Development Assessment Report

Development Assessment Report Toondah Harbour Priority Development Area (THPDA) Proposed interim use - car park 233 Middle Street Cleveland 14 February 2018 1Executive 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. 2Contents <a href="#4_0">1. Summary Details............................................................................................................... 4 </a> <a href="#4_1">1.1. Property Summary...................................................................................................... 4 </a><a href="#4_2">1.2. Planning instrument details......................................................................................... 4 </a><a href="#4_3">1.3. Application Summary.................................................................................................. 4 </a><a href="#4_4">1.4. Applicant Details......................................................................................................... 4 </a> <a href="#5_0">2. Site Analysis ..................................................................................................................... 5 </a> <a href="#5_1">2.1 Site Location................................................................................................................ 5 </a><a href="#9_0">2.2 Photos </a><a href="#9_0">– </a><a href="#9_0">site and surrounds ........................................................................................ 9 </a> <a href="#13_0">3. Background..................................................................................................................... 13 </a> <a href="#13_1">3.1 Development application history subject site and surround</a><a href="#13_1">s</a><a href="#13_1">.</a><a href="#13_1">..................................... 13 </a> <a href="#14_0">4. Development Proposa</a><a href="#14_0">l</a><a href="#14_0">.</a><a href="#14_0">................................................................................................... 14 </a> <a href="#14_1">4.1 Proposal Summar</a><a href="#14_1">y</a><a href="#14_1">.</a><a href="#14_1">................................................................................................... 14 </a> <a href="#14_2">5. Key Consideration</a><a href="#14_2">s</a><a href="#14_2">.</a><a href="#14_2">........................................................................................................ 14 </a><a href="#15_0">6. Development Scheme Assessment................................................................................. 15 </a> <a href="#15_1">6.1 Toondah Harbour Development Scheme................................................................... 15 </a><a href="#15_2">6.2 Interim Us</a><a href="#15_2">e</a><a href="#15_2">.</a><a href="#15_2">............................................................................................................... 15 </a><a href="#15_3">6.3 Use Definitio</a><a href="#15_3">n</a><a href="#15_3">.</a><a href="#15_3">........................................................................................................... 15 </a><a href="#15_4">6.4 Category of Developmen</a><a href="#15_4">t</a><a href="#15_4">.</a><a href="#15_4">......................................................................................... 15 </a><a href="#15_5">6.5 Infrastructure Charge</a><a href="#15_5">s</a><a href="#15_5">.</a><a href="#15_5">.............................................................................................. 15 </a> <a href="#15_6">7. Land Use Plan ................................................................................................................ 15 </a> <a href="#15_7">7.1 Vision Statement ....................................................................................................... 15 </a><a href="#16_0">7.2 PDA wide criteria </a><a href="#16_0">– </a><a href="#16_0">Urban Design ............................................................................. 16 </a><a href="#17_0">7.3 PDA wide criteria - Sustainabilit</a><a href="#17_0">y</a><a href="#17_0">.</a><a href="#17_0">.............................................................................. 17 </a><a href="#17_1">7.4 PDA wide criteria - Street and movement networ</a><a href="#17_1">k</a><a href="#17_1">.</a><a href="#17_1">.................................................... 17 </a><a href="#19_0">7.5 PDA wide criteria - Natural environmen</a><a href="#19_0">t</a><a href="#19_0">.</a><a href="#19_0">................................................................... 19 </a><a href="#20_0">7.6 PDA wide criteria - Open space................................................................................. 20 </a><a href="#20_1">7.7 PDA wide criteria - Community safety and development constraints.......................... 20 </a><a href="#0_0">7.8 PDA wide criteria - Service infrastructure................................................................... 21 </a><a href="#0_1">7.9 Precinct 2 Intent and preferred land uses .................................................................. 21 </a> <a href="#0_2">8. Conclusio</a><a href="#0_2">n</a><a href="#0_2">.</a><a href="#0_2">..................................................................................................................... 23 </a><a href="#0_3">9. Attachment</a><a href="#0_3">s</a><a href="#0_3">.</a><a href="#0_3">................................................................................................................... 