 localised context to ensure that Functional Transport Hierarchy) and development:- described in the Planning scheme policy for (a) is consistent with the Sunshine Coast the transport and parking code; 2031 Functional Transport Hierarchy (b) the Sunshine Coast Strategic Network of and strategic networks of pedestrian, Pedestrian and cycle Links as shown on cycle and public transport links; and Figures 9.4.8B(i) and (ii) (2031 Strategic (b) includes measures to upgrade the Network of Pedestrian and Cycle Links); network to meet the imposed (c) the Sunshine Coast Strategic Network of demands. Public Transport Links as shown on Figure 9.4.8C (2031 Strategic Network of Public Transport Links); and (d) any relevant local area plan. PO2 Development provides for a transport AO2.1 Development provides for a street and road Not applicable. network which is designed to:- network based on a modified grid pattern. (a) achieve a high level of permeability and connectivity particularly for AO2.2 Development provides for high trip generating pedestrians, cyclists and public land uses such as higher density residential transport both within the development development and employment generators to be and to the surrounding area; and located in and around activity centres and around (b) maximise active and public transport major public transport hubs. access to activity centres, employment areas, residential areas, community AO2.3 Development involving substantial increases in facilities and open space in the local employment and residential activity are connected area. to the principal public transport network as shown on Figure 9.4.8C (2031 Strategic Network of Public Transport Links).
AO2.4 Development provides routing, stop and interchange arrangements for public transport services.
AO2.5 Development provides safe, convenient and direct pedestrian and cyclist access to activity centres, public transport stops and stations and other strategic redevelopment and activity generators. PO3 Development involving high trip generating AO3 Development with potential to generate significant Not applicable. land uses minimises any adverse impacts transport impacts is undertaken in accordance on surrounding land use and the external with an approved Traffic Impact Assessment transport network, including by the Report and Integrated Transport Plan prepared in provision of infrastructure and services to accordance with the Planning scheme policy for increase the use of active and public the transport and parking code. transport. PO4 Development is designed to operate in a AO4.1 Development and any associated transport Not applicable. safe and efficient manner and facilitates the infrastructure is designed and constructed in orderly provision of transport infrastructure accordance with the hierarchy characteristics and in accordance with the intended role, standards specified in the Planning scheme policy function and characteristics of the transport for the transport and parking code and Planning network. scheme policy for development works.
AO4.2 Development provides for upgrades or contributes to the construction of transport network improvements.
AO4.3 The design features of streets and roads encourage driver behaviour appropriate to the role and function of the street or road in the functional transport hierarchy. AO4.4 Development design incorporates road safety auditing in accordance with the standards specified in the Planning scheme policy for development works. PEDESTRIAN AND CYCLE NETWORK PO5 Development provides a conveniently AO5.1 Footpaths, shared pathways and cycleways are Not applicable. located network of footpaths, shared provided in accordance with Figures 9.4.8B(i) and pathways and cycleways that:- (ii) (2031 Strategic Network of Pedestrian and There is no existing pedestrian footpath or cycle (a) achieve a high level of safety and Cycle Links) and the standards specified in the infrastructure provided along Jeanette Avenue or accessibility, particularly to public Planning scheme policy for the transport and Crescent Drive. transport facilities and high trip parking code and the Planning scheme policy for generating land uses located internally development works. and externally to the site; (b) recognise the different needs of AO5.2 Development provides convenient and prominent pedestrians and cyclists; pedestrian entrances that cater for universal (c) provide for safe and convenient joint access. usage; (d) allow the retention of trees and other AO5.3 Development provides cycle access, that:- significant features; (a) is located close to the building’s pedestrian (e) maximise the visual interest provide by entrance; views and landmarks where they exist; (b) is obvious and easily and safely accessible (f) do not compromise the operation of or from outside the site; access to other infrastructure and (c) does not adversely impact on visual amenity; services; and (g) are widened at potential conflict (d) does not impede the movement of points; pedestrians or other vehicles. (h) are well lit and located where there is casual surveillance from nearby premises; and (i) incorporate safe street and road crossings for pedestrians and cyclists with adequate sight distances, pavement markings, warning signs and safety rails. PO6 Development provides for cyclists on all AO6 Streets and roads provide for on-road cycling in Not applicable. streets and roads unless specifically accordance with the standards specified in the prohibited (e.g. motorways) Planning scheme policy for the transport and There is no existing cycle infrastructure provided along parking code and the Planning scheme policy for Jeanette Avenue or Crescent Drive. development works. PUBLIC TRANSPORT FACILITIES PO7 Development encourages the use of public AO7.1 Development is designed and arranged to provide Complies. transport through:- convenient and attractive linkages to existing and a) design which maximises accessibility proposed public transport facilities. The subject sites are located within close proximity of via existing and planned public the services and amenities offered by the Nambour transport facilities; and AO7.2 On-site public transport facilities are provided in Township, including the existing railway line and bus b) appropriate provision of on-site or off- conjunction with the following development:- transport. site public transport facilities, having (a) shopping centre, where having a gross floor regard to the specific nature and scale area of greater than 10,000m²; of development, and the number of (b) tourist attraction, having a total use area of people involved in the use. greater than 10,000m²; (c) educational establishment, where accommodating more than 500 students; (d) major sport, recreation and entertainment facility; (e) indoor sport and recreation, where having a gross floor area of more than 1,000m2 or for spectator sports;and (f) outdoor sport and recreation where for spectator sports.
