FACT SHEET 5

RESIDENTIAL DEVELOPMENT AND THE PLANNING SCHEME

Council has prepared the Regional Council Planning Scheme help manage future land use and development in the . This fact sheet has been prepared to provide a summary of the requirements for residential development under the planning scheme.

Residential Zones While these are the main residential zones, it is noted that the planning scheme still allows for a dwelling The planning scheme is a land use plan that identifies house on a rural lot, and also provides opportunities preferred locations for different types of development. for certain types of residential uses within activity Zones have been used in the planning scheme to centres. For example, residential development may be organise compatible land uses such as residential supported above ground floor commercial development zones for housing or industry zones for industrial in the Bundaberg CBD and Bargara town centre. activities. LOW DENSITY RESIDENTIAL ZONE A zone can also have precincts that provide greater detail about the types of development intended for The purpose of the Low Density Residential Zone is particular locations. Not all zones will have precincts. to provide for low density dwelling types, mainly in the form of dwelling houses and dual occupancies Most properties in the Bundaberg Region are included (e.g. duplex). Residential densities will be typically 7 within a zone in the planning scheme. The planning to 15 dwellings per hectare for dwelling houses, which scheme consolidates the zones of the four (4) previous is similar to existing residential suburbs and new council planning schemes, providing more consistency residential estates in the region e.g. typically 600m² to across the region. 900m² residential lots. Densities of 15 to 25 dwellings The planning scheme identifies four zones that are per hectare are provided for other residential uses intended to mainly provide for residential development, such as retirement housing. Buildings in this zone are with these zones collectively providing for a range of intended to be a maximum of 2 storeys and 8.5 metres housing options and catering for different lifestyle in height. choices. These zones are: Non-residential uses such as community uses, parks, » LOW DENSITY RESIDENTIAL ZONE sales offices, shops (limited to corner stores) may also be established in the zone where these uses directly » MEDIUM DENSITY RESIDENTIAL ZONE support the day to day needs of the local residential » HIGH DENSITY RESIDENTIAL ZONE community. » RURAL RESIDENTIAL ZONE MEDIUM DENSITY RESIDENTIAL ZONE The purpose of the Medium Density Residential Zone is to provide for a mix of low and medium density residential uses, mainly for permanent living, that are well-located and have convenient access to employment opportunities, community facilities, open space, transport networks and services. Typical housing types include dwelling houses, dual occupancies (e.g. duplex) and multiple dwellings (e.g. townhouses), with residential densities of 30 to 50 equivalent dwellings per hectare. These densities are comparable to recent multiple dwelling developments in locations such as Bundaberg West and at Miller Street, Bargara. Buildings in this zone are intended to be a maximum of 3 storeys and 11 metres in height. Non-residential uses may establish in this zone where

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these uses directly provide for the day to day needs (particularly where involving numerous landowners), of the immediate residential community. Further while planning for smaller growth areas may be non-residential uses are provided for in the identified undertaken by a developer as part of the development Bundaberg West medical/health hub and the Barolin application process. The purpose of such planning is to Street office precinct. ensure that development:

HIGH DENSITY RESIDENTIAL ZONE » occurs in a logical and orderly manner, The purpose of the High Density Residential Zone is to » avoids or appropriately responds to values and provide for high density residential uses in multi-storey constraints; buildings for both permanent residents and visitors at » provides for the efficient provision and use of densities of up to 110 equivalent dwellings per hectare, infrastructure and services; and which is comparable to existing low-medium rise unit development along the Esplanade at Bargara. The areas » facilitates the creation of a complete and vibrant identified for High Density Residential development communities supported by local services, community under the planning scheme include the Esplanade facilities and open space. at Bargara and Quay Street opposite Alexandra Park The major urban growth areas identified in the planning in Bundaberg West. The maximum building height in scheme are further discussed below: this zone is intended to be 5 storeys and 20 metres in Bundaberg and 3 storeys and 11 metres in Bargara; KALKIE-ASHFIELD however, Council may favourably consider 5 storey The localities of Kalkie and Ashfield are a focus area buildings in Bargara subject to certain criteria being met. for the growth of Bundaberg City. Growth pressures in Mixed use development is also intended to be facilitated this part of the city are evident with recent residential in this zone, providing for food, shopping and other subdivisions to the east of the Ring Road. commercial uses to service the needs of both visitors and Council has prepared a Local Plan for the Kalkie-Ashfield residents. This is expected to provide for restaurants, development area which has been included in Part 7 of cafes, shops and other commercial activities at ground the planning scheme. level, with residential accommodation above.