23 </a>31. SUMMARY DETAILS 1.1. Property Summary Address RPD 233 Middle Street Cleveland Lot 19 on SP115544 Easements Owner Storm water/Drainage Redland City Council - Property Services Unit 7587m² total Area Exiting land use miscellaneous storage 1.2. Planning instrument details Priority Development Area Development Scheme Zone Toondah Harbour Toondah Harbour Development Scheme Residential Precinct Two (2) Toondah Harbour Preferred use DA history Dual occupancy/multiple dwelling/residential care facility Nil (on Lot 19 on SP115544) 1.3. Application Summary Description Interim Land Use (car park) Material change of use TBA Approval sought Notification 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] 42. 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 5Figure 1a Location of Toondah Harbour PDA 6Figure 1b Toondah Harbour PDA precincts 7Figure 1c subject site area 1 and area 2 82.2 Photos – site and surrounds Figure 2 Access to Area 2 via existing car park Figure 3 Internal view of access to area 1 9Figure 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 existing driveway crossovers which are bitumen on to gravel. Management of the areas during peak periods would be undertaken by Council. Established pedestrian connections will be utilised and any improvement works can be readily removed at the expiry of the activities. It is expected that appropriate conditions will be put in place on any approval granted which limit the operation of the activities to a temporary period. This permits the parking area to remain in good condition and regenerate as necessary between use periods. 14 Overall, given the existing approved car parks on adjoining sites; market and environmental considerations impacting on future development in line with the Development Scheme; and the ability to limit temporary activities through the setting of appropriate conditions - it is considered that the proposed Interim Land Use (car park) is an appropriate use for the site and would not be inconsistent with reasonable expectations of the community. 6. DEVELOPMENT SCHEME ASSESSMENT 6.1 Toondah Harbour Development Scheme The proposed development has been lodged pursuant to the Economic Development Act 2012 and the THPDA Development Scheme. 6.2 Interim Use An interim use is a land use that, because of its nature, scale, form or intensity, is not an appropriate long term use of the land. Interim land uses may occur if appropriately developed and operated and where located in areas which will not compromise the precinct provision in the longer term. 6.3 Use Definition Car park - Premises used for parking vehicles where the parking is not ancillary to another use. 6.4 Category of Development Material change of use. 6.5 Infrastructure Charges No infrastructure charges would be applicable as the use is temporary. 7. Land Use Plan 7.1 Vision Statement Toondah Harbour is a key waterfront destination within Cleveland, Redland City and South East Queensland. Development establishes a strong community identity which benefits from the indigenous heritage and amenity of Moreton Bay and a mixture of residential, retail, tourism, commercial and community uses. As the principal point of departure and arrival for ferry services between the mainland and North Stradbroke Island, Toondah Harbour is "the gateway to Straddie". Water based transport and boating facilities are provided including separate terminals for passenger and vehicle ferries, a marina, boat industries and marine services. 15 The harbour is also utilised for the launch of recreational boats from trailers. Development will revitalise the ferry terminal and improve the transport function by better integrating ferry and bus services and managing car parking. Development establishes Toondah Harbour as a high quality urban environment that capitalises on the high amenity of Moreton Bay and provides opportunities for a range of activities including outdoor dining, tourism facilities, residential, commercial development, marina and a public beach. Development complements the Cleveland CBD and its revitalisation and provides appropriate infrastructure that meets market expectations for safety, comfort, convenience, information and service delivery. The functioning of existing parks is protected and there is no net loss of public open space within the Toondah Harbour PDA, including GJ Walter Park. New areas of public open space enhance opportunities to enjoy the waterfront and Moreton Bay and support aboriginal stewardship and reconciliation. Pedestrians, cyclists and vehicles are afforded safe and efficient movement options which connect with public transport, the waterfront and community focal points. Adequate parking is provided to meet the scale of development and anticipated future growth. Development respects and values marine and land based ecology and seeks to protect matters of ecological significance. Response: The proposed development will provide additional management of car parking issues during peak periods to support the ongoing vision of Toondah Harbour being the ‘gate way to Straddie’ in the short term. The proposed development will not impact on future development of the site. 7.2 PDA wide criteria – Urban Design The form, type and arrangement of buildings, streets and public spaces support development and urban design outcomes which: create a community which is compact and walkable, with development generally within a 5 minute walk (400m radius) of a community focal point. A community focal point may include a park, public transport stop, active retail use, community facility or similar deliver building heights which are generally in accordance with the indicative building heights identified in Map 4 and are compatible with surrounding development create an active place characterised by a high quality public realm and safe pedestrian