AO7.3 On-street public transport facilities are provided as part of the following development:- (a) shopping centre, where having a gross floor area of 10,000m2 or less; (b) tourist attraction, where having a gross floor area of 10,000m2 or less; (c) educational establishment, where accommodating 500 or less students; and (d) indoor sport and recreation where having a gross floor area of 500m2 or less and not for spectator sports.
AO7.4 Where not otherwise specified above, on street public transport facilities are provided where development is located on an existing or future public transport route
AO7.5 Public transport facilities are located and designed in accordance with the standards specified in the Planning scheme policy for the transport and parking code and the Planning scheme policy for development works. ACCESS AND ON-SITE PARKING CAR PARKING REQUIREMENTS PO8 Development provides for shared or AO8 No acceptable outcome provided. Not applicable. multiple use of car parking areas, particularly large car parking areas:- (a) at times when car parking areas would otherwise not be occupied (e.g. weekends); (b) when car parking spaces service two or more land uses with varying peak usage times (e.g. restaurants and entertainment uses which generate peak parking demands in periods when retail or office uses are relatively inactive); and (c) to reduce the amount and size of the car parking area. PO9 Development in a Regional Activity AO9 No acceptable outcome provided. Not applicable. Centre provides for or contributes to the provision of public or shared car parking stations which serve a variety of nearby uses. PO10 Development ensures that car parking AO10 No acceptable outcome provided. Complies. areas, service areas and access driveways are located where:- The proposed access easement for Lot 3 will be (a) they will not dominate the streetscape; established at the cul-de-sac of Jeanette Avenue, as per and the Plan of Proposal, Plan No. 54232 attached in (b) will not unduly intrude upon pedestrian Appendix C. The existing residential dwelling within Lot use of pathways, through:- 12 will continue to use the existing driveway extending i) the use of rear access lanes; from Crescent Drive. Therefore, it is considered that the ii) car parking areas and service proposed and existing access arrangement does not areas situated at the rear of the dominate the streetscape. premises or below ground level; or Furthermore, there are currently no existing footpaths iii) shared driveways. along Jeanette Avenue or Crescent Avenue. PO11 Development does not provide for AO11 No acceptable outcome provided. Not applicable. basement car parking areas to be located below public streets or roads. PO12 Development provides for multi-level car AO12 No acceptable outcome provided. Not applicable. parking areas to be designed, articulated and finished to make a positive contribution to the local streetscape character.
PO13 Development provides for car parking areas AO13 No acceptable outcome provided. Not applicable. which are located, designed and managed to promote public security and safety. Note—Section 9.4.5 (Safety and security code) sets out requirements for safety and security in car parking areas.