RURAL RESIDENTIAL ZONE

LEGEND

The Rural Residential Zone provides for dwelling houses CADASTRAL BOUNDARY AREA SUBJECT TO KALKIE-ASHFIELD LOCAL on relatively large residential lots where infrastructure DEVELOPMENT AREA LOCAL PLAN INDICATIVE LAND USE AREAS [NOTE 1]

RESIDENTIAL AREA and services may not be provided. Limited other low MEDIUM DENSITY RESIDENTIAL AREA LOCAL ACTIVITY CENTRE AREA

KIRBYS ROAD density residential uses may be established in the zone GOOBURRUM ACTIVITY CENTRE NETWORK

L LOCAL ACTIVITY CENTRE NEIGHBOURHOOD ACTIVITY CENTRE where such uses do not disturb the rural residentialGOOBURRUM BUNDABERG BARGARA ROAD N

TRANSPORT ELEMENTS

BURNETT HEADS ROAD amenity of the area. MAJOR ROAD (EXISTING OR UPGRADED)

SAUERS ROAD MAJOR ROAD (PROPOSED)

RIVER RUBYANNA QUNABA SECONDARY ROAD (EXISTING OR UPGRADED) SECONDARY ROAD (PROPOSED) MCGILLS ROAD The default minimum lot size for rural residential lots ZIELKE AVENUE SUGAR CANE RAIL NETWORK

N OPEN SPACE, LANDSCAPE AND ENVIRONMENT is 2 hectares; however, the planning scheme identifies PROTECTION ELEMENTS N KALKIE BUNDABERG NORTH OPEN SPACE / ENVIRONMENT PROTECTION AREA [NOTE 2] BUNDABERG BARGARA ROAD RURAL AND LANDSCAPE PROTECTION AREA 3 precincts that vary this minimum lot size having BURNETT P N MAJOR COMMUNITY FACILITIES ELEMENTS P PRIMARY SCHOOL (EXISTING) regard to the location and characteristics of the land PS PRIMARY AND SECONDARY SCHOOL (EXISTING)

JEALOUS ROAD BURNETT HEADS ROAD S SECONDARY SCHOOL (EXISTING)

ASHFIELD ROAD and availability of services e.g. minimum lots sizes BARGARA ROAD OTHER ELEMENTS PS AGRICULTURAL LAND BUFFER TELEGRAPH ROAD of 2,000m² and 4,000m² apply in locations closer to WINDERMERE ROAD ACOUSTIC AND AMENITY BUFFER PRINCESS STREET N IRRIGATION CHANNEL urban centres and services and a 4 hectare minimum ASHFIELD NOTE 1: WINDERMERE The land use areas shown on this figure are indicative only and represent a conceptual response to the overall outcomes and assessment criteria of the Kalkie-Ashfield local

SCOTLAND STREET development area local plan code. The exact location and spatial extent of the various land lot size applies for more remote rural living. use areas within the Kalkie-Ashfield local development area will be subject to more L detailed ground truthing and site-specific assessment undertaken as part of the development application process.

WALLA STREET BOURBONG STREET

QUAY STREET BUNDABERG-PORT ROAD PEDESTRIAN & CYCLEWAY NOTE 2: LINK TO BALDWIN SWAMP The Open Space/Environment Protection Area indicates both existing and future strategic BUNDABERG CENTRAL elements of the Open Space/Environment Protection network for the Kalkie-Ashfield local AND BUNDABERG CBD development area. BAROLIN STREET The Open Space/Environment Protection Network identifies the potential extent and N location of open space for the Kalkie-Ashfield local development area in an indicative WALLA STREET PS manner and is subject to refinement through the development assessment process taking Major Urban Development Areas into account the need for public open space of various types, the need for land for drainage and flood hazard management purposes and the nature conservation values of land.

KEPNOCK 0 300 600 900 1200 kilometres While some areas identified for urban residential FE WALKER STREET N 1:30 ,000 @ A3

BOUNDARY STREET S

expansion in the planning scheme have been included BAROLIN STREET N P WALKER STREET WOONGARRA in the Low Density Residential Zone, other areas BUNDABERG RING ROAD

N (particularly large urban growth areas) have been ELLIOTT HEADS ROAD Figure 7.2.2 WALKERVALE AVENELL HEIGHTS Kalkie Ashfield Local included in the Emerging Community Zone. This zone Development Area provides for coordinated land use and infrastructure Structure Plan Concept DRAFT MAY 2014 planning to be done for these ‘greenfield’ areas, before residential subdivision is approved. Planning for larger growth areas will generally be done by Council KALKIE-ASHFIELD LOCAL DEVELOPMENT AREA

