Development Assessment Report Toondah Harbour Priority Development Area (THPDA) Proposed interim use - car park 233 Middle Street Cleveland 14 February 2018 1 Executive Summary Redland City Council (RCC) are seeking approval for an Interim Land Use (car park) to cater for overflow parking for visitors going to North Stradbroke Island during peak holiday periods and/or festivals/events. Previously RCC have utilised two grassed areas located at 233 Middle Street Cleveland, more specifically Lot 19 on SP115544, for overflow parking which prior to the area being included in the THPDA was self-assessable development as a temporary use under the Redlands Planning Scheme. The area used would be approximately 2000m2 in ‘Area 1’ and 1400m2 in ‘Area 2’ and the number of car parks would not exceed 100 and 60 respectively. Area 1 adjoins residential development and a buffer zone is included in addition to the existing 5m wide public walkway that runs between the boundaries to negate any potential adverse amenity impacts. Area 1 and 2 are located in Precinct 2 – Residential of the THPDA Development Scheme. The proposed development necessitates a development application for Material Change of Use – Interim Land Use (car park). RCC understands that notification of this application may not be required. Having regard to the THPDA Development Scheme, current market conditions, and other external influences it is RCC’s view that the use of the site for the proposed Interim Land Use (car park) use is an appropriate use of the site. The use is a continuation of a previous temporary use that did not require development works or approval. 2 Contents 1. Summary Details ............................................................................................................... 4 1.1. Property Summary ...................................................................................................... 4 1.2. Planning instrument details ......................................................................................... 4 1.3. Application Summary .................................................................................................. 4 1.4. Applicant Details ......................................................................................................... 4 2. Site Analysis ..................................................................................................................... 5 2.1 Site Location ................................................................................................................ 5 2.2 Photos – site and surrounds ........................................................................................ 9 3. Background ..................................................................................................................... 13 3.1 Development application history subject site and surrounds ...................................... 13 4. Development Proposal .................................................................................................... 14 4.1 Proposal Summary .................................................................................................... 14 5. Key Considerations ......................................................................................................... 14 6. Development Scheme Assessment ................................................................................. 15 6.1 Toondah Harbour Development Scheme ................................................................... 15 6.2 Interim Use ................................................................................................................ 15 6.3 Use Definition ............................................................................................................ 15 6.4 Category of Development .......................................................................................... 15 6.5 Infrastructure Charges ............................................................................................... 15 7. Land Use Plan ................................................................................................................ 15 7.1 Vision Statement ....................................................................................................... 15 7.2 PDA wide criteria – Urban Design ............................................................................. 16 7.3 PDA wide criteria - Sustainability ............................................................................... 17 7.4 PDA wide criteria - Street and movement network ..................................................... 17 7.5 PDA wide criteria - Natural environment .................................................................... 19 7.6 PDA wide criteria - Open space ................................................................................. 20 7.7 PDA wide criteria - Community safety and development constraints .......................... 20 7.8 PDA wide criteria - Service infrastructure................................................................... 21 7.9 Precinct 2 Intent and preferred land uses .................................................................. 21 8. Conclusion ...................................................................................................................... 23 9. Attachments .................................................................................................................... 23 3 1. SUMMARY DETAILS 1.1. Property Summary Address 233 Middle Street Cleveland RPD Lot 19 on SP115544 Easements Storm water/Drainage Owner Redland City Council - Property Services Unit Area 7587m² total Exiting land use miscellaneous storage 1.2. Planning instrument details Priority Development Area Toondah Harbour Development Scheme Toondah Harbour Development Scheme Zone Residential Precinct Two (2) Toondah Harbour Preferred use Dual occupancy/multiple dwelling/residential care facility DA history Nil (on Lot 19 on SP115544) 1.3. Application Summary Description Interim Land Use (car park) Approval sought Material change of use Notification TBA 1.4. Applicant Details Applicant Redland City Council – Property Services Unit PO Box 21 CLEVELAND QLD 4163 Contact Damien Jolley (Acting Senior Property Officer) p: 3829 8981 e: [email protected] 4 2. SITE ANALYSIS 2.1 Site Location The site is known as 233 Middle Street Cleveland and described as lot 19 on SP115544 and located within Precinct 2 of the Toondah Harbour PDA. The site is an irregular shape of 7587m2. The site consists of mostly grassed open space with the only improvements being a 80m2 shed and 250m2 currently unused greenhouse type building. The site is bordered by residential units on the western side, car park on the eastern side, office buildings on the northern boundary and is also bordered by a separate lot consisting of mangroves that effectively splits the site down the middle. Figure 1 Location of subject site 5 Figure 1a Location of Toondah Harbour PDA 6 Figure 1b Toondah Harbour PDA precincts 7 Figure 1c subject site area 1 and area 2 8 2.2 Photos – site and surrounds Figure 2 Access to Area 2 via existing car park Figure 3 Internal view of access to area 1 9 Figure 4 Internal view Area 1 Figure 5 Buffer between Area 1 and residential area 10 Figure 6 Access to Area 2 via existing carpark Figure 7 Internal view of access to Area 2 11 Figure 8 Internal view Area 2 Figure 9 Internal view Area 2 12 Figure 10 Approximate locations photos taken 3. BACKGROUND 3.1 Development application history subject site and surrounds The site formed part of the marine research facility and office space, which included lots 33- 35 on C618 and Lot 4 on SL12281, that was owned and operated by the Commonwealth Scientific and Industrial Research Organisation. The site was sold in April 2012 to Redland City Council and the buildings on lots 33-35 on C618 and Lot 1 on RP145396 were occupied/used by Redland Water as offices. On 7 October 2015 approval was obtained from Economic Development QLD (EDQ) for part of the buildings to be used for a temporary educational establishment (EDQ ref DEV2015/711) and Redland Water continue to use/occupy part of the buildings along with the education provider (the Australian Industry Trade College). 13 4. DEVELOPMENT PROPOSAL 4.1 Proposal Summary The proposed use will establish Interim Land Use (car park) for: Temporary Car parking during peak periods - maximum of 50 days per annum. The use will be a continuation of a temporary use under the Redlands Planning Scheme for peak periods where additional car parking is considered necessary (refer Attachment D of application). The periods may include: Australia Day Anzac Day Labour Day Queen’s Birthday Easter holiday period Christmas holiday period Festivals/other events The use will have little to no adverse impacts on adjoining properties 5. KEY CONSIDERATIONS The proposed use – being a temporary car park – is not included within the ‘preferred land uses’ within Precinct 2 THPDA Development Scheme Residential zone, however the use is proposed as interim use only. It is in no way intended to compromise the development of the site in line with the ultimate intent for the Precinct under the Development Scheme. There is existing permanent car parking adjoining the site that would provide gated access to both Area 1 and 2. Limited works will be required to use the areas for temporary parking. The works may include installation of temporary fence (tiger mesh) signage and maintenance of