Description: Maranoa Logo Process

 

ATTACHMENTS Paper

 

General Meeting

 

Wednesday 9 October 2013

 

Roma Administration Centre

 

NOTICE OF MEETING

 

Date: 4 October 2013

 

Mayor:                                                    Councillor R S Loughnan

 

Deputy Mayor:                                        Councillor W S Wason

Councillors:                                             Councillor J L Chambers

                                                              Councillor R J Denton

                                                              Councillor P J Flynn

                                                              Councillor W M Newman

                                                              Councillor C J O’Neil

                                                              Councillor M L Price

                                                              Councillor D J Schefe

 

Chief Executive Officer:                            Ms Julie Reitano

 

Senior Management:                                Mr Michael Parker (Acting Director Infrastructure Services)

                                                              Mr Rob Hayward (Director Development, Facilities & Environmental Services)

 

Officers:                                                  Ms Jane Frith (Coordinator Corporate Communications)

 

Please find attached agenda for the General Meeting to be held at the Roma Administration Centre on October 9, 2013 at 9.00am.

Julie Reitano

Chief Executive Officer

 


TABLE OF CONTENTS

Item       Subject

No

 

Reports

 

10.1       Southern Queensland Country Travellers' Guide - 2014/15

              Attachment :            Southern Queensland Country Tourism - 2014/15 Travellers' Guide editorial............................................................................................................... 3

 

10.2       Maranoa Regional Council's attendance at the Destination Q Tourism Forum, 27 - 28 August 2013

              Attachment :            2013 Destination Q Partnership Agreement - Wed 28 Aug 2013......... 5

 

10.3       Clearview Rise Street Naming Competition

              Attachment :            Economic Development Queensland - Clearview Rise - Street Naming Entries Short List............................................................................................... 9

 

10.5    Cultural Heritage Injune Preservation Society (CHIPS) request for the transfer of old National Australia Bank (NAB) building

              Attachment :            FINAL Placemaking Plan - INJUNE..................................................... 11  

 

13.1    Material Change of Use - "Extractive Quarry" (up to 100,000 tonnes per annum) (File:2013/18566)

              Attachment 1:         Body of Report.................................................................................... 20

              Attachment 2:         Development Plans............................................................................. 35

              Attachment 3:         DEHP Response................................................................................. 41

              Attachment 4:         DTMR Amended Response................................................................ 53

              Attachment 5:         DNRM Response................................................................................ 65

              Attachment 6:         Ergon Energy Response..................................................................... 82

              Attachment 7:         QFRS Response................................................................................ 84

              Attachment 8:         Site Based Management Plan ............................................................ 85

              Attachment 9:         Stormwater Management Report...................................................... 186

 

13.2    Material Change of Use - "Accommodation Units" (3 Units) (File: 2013/18607)

              Attachment 1:         Body of Report.................................................................................. 199

              Attachment 2:         Development Plans........................................................................... 215

 

13.3    Material Change of Use - Preliminary Approval to vary the effect of the Planning Scheme and Reconfiguring a Lot - 1 Lot into 81 Lots (5 Stages) (File: 2012/18202)

              Attachment 1:         Body of Report.................................................................................. 223

              Attachment 2:         Development Plan............................................................................. 247

              Attachment 3:         DTMR Response.............................................................................. 248

              Attachment 4:         DSDIP Response.............................................................................. 263

              Attachment 5:         Estate Development Code................................................................ 265

              Attachment 6:         Stormwater Management Plan......................................................... 275

 

 

 

17 September 2013

 

Ms Julie Reitano

Chief Executive Officer

Maranoa Regional Council

PO Box 42, Mitchell QLD 4465

 

 

 

 

Dear Julie,

 

We have commenced planning for the 2014/15 Southern Queensland Country Travellers’ Guide.  The guide will once again serve as the key marketing collateral for the region. 

 

For the 2nd edition we will be reviewing the editorial in the current brochure and will amend and update where necessary. Additional copy will be written if Councils invest additional funds for editorial space.  We will also replace some of the images in the guide using images from the various photo shoots we have conducted over the past twelve months. We would appreciate your input in regard to reviewing the Roma and surrounds editorial, the Markets section (page 10/11 of the current guide) and the Calendar of Events (page 20/21 of the current guide). We also welcome you to supply high resolution images for us to consider for possible inclusion in the new guide.

 

Over the past eight to twelve months we have identified a change in brochure usage patterns.  There has been an increase in brochures viewed and downloaded online and a decline in the number of hard copies of the brochures ordered.  As such we have decided to reduce the print run to 55,000 (from 90,000).