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BRANYAN Residential Land Uses The planning scheme has identified land at Branyan The planning scheme seeks to reduce ‘red tape’ and which has potential to provide for longer-term growth provide greater consistency for development provisions in the western suburbs of Bundaberg City. Under across the region. The more common land uses that the planning scheme, this land has been included in are anticipated or expected in residential zones the Emerging Community Zone to manage uses that will typically be accepted subject to requirements, may compromise future urban development in the avoiding the need to lodge a development application area. Council has not prepared a Local Plan for this with Council. area as yet, but intends to undertake such work as a DWELLING HOUSES future planning scheme amendment. This planning The planning scheme includes limited assessment will need to be done before urban development can benchmarks and requirements for dwelling houses and occur in this area. associated outbuildings such as sheds and garages.

CENTRAL COASTAL GROWTH AREA A dwelling house on a residential lot will usually be accepted development subject to requirements Under the planning scheme, the coastal area between contained within the acceptable outcomes of the Burnett Heads and Elliott Heads has been identified as Dwelling House Code. Aside from assessment an area for additional growth, catering for the demand benchmarks and requirements in the planning scheme, for coastal living. Bargara will remain the principal Council has adopted an Amenity and Aesthetics Policy coastal centre, but additional growth has also been which applies to particular residential buildings. A copy identified for the coastal towns of Burnett Heads, of this policy can be found on Council’s website. Innes Park, Coral Cove and Elliott Heads. This reflects HOME BASED BUSINESS large ‘master planned’ developments approved in Home based businesses occur in association with these areas in recent years. While these coastal towns a dwelling on the same site but are secondary to (other than Bargara and Coral Cove) are not currently the residential use to maintain the amenity of the sewered, Council will work with developers to ensure surrounding area. Examples of home bases businesses growth is appropriately serviced. include a home office and a bed and breakfast. On a residential lot, a home based business is accepted development subject to requirements contained within the acceptable outcomes of the Home Based PILOT STATION RESERVE L Business Code. Under the planning scheme, a home BURNETT HEADS based business involving a family day care is accepted P development on the basis that it is subject to separate

ROWLANDS ROAD

RIVER legislation. N

BURNETT DUAL OCCUPANCY BUNDABERG PORT ROAD

MITTELHEUSERS ROAD A dual occupancy (eg. duplex) is defined as a premises

BURNETT HEADS ROAD containing two dwellings, each for a separate

NIELSON PARK MON REPOS household, and consisting of: L » a single lot, where neither dwelling is a secondary S D P BARGARA SEAVIEW ROAD dwelling; or

LEGEND » two lots sharing common property where one BOUNDARIES CADASTRAL BOUNDARY BARGARA ROAD N AREA SUBJECT TO CENTRAL COASTAL dwelling is located on each lot. URBAN GROWTH AREA LOCAL PLAN

INDICATIVE LAND USE AREAS [NOTE 1] In most cases under the planning scheme, dual RESIDENTIAL AREA WINDERMERE ROAD RIFLE RANGE CREEK L MEDIUM DENSITY RESIDENTIAL AREA occupancies are accepted development subject BUSINESS AREA

ACTIVITY CENTRE NETWORK to requirements contained within the acceptable

D DISTRICT ACTIVITY CENTRE N LOCAL ACTIVITY CENTRE L outcomes of the Dual Occupancy Code. N NEIGHBOURHOOD ACTIVITY CENTRE INNES N PARK INNES PARK ROAD N TRANSPORT ELEMENTS ELLIOTT HEADS ROAD INNES PARK MAJOR ROAD (EXISTING OR UPGRADED)

ELLIOTT HEADS ROAD MAJOR ROAD (PROPOSED) MULTIPLE DWELLINGS AND OTHER FORMS OF SECONDARY ROAD (EXISTING OR UPGRADED) SECONDARY ROAD (PROPOSED) BACK WINDERMERE ROAD MULTI-UNIT RESIDENTIAL DEVELOPMENT N N CORAL OPEN SPACE, LANDSCAPE AND ENVIRONMENT PROTECTION ELEMENTS COVE OPEN SPACE / ENVIRONMENT PROTECTION AREA [NOTE 2]

ELLIOTT HEADS ROAD RURAL AND LANDSCAPE PROTECTION AREA The planning scheme provides for other forms of INTER-URBAN BREAK INTRA-URBAN BREAK residential development, including multiple dwellings MAJOR COMMUNITY FACILITIES ELEMENTS

