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Development Assessment Report DEVELOPMENT ASSESSMENT REPORT DEVELOPMENT APPLICATION FOR PRELIMINARY APPROVAL FOR MATERIAL CHANGE OF USE (S. 242) AND DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE & RECONFIGURATION OF A LOT (STAGE 1) DAVID LOW WAY, AND 17 & 28 BELLE MARE AVENUE, YAROOMBA LOTS 20 & 336 – 340 ON SP219217, LOTS 12 & 15 – 16 ON SP238214 AND LOT 25 ON SP269561 INSERT FRONT REPORT COVER PAGE PROJECT URBAN – 16439 May 2017 DOCUMENT INFORMATION Project number: 16439 Report prepared for: SH Coolum Pty Ltd DOCUMENT CONTROL Revision # Date Prepared by Reviewed by Authorised by Preliminary 19/3/2017 Draft Adam Seaton Glen Wright Glen Wright Draft 1.0 19/4/2017 Glen Wright Glen Wright Glen Wright Draft 2.0 27/4/2017 Glen Wright Glen Wright Glen Wright Draft 3.0 2/5/2017 Glen Wright Glen Wright Glen Wright Final 4/5/2017 Glen Wright Glen Wright Glen Wright COMPANY DETAILS Project Urban Pty Ltd Suite 1 Corner Surf Road & Gardak Street Alexandra Headland Qld 4572 Tel: 07 5443 2844 Email: [email protected] Disclaimer Statement Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document. This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply. Development Application for Material Change of Use & Reconfiguration of a Lot to Page 2 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba PROJECT URBAN – 16439 May 2017 TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY .......................................................................................................................... 5 2.0 APPLICATION SUMMARY ..................................................................................................................... 7 3.0 INTRODUCTION ...................................................................................................................................... 9 4.0 BACKGROUND ...................................................................................................................................... 10 4.1 PLANNING SCHEME AMENDMENT SUBMISSION .............................................................................................. 10 4.2 ALIGNMENT WITH LOCAL, STATE AND FEDERAL GOVERNMENT POLICY DRIVERS ............................ 11 5.0 COMMUNITY CONSULTATION .......................................................................................................... 13 5.1 SITE HISTORY ..................................................................................................................................................................... 15 6.0 SITE DESCRIPTION ............................................................................................................................... 20 6.1 SUBJECT SITE ..................................................................................................................................................................... 20 6.2 SURROUNDING LAND USES........................................................................................................................................ 20 7.0 PROPOSED DEVELOPMENT ................................................................................................................ 23 7.1 PRELIMINARY APPROVAL FOR MATERIAL CHANGE OF USE ......................................................................... 24 7.2 STAGE 1 DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE .......................................................... 30 7.3 STAGE 1 DEVELOPMENT PERMIT FOR RECONFIGURATION OF A LOT ..................................................... 30 8.0 SUPPORTING DOCUMENTATION ...................................................................................................... 32 8.1 ARCHITECTURAL DRAWINGS ...................................................................................................................................... 32 8.2 LANDSCAPE PLANS ......................................................................................................................................................... 32 8.3 VISUAL ASSESSMENT ..................................................................................................................................................... 32 8.4 STORMWATER MANAGEMENT PLAN ..................................................................................................................... 33 8.5 FLOOD ASSESSMENT ..................................................................................................................................................... 34 8.6 TRAFFIC IMPACT ASSESSMENT .................................................................................................................................. 35 8.7 WATER & SEWER ASSESSMENT ................................................................................................................................. 37 8.8 ECOLOGICAL ASSESSMENT ......................................................................................................................................... 38 8.9 TURTLE IMPACT ASSESSMENT ................................................................................................................................... 40 8.10 LIGHTING CONCEPT ....................................................................................................................................................... 41 8.11 NOISE IMPACT ASSESSMENT ..................................................................................................................................... 42 8.12 ECONOMIC IMPACT ASSESSMENT ........................................................................................................................... 43 8.13 BUSHFIRE HAZARD ASSESSMENT ............................................................................................................................. 44 8.14 COASTAL EROSION HAZARD ASSESSMENT ......................................................................................................... 44 8.15 COMMUNITY AND STAKEHOLDER ENGAGEMENT ............................................................................................ 44 8.16 SUSTAINABILITY STATEMENT ..................................................................................................................................... 45 8.17 PUBLIC ACCESS AND AMENITIES PLANs................................................................................................................ 46 9.0 STATE PLANNING INTERESTS ............................................................................................................ 48 9.1 STATE PLANNING REGULATORY PROVISIONS .................................................................................................... 48 9.2 STATE PLANNING POLICY ............................................................................................................................................ 50 9.3 REFERRAL ............................................................................................................................................................................ 50 9.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS ........................................................................................... 50 10.0 PLANNING SCHEME ............................................................................................................................. 51 10.1 DEFINITION ........................................................................................................................................................................ 51 10.2 LEVEL OF ASSESSMENT ................................................................................................................................................. 52 10.3 STRATEGIC FRAMEWORK ............................................................................................................................................. 52 10.3.1 STRATEGIC INTENT ............................................................................................................................................... 52 10.3.2 SETTLEMENT PATTERN THEME ........................................................................................................................ 53 10.3.3 ECONOMIC DEVELOPMENT THEME .............................................................................................................. 55 10.3.4 TRANSPORT THEME ............................................................................................................................................. 56 10.3.5 INFRASTRUCTURE AND SERVICES THEME .................................................................................................. 56 10.3.6 NATURAL ENVIRONMENT THEME.................................................................................................................
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