ON-SITE PARKING FOR MOTORCYCLES AND SCOOTERS PO14 Development provides sufficient on-site AO14.1 Development provides on-site motorcycle and Not applicable. parking for motorcycles and scooters to scooter parking spaces at the minimum rates encourage their use and support the outlined in Table 9.4.8.3.3 (Minimum on-site demand anticipated to be generated by parking requirements). the development. AO14.2 Motorcycle and scooter parking is designed in accordance with the standards specified in the Planning scheme policy for the transport and parking code and the Planning scheme policy for development works. ON-SITE PARKING FOR BUSES PO15 Development provides for sufficient access, AO15.1 Development for any of the following uses Not applicable. internal circulation and on-site parking for provides a number of on-site bus parking spaces buses to meet the needs of the commensurate with the scale of the use and in development. any case, does not provide less than one on-site bus parking space:- (a) rooming accommodation, short-term accommodation or resort complex where having more than 20 rooming units; (b) retirement facility, where having more than 20 dwellings; (c) function facility, where having a gross floor area exceeding 200m²; (d) hotel, where having a gross floor area exceeding 500m²; (e) tourist attraction; (f) community care centre, where having a gross floor area exceeding 200m²; (g) community use, where having a gross floor area exceeding 200m²; (h) educational establishment; (i) major sport, recreation and entertainment facility; (j) theatre, where having a gross floor area exceeding 500m²; (k) indoor sport and recreation, where having a gross floor area exceeding 500m²; and (l) outdoor sport and recreation.
AO15.2 Bus parking is designed in accordance with the standards specified in the Planning scheme policy for the transport and parking code and the Planning scheme policy for development works PO16 Development provides for site access AO16.1 Development provides for vehicle queuing in Not applicable. driveways to incorporate queuing provisions accordance with the Planning scheme policy for sufficient to ensure safe and convenient the transport and parking code and the Planning No vehicle queuing is anticipated on the subject site. access without impacting on external traffic scheme policy for development works. systems. AO16.2 Development provides on-site queuing for a minimum of four cars where drive-through facilities or drop-off/pick-up services are proposed as part of the use, including the following development:- (a) child care centre; (b) educational establishment, where for a school; (c) food and drink outlet, where including a drive through facility; (d) hardware and trade supplies where including a drive through facility; (e) hotel, where including a drive through facility; and (f) service station AMENITY AND ENVIRONMENTAL IMPACTS OF TRANSPORT INFRASTRUCTURE PO17 Development ensures that access, AO17 No acceptable outcome provided. Not applicable. manoeuvring and parking facilities do not have adverse impacts on people, properties The proposed access arrangement will not impact on or activities, with regard to light, noise, surrounding properties. emissions or stormwater run-off. PO18 Development provides for access and AO18 No acceptable outcome provided. Not applicable. parking areas that incorporate appropriate landscapes so as to:- (a) provide shade; (b) maximise infiltration of stormwater runoff; (c) define parking areas; (d) soften views of hardstand areas. PO19 The environmental impacts of transport AO19 Development ensures that the environmental Not applicable. infrastructure are minimised by appropriate impacts of transport infrastructure are minimised design and the use of low impact by the use of low impact construction techniques, construction techniques. including:- (a) co-location of transport corridors within an existing or planned infrastructure corridor; (b) location of transport corridors within an area clear of vegetation, or consisting of disturbed vegetation; (c) avoidance of clearing of native vegetation and provision of fauna underpasses and associated fencing, where appropriate; (d) minimisation of changes to the hydrological regime, including drainage patterns, run-off and water quality; (e) avoidance of crossing waterways, drainage lines and wetlands. Where such crossings are unavoidable, disturbed areas are reinstated and revegetated on completion of works; and/or (f) minimisation of changes to the natural landform and extensive earthworks TRANSPORT CORRIDOR WIDTHS, PAVEMENT, SURFACING AND VERGES PO20 Development provides external road works AO20 External street and road works are designed and Not applicable. along the full extent of the site frontage constructed in accordance with the Planning appropriate to the function and amenity of scheme policy for the transport and parking code the transport corridor, including, where and the Planning scheme policy for development applicable:- works. (a) paved roadway; (b) kerb and channel; (c) safe vehicular access; (d) safe footpaths, shared pathways and cycleways; (e) safe on-road cycle lanes or verges for cycling; (f) stormwater drainage; (g) conduits to facilitate the provision of street lighting systems and traffic signals; and (h) public transport priority measures, indented bays, bus shelters and associated infrastructure. PO21 Development provides for the reserve AO21 Transport corridor design and construction is Not applicable. width, pavement, edging and streetscape undertaken in accordance with the standards and landscape treatments of a transport specified