P PRIMARY SCHOOL (EXISTING) ELLIOTT HEADS ROAD (e.g. townhouses and apartments), retirement S SECONDARY SCHOOL (PROPOSED) COUNCIL SERVICE CENTRE AND BARGARA CULTURAL AND COMMUNITY CENTRE facilities, short-term accommodation, and residential P ELLIOTT L HEADS OTHER ELEMENTS care facilities to name just a few. The Low Density BUFFER INTERFACE TREATMENT REQUIRED EXTRACTIVE INDUSTRY N STRATEGIC PORT LAND Residential Zone is more restrictive in the type and (REFER PORT OF BUNDABERG LAND USE PLAN) NOTE 1: scale of other residential uses, in order to maintain the The land use areas shown on this figure are indicative only and represent a conceptual response to the overall outcomes and assessment criteria of the Central coastal urban growth area local plan code. The exact location and spatial extent of the various land use areas within the Central coastal urban growth area will be subject to more detailed ground truthing and site-specific assessment undertaken as part of the development application process. low density character and amenity of this zone. Higher NOTE 2: The Open Space/Environment Protection Area indicates both existing and future strategic elements of the Open Space/Environment Protection network for the Central Coastal Urban Growth Area. residential densities and a broader range of residential Figure 7.2.1 0 0.55 1.1 1.65 2.2 kilometres CENTRAL COASTAL URBAN GROWTH AREA N 1:55,000 @ A3 Central Coastal Urban Growth Area Structure Plan Concept activities and housing types are provided for in the OCTOBER 2015

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Medium Density Residential and High Density Residential FLOODING AND STORM TIDE Zones. In these latter zones, multiple dwellings are code A number of areas across the Bundaberg Region are assessable under the planning scheme meaning that a affected by river flooding, localised flooding and storm development application needs to be submitted to the tide events. The planning scheme incorporates controls Council for assessment but no public notification of the similar to those included in Council’s Temporary Local Planning Instrument 1/2015: Interim Flood Response, application is required. but extends the scope of this to also address storm tide. The Flood Hazard Overlay Code seeks to regulate Other matters that may affect development in areas subject to flooding and storm tide including reference to minimum habitable floor residential areas and development heights for development, limiting intensification of residential development, subdivision and filling of land LIMITED DEVELOPMENT within the flood hazard area, and allowing an increased (CONSTRAINED LAND) ZONE overall building height where required to increase flood Under the planning scheme, the Limited Development resilience. (Constrained Land) Zone is used to identify land known BUSHFIRE to be significantly affected by one or more constraints. Bushfire is a natural hazard that affects some parts of In the Bundaberg Region, this includes: the region, including rural and rural residential areas, but » Land within the Flood Hazard Area which has a high is usually not a major issue within existing urban areas. hazard due to the speed and/or depth of flood waters. The designation of bushfire hazard/ bushfire prone areas For certain properties included in this zone, a Limited may trigger assessment when constructing a dwelling or proposing subdivision in these areas. This is necessary Residential Precinct has been identified to allow to limit risk and ensure the safety of people and protect dwelling houses to be built or re-built, but to limit more property from the impacts of bushfire. intensive forms of residential development that would increase the number of people or properties at risk HERITAGE AND NEIGHBOURHOOD CHARACTER from flooding impacts. Any building work associated Under the planning scheme, heritage and neighbourhood with a dwelling house would still need to ensure the character values are identified in a number of historical structure can withstand the effects of flooding. nI residential and commercial areas in the region, particularly other parts of Limited Development (Constrained Land) within Bundaberg City and Childers. However, the presence of these heritage and neighbourhood character Zone, the impacts of flooding are so severe that most values does not necessarily mean that you cannot forms of urban development would be undesirable or develop on these sites. However, any development that inappropriate; does occur should seek to conserve the heritage values » Historical subdivisions, i.e. land that has been and built form character of these sites and areas. subdivided into small lots but is not serviced or has DEVELOPMENT CODES only limited infrastructure. There may be potential In addition to containing use codes for various residential for conversion of this land to residential development uses (e.g. dual occupancies, dwelling houses and multi- subject to consideration of constraints (e.g. steep unit residential uses), Part 9 of the planning scheme land, drainage, flooding) and appropriate provision of contains other development codes. These codes provide services. standards for residential development relating to servicing, subdivision, car parking, access, landscaping and signage.

CONTACT US Should you wish to find out more about the planning scheme, please contact Council’s Strategic Planning team.

BUNDABERG REGIONAL COUNCIL 190 Bourbong Street, Bundaberg Qld 4670 PO Box 3130, Bundaberg Qld 4670

TELEPHONE 1300 883 699 EMAIL [email protected] WEBSITE www.bundaberg.qld.gov.au

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