 

The 2014/15 Southern Queensland Country Travellers’ Guide will be distributed from 1 March 2014 as follows:

 

·     Throughout the Queensland Visitor Information Centre network, to Visitor Information Centres in Northern NSW and to other targeted interstate Visitor Information Centres

·     In response to consumer enquiries resulting from SQCT marketing campaigns

·     Online ordering through southernqueenslandcountry.com.au, somewherecountry.com.au and our mobile website

·     iPad and tablet application available

·     Available for download and ordering through RACQ Virtual Tourist Information Centre

·     RACQ branches throughout Queensland

·     At Queensland and interstate consumer travel shows attended by SQCT and by Caravanning Queensland on other occasions

·     Tourism operators through the region in rooms, front desks and information packs

 

 

Maranoa Regional Council purchased seven editorial pages in the first edition of the brochure at a cost of $1490+GST per page. We would like to offer you the opportunity to buy editorial pages in the second edition of the Travellers’ Guide at the same rate.

 

Thank you for your consideration of this opportunity. Can you please advise your interest by Wednesday 25 September.

 

I look forward to hearing from you.

 

Kind regards,

 

Monica

 

Monica Groenert

Marketing Manager

 

 

c.c.         Ed Sims, Maranoa Regional Council

Cr. David McMahon, SQCT Board Director

                               


Attachment 1

2013 Destination Q Partnership Agreement - Wed 28 Aug 2013

 





Attachment 1

Economic Development Queensland - Clearview Rise - Street Naming Entries Short List

 



Attachment 1

FINAL Placemaking Plan - INJUNE

 









  


Attachment 1

Body of Report

 

Body of Report

 

1.0       Background information

 

The application seeks approval for a Material Change of Use – “Extractive Industry” and Environmentally Relevant Activity 16 – Extractive and Screening Activities on land at 41476 Warrego Highway, Jackson QLD 4426, described as Lot 12 on SP218512.  The development will involve the extraction of up to 100,000 tonnes of material (road base, rip rap and other products) per annum.

 

The site is located approximately 1.5km west of the Jackson Township on the northern side of the Warrego Highway.  The site is located within and surrounded by Rural zoned land.  The Yuleba State Forest adjoins the site to the west.  The site comprises an area of 8088 hectares and is currently occupied by a single dwelling and associated outbuildings.  The property is divided by Bradshaws Road which runs north to south. 

 

Figure 1 – Site Locality                                                                      Source: Bendemere Shire Planning Scheme

 

The proposed development will be confined to a portion of land approximately 18.7 hectares in area, located in the south eastern corner of the site.  Within this area material will be extracted from two pits, one of which has formally been used as a borrow pit for local road construction.  Access to the site will be obtained directly via the Warrego Highway in accordance with the Department of Transport and Main Roads requirements.

 

Extraction of the material will occur by way of ripping material from the pit face in layers using an excavator.  The material will then be moved to the stockpile and processing area where it can be sorted, crushed and screened before being transported from the site. 

 

Buildings associated with the quarry will include a site office / crew room, ablution block and weighbridge.  Mobile vehicles and equipment proposed to be used onsite include:

 

-     1 x D9 Dozer

-     1 x Wheel Loader

-     1 x Excavator

-     1 x Fuel Truck

-     1 x Maintenance Truck

-     1 x Crushing Plant (Cone crusher)

-     1 x Screening Plant and;

-     2 x Light Vehicles 

 

It is proposed the activity will operate during the hours of 7am to 6pm, seven days a week.  It is anticipated that five employees will be required to operate the site.

 

The Department of Transport and Main Roads (DTMR), Department of Natural Resources and Mines (DNRM) and Department of Environment and Heritage Protection (DEHP) are Concurrence Agencies for the proposed development. 

 

Ergon Energy was triggered as an Advice Agency due to the presence of an electricity transmission line easement over the site.  Council sought third party advice from Queensland Fire and Rescue Service (QFRS) in relation to the Bushfire Hazard Area mapped over the site.

 

 

2.0       Definition of use and assessment status

 

The proposed use is defined as "Extractive Industry" in the Bendemere Shire Planning Scheme 2006 which is described as follows:

 

“Extractive Industry” means any premises used for the winning or treatment on the land or on adjacent land, of gravel, rock, sand, soil, stone, or other similar materials.  The term does not include the removal of materials authorised by Section 32(13) of the Local Government Act 1993, or mining within the means of the Mineral Resources Act 1989.

 

The application is subject to Impact Assessment and assessed against the relevant provisions of the planning scheme.  Public Notification was carried out from 6 June 2013 to 28 June 2013.  Two submissions were received during this period.

 

 

3.0       Desired Environmental Outcomes

 

The Desired Environmental Outcomes (DEOs) are based on ecological sustainability established by IPA and continued under SPA.  The DEOs are the basis for the measures of the planning scheme.  Compliance is outlined below:

 

(a) Environment

 

(i)   The areas of high scenic amenity, remnant vegetation, wetlands, fauna habitats and wildlife corridors and regionally significant open space in the Shire are protected.

 

Remnant Vegetation, Protected Areas and Medium Bushfire Hazard Areas are identified within the development site.  Some clearing of significant vegetation is required to enable the proposed quarry operations.  The DNRM has assessed the development proposal and imposed conditions of approval which limit vegetation clearing to a defined area and ensure the preservation of surrounding areas of environmental significance.  The development will operate in accordance with a Site Based Management Plan and conditions of approval imposed by the DNRM and DEHP to minimise environmental impacts of the use.  The Site Based Management Plan incorporates a management strategy for the rehabilitation of disturbed areas when the uses ceases.