in the Planning scheme policy for the corridor to support the intended role, transport and parking code and the Planning function and amenity of the transport scheme policy for development works corridor. PO22 Development provides for street and road AO22.1 Street and road pavement is designed and Not applicable. pavement and surfacing that:- constructed in accordance with the standards (a) is sufficiently durable to carry wheel specified in the Planning scheme policy for the loads for design traffic; transport and parking code and the Planning (b) provides adequate area for parked scheme policy for development works. vehicles; (c) ensures the safe passage of vehicles, AO22.2 Street and road drainage is designed and pedestrians and cyclists; constructed in accordance with the standards (d) ensures appropriate management of specified in the Planning scheme policy for the stormwater and maintenance of all- transport and parking code and the Planning weather access; and scheme policy for development works. (e) allows for reasonable travel comfort PO23 Development provides pavement edging AO23 Pavement edging is designed and constructed in Not applicable. that controls:- accordance with the standards specified in the (a) vehicle movements by delineating the Planning scheme policy for the transport and extent of the carriageway; and parking code and the Planning scheme policy for (b) stormwater runoff. development works. PO24 Development provides verges that:- AO24 Verges are designed and constructed in Note applicable. (a) allow access for vehicles onto accordance with the standards specified in the properties; Planning scheme policy for the transport and (b) include an area for public utility parking code and the Planning scheme policy for services; development works. (c) allow signage and line marking; and (d) contribute to the amenity of transport corridors INTERSECTIONS AND TRAFFIC CONTROLS PO25 Development provides for traffic speeds AO25.1 Intersections are designed and constructed in Not applicable. and volumes to be catered for through accordance with the Planning scheme policy for the design and location of intersections and the transport and parking code and the Planning traffic controls so as to:- scheme policy for development works. (a) reduce stop-start conditions; (b) provide for appropriate sight distances; AO25.2 Speed management is achieved in accordance (c) reduce increased vehicle emissions; with the Planning scheme policy for the transport (d) minimise unacceptable traffic noise to and parking code and the Planning scheme policy adjoining land uses; for development works. (e) maintain convenience and safety levels for pedestrians, cyclists and public transport; and (f) integrate traffic controls with landscape and streetscape design DEVELOPMENT STAGING PO26 Staged development is planned, designed AO26 No acceptable outcome provided Complies. and constructed to ensure that:- (a) each stage of the development can be Stage 1 involves the creation of a temporary 5 metre constructed without interruption to wide access easement (Easement G) within Lot 1 on services and utilities provided to the RP802174, which will extend from Jeanette Avenue to previous stages; the east, to provide a lawful access arrangement for Lot (b) transport infrastructure provided is 3 on RP115119 which is currently landlocked in its capable of servicing the entire existing configuration. The creation of the temporary development; access Easement A will also allow for Lot 3 and Lot 35 (c) early bus access and circulation is on RP109897 to be separately titled (unconsolidated). achieved through the connection of Please note that in order for titles to be unconsolidated, collector roads; and a lawful point of access must be made available to each (d) materials used are consistent allotment. As such, the temporary access easement will throughout the development not be constructed for the full length, as it will be partially extinguished as part of Stage 2.
Stage 2 of the proposal seeks to realign the boundaries of Lot 3 and Lot 12. As a result, Lot 12 will contain the existing residential dwelling on a 1354m2 allotment and Lot 3 will comprise the balance land (1.602ha). As outlined above, Easement G will be extinguished and Easement H will be formally established within Lot 1 on RP802174 to provide a lawful point of access for proposed Lot 3 via Jeanette Avenue. Please note that Lot 1 is only involved as part of this application for the creation of access easements. In addition, please be aware that stage 2 of this application is generally in accordance with Stage 1a of the underlying subdivision approval (Ref: REC07/0007.03).
It is acknowledged that Stage 2 may the construction of an access driveway Jeanette Avenue along the full length of Easement H to Proposed Lot 3. As there is an existing subdivision approval for 61 urban residential allotments over proposed Lot 3 and Lot 1 on RP802174, the applicant requests Council relax driveway conditions as part of this boundary realignment, as they are currently working with developers to push forward with the Operational Works design for the approved subdivision. As such, the applicant requests that Council allow a compact gravel driveway be the maximum standard of construction which is conditioned for the driveway along proposed Easement H. Any hardstand bitumen or concrete driveway constructed as part of this approval will need to be ripped up as part of the operational works stage for the 61 lot subdivision as it will impact the approved lot layout.
Refer to the Plan of Proposal, Plan No. 54232 attached in Appendix C.