areas which encourage community interaction and support healthy lifestyles provide built form which supports a mix of land uses that support activity during the day and at night appropriately interfaces with existing residential development within and adjoining the PDA boundary and mitigates impacts from density or height by providing: ooovisual buffers and setbacks or graduation in height appropriate access arrangements, and complementary uses ensure all buildings address the street, reinforce streetscapes and integrate with the public realm, with service areas and car parking located to the rear of buildings, in particular promoting building design which reinforces Middle Street as the main entrance and gateway into the PDA enhance the relationship with the waterfront contribute to an articulated streetscape along key pedestrian and street connections conserve local site characteristics, settings, places of heritage significance, landmarks, breezes and views uses built form and natural features to provide specific identity, which complements existing local character and cultural heritage maximise north facing orientation of buildings and views to parks and Moreton Bay provide a safe environment through the application of Crime Prevention Through Environmental Design (CPTED) principles such as passive surveillance of public spaces and activated street frontages ensure adequate visual and noise amenity provide for advertising devices which are in accordance with standards set out in the planning 16 ensure sites have sufficient dimensions to accommodate buildings, landscaping, parking, access and circulation areas provide opportunities for Aboriginal stewardship and reconciliation. Response: The proposed use will use grassed open space that adjoin existing car parks and will require minimal improvement. The proposed development will not impact on future development of the site and it is considered that there are no urban design outcomes to be addressed for the Interim Land use as it compliments existing adjoining land uses. 7.3 PDA wide criteria - Sustainability Development supports sustainable outcomes which: ensure landscaping and building design are of a high standard, providing adequate safety, privacy, comfort and responsiveness to the sub-tropical climate and coastal hazards ensure development has regard to environmental and landscape values ensure ecosystems and natural physical processes are maintained and incorporated as features in the overall urban form minimise potable water usage where possible and enhance the visual amenity of the locality and streetscape utilise energy efficient, climatically responsive design including appropriate solar orientation, shading, cross ventilation, natural lighting and passive cooling techniques . Response: The proposal will have little to no additional impacts on the site and is a continuation of a previous temporary use under the Redlands Planning Scheme. The proposal does not change the existing landscape. The proposed development will not impact on achieving future sustainable outcomes. 7.4 PDA wide criteria - Street and movement network Development delivers a well-designed street and movement network which: creates an attractive and appealing place for residents, workers and visitors, with a street pattern which facilitates safe and efficient movement of private vehicles, buses, cyclists and pedestrians and is permeable, legible and connected to surrounding areas ensures development does not unreasonably constrain future provision of public transport infrastructure and does not adversely impact on the function or operation of existing or future public transport corridors and ensures potential public transport routes are constructed to a standard appropriate to accommodate these services, including footpaths and pavements promotes physical and visual connectivity through the site with connections which align with the mixed use node, public transport services and access to ferry services has regard to location and design of passenger and vehicle ferry parking requirements, including overnight and worker spaces and car queuing requirements which seek to minimise conflicts between different users of the site by locating car queuing areas away from residential and mixed use activity provides efficient and safe street and road networks for all users and appropriately separates pedestrian, vehicle, trailer and bus traffic connects to and takes into consideration impacts to existing networks while ensuring acceptable levels of amenity and minimising negative impacts of through traffic 17 provides a safe and pleasant movement network for pedestrians, cyclists and vehicles that has a clear structure and maximises walking, cycling and public transport effectiveness supports improvements to pedestrian and cycle connections within the site which link to the broader network and support movement to key district and local destinations such as shops, schools, parks and community facilities which may be external to the PDA provides a safe and pleasant environment through lighting, pavement treatment and materials, clear sight lines and landscaping and retains existing mature trees, where possible, in streets establishes a waterfront promenade which contributes to the public realm, has an appropriate interface with adjoining development and enhances the public's access and enjoyment of the waterfront and Moreton Bay delivers specific road connections detailed in the Precinct provisions provides parking spaces generally in accordance with the Redlands Planning Scheme and makes adequate provision for onsite car and trailer parking

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