 

(ii)  Places, areas or sites identified as being susceptible to land degradation, including contamination, erosion, salinity and landslip, are protected and further degradation is minimised.

 

The subject site is not identified as being susceptible to land degradation.   

 

(iii) Ecological sustainability is achieved by maintaining and improving biodiversity, water and air quality.

 

The development will be limited to a maximum disturbance area of approximately 18.7 hectares.  Operations of the use will be undertaken in accordance with a Site Based Management Plan and conditions of approval imposed by the DNRM and DEHP to minimise environmental impacts. 

 

(iv) Places of historical and indigenous cultural heritage and social significance are protected, maintained and enhanced.

 

The subject site is not identified as being in proximity to, or a place of, historical, cultural or social significance. 

 

(b) Economic

 

(i)   Good Quality Agricultural Land is protected as a major economic resource for the region.

 

The development site is partially mapped as Good Quality Agricultural Land (GQAL).  The proposed development will be contained within a small portion of the total site area (approximately 0.2%) and will not impact on the ability of the remaining site area to continue to be used for rural purposes.  The Site Based Management Plan incorporates a strategy to rehabilitate disturbed areas and return them to their former use when the quarry operations cease. 

 

(ii)  Key Resource Areas, extractive resources, petroleum, gas and mineral resources are protected as a major economic resource for the region.

 

The proposed development involves an extractive industry use that will supply material including road base and rip rap to the community and wider region. 

 

(iii) Industry, business and employment opportunities are improved and appropriately located to service the community and region, and encourage economic activity within the local area.

 

The proposed use will service the community and wider region by providing an essential resource for development within the region.   The proposed development will encourage economic activity within the local area.

 

(iv) Rural business opportunities are improved to protect and value-add to the existing rural based economy.

 

The proposed development will not adversely impact on rural business opportunities.

 

(c)  Community Well-Being & Lifestyle

 

(i)   A convenient access to roads and services is achieved through well located land uses and the efficient use and timely provision of infrastructure such as water, sewerage and roads walkways and cycling facilities.

 

The proposed development will gain direct access to the Warrego Highway immediately to the south of the site.  The site is currently serviced by reticulated electricity and telecommunications.  Conditions of approval will require the establishment of an onsite effluent disposal system and water storage tanks to service the development.  The water tanks will ensure an adequate supply of potable water and capacity for firefighting.  Water from the onsite dams will be used for quarry processes. 

 

(ii)  Rural residential and urban residential development occurs in distinct localities that provide a sense of community, amenity, services, and a safe, affordable living environment, whilst maintaining the rural amenity of the shire.  The role and identity of Yuleba and Wallumbilla townships as the main business and community centres of the shire is consolidated.

 

The proposed development is for an industrial use and will not adversely impact on the role or identity of Yuleba and Wallumbilla as the main centres for business within the shire.

 

(iii) Infrastructure networks such as road and rail, water cycle and electricity infrastructure are protected from encroachment by sensitive land uses which may adversely affect or limit the normal operation of that infrastructure.

 

The proposed development is not considered a sensitive land use and will not adversely impact on the current or future operations of established infrastructure networks.  The DTMR are a Concurrence Agency for the proposed development and have imposed conditions of approval to address the impact of the development on road corridors.

 

(iv) The adverse effects from natural and other hazards, including bushfires are minimised.

 

The development site is mapped as containing areas of Medium Bushfire Hazard.  Conditions of approval will require the development to comply with the Site Based Management Plan which includes mitigation measures to ensure persons and premises are protected from natural events.  Third party advice sought from QRFS confirmed they have no concerns with the development proposal.

 

(v)  The range of housing types, services and facilities meets the needs of the community and other uses.

 

The proposal is for an industrial use that will not affect the range of housing types within the region.

 

4.0       Overall Outcomes for Rural Zone Code

The Rural Zone Code identifies overall outcomes providing direction about relevant assessment issues. 

1)   The overall outcomes are the purpose of the Rural Zone Code:

2)   The code seeks to ensure that development within the Rural Zone:

 

(a)  reflects the economic potential of the rural area;

 

The proposed development will enhance the economic potential of the rural area through the establishment of a quarry for the extraction of rock material. 

 

(b) is appropriately located within the Rural Zone and existing and future Rural Activities are not prejudiced by inappropriate development;

 

The proposed development will be confined to a small area of land located in the south eastern corner of the site in close proximity to the Warrego Highway.  The operation of the quarry will not adversely impact on adjoining sites or surrounding rural uses.

 

(c)   maintains the environment, including soil, air and water, compatible with healthy natural systems and ensures public health and safety;

 

The proposed development is required to be carried out in accordance with conditions of approval imposed for ERA 16 - Extractive and Screening Activities.  It is considered that compliance with these conditions will ensure public