TOWN PLANNING REPORT 4499-4651 Mount Lindesay Highway, North Maclean North Maclean Enterprise Precinct Development Application for Reconfiguring a Lot - Subdivision for Four Management Lots Plus Road and Open Space Wearco Pty Ltd 3 September 2018 REEL PLANNING CONTENTS CONTENTS 1 EXECUTIVE SUMMARY ........................................................................................................ 1 2 APPLICATION DETAILS ........................................................................................................ 2 3 INTRODUCTION ..................................................................................................................... 3 4 PROJECT BACKGROUND .................................................................................................... 3 5 THE SITE ................................................................................................................................ 4 5.1 SITE DESCRIPTION & EXISTING USE .................................................................................. 4 5.2 TOPOGRAPHY ............................................................................................................... 4 5.3 VEGETATION ................................................................................................................. 4 5.4 ENCUMBRANCES ........................................................................................................... 4 5.5 SURROUNDING ROAD NETWORK ..................................................................................... 4 5.6 SERVICES ...................................................................................................................... 5 6 ADJOINING LAND USES AND THE LOCALITY ................................................................... 8 7 PROPOSAL DETAILS .......................................................................................................... 12 7.1 APPLICATION TYPE ....................................................................................................... 12 7.2 TECHNICAL REPORTS .................................................................................................... 13 7.3 CONTEXT PLAN ............................................................................................................ 13 7.4 PLAN OF DEVELOPMENT .............................................................................................. 14 7.5 INTENDED USES .......................................................................................................... 15 8 THE DEVELOPMENT SCHEME ........................................................................................... 16 8.1 OVERVIEW .................................................................................................................. 16 8.2 STRATEGIC CONTEXT AND VISION .................................................................................. 16 Strategic Context ....................................................................................................... 16 Vision ......................................................................................................................... 16 8.3 LAND USE PLAN AND UDA DEVELOPMENT REQUIREMENTS .............................................. 18 UDA Wide Criteria and ULDA Guidelines ................................................................... 18 Zone Provisions and Level of Assessment .................................................................. 22 8.4 INFRASTRUCTURE PLAN ............................................................................................... 23 8.5 IMPLEMENTATION STRATEGY ....................................................................................... 23 Housing Affordability ................................................................................................. 23 Ecological Sustainability ............................................................................................. 23 8.6 GUIDELINES ................................................................................................................ 23 Guideline No. 6 ‘Street and Movement Network’ (Under Review) ............................ 24 Guideline No. 10 ‘Industry and Business Areas’ (May 2015) ..................................... 24 Guideline No. 13 ‘Engineering Standards’ (September 2017) ................................... 24 Guideline No. 14 ‘Environmental Values and Sustainable Resource Use’ (May 2015) 25 Guideline No. 15 ‘Protection from Flood and Storm Tide Inundation’ (May 2015) ... 25 Guideline No. 17 ‘Remnant Vegetation and Koala Habitat Obligations in Greater Flagstone and Yarrabilba PDAs’ (May 2015) .............................................................................. 25 Guideline No. 18 ‘Development Interface’ ................................................................ 25 8.7 PRACTICE NOTES ......................................................................................................... 25 Practice Note 9 – Context Plans ................................................................................. 25 Practice Note 14 - State Interests in Development Assessment on Priority Development Areas .................................................................................................................... 26 Practice Note 21 – Owner’s Consent ......................................................................... 26 8.8 SUMMARY .................................................................................................................. 27 9 STATE INTERESTS ............................................................................................................. 28 9.1 OVERVIEW .................................................................................................................. 28 9.2 PLANNING REGULATION AND SDAP PROVISIONS ............................................................. 28 TOWN PLANNING REPORT North Maclean Enterprise Precinct REEL PLANNING CONTENTS 9.3 STATE PLANNING POLICY .............................................................................................. 32 9.4 REGIONAL PLAN .......................................................................................................... 36 10 THE LOCAL GOVERNMENT PLANNING SCHEME ............................................................ 40 10.1 OVERVIEW .................................................................................................................. 40 10.2 ASSESSMENT BENCHMARKS .......................................................................................... 40 ZONING ...................................................................................................................... 40 OVERLAYS .................................................................................................................. 40 11 COMMUNITY CONSULTATION ........................................................................................... 41 11.1 EPBC Referral .............................................................................................................. 41 11.2 Development Scheme ................................................................................................... 41 12 CONCLUSION ...................................................................................................................... 42 TOWN PLANNING REPORT North Maclean Enterprise Precinct REEL PLANNING CONTENTS APPENDICES Appendix A - Context Plans Appendix B - Assessment against UDA Criteria Appendix C - Engineering Services Report Appendix D - Site Based Stormwater Management Plan Appendix E - Ecology Response Appendix F - Bushfire Management Plan Appendix G - Traffic Impact Assessment FIGURES 1 Aerial Photograph of the Site 2 Registered Plan of the Site 3 Locality Plan 4 Proposed Subdivision Layout 5 Vision Extract 6 Zone Map Extract 7 State Transport Corridor Map 8 SPP Extract (Agriculture) 9 SPP Extract (PDA) 10 SPP Extract (Bushfire) 11 SEQ Regional Plan Land Use Map TABLES 1 Summary of Surrounding Development Applications / Approvals 2 ULDA Wide Criteria, Guidelines and Practice Notes 3 State Interests of the Planning Regulation and SDAP Provisions 4 State Interests of the SPP TOWN PLANNING REPORT North Maclean Enterprise Precinct REEL PLANNING PAGE 1 1 EXECUTIVE SUMMARY This application applies to land at 4499-4651 Mount Lindesay Highway, North Maclean. It seeks approval to subdivide the existing 117.9ha site into four management lots (and includes the establishment of internal roads and open space areas). It is intended that the management lots will facilitate the development of the site for the North Maclean Enterprise Precinct - a mixed use business and industrial development. These land uses will be established through subsequent development applications for Material Change of Use and (where required) Reconfiguring a Lot applications. The site is in the Greater Flagstone Priority Development Area and is subject to the Greater Flagstone Urban Development Area Development Scheme. Specifically, the site is located in the Industry & Business Zone where an application for Reconfiguring a Lot is identified as a Column 3A (Permissible Development) matter requiring an application to be lodged with Economic Development Queensland (EDQ). This report includes an assessment of the proposed development against the applicable development instrument being the Greater Flagstone Urban Development Area Development Scheme as well as other relevant State and local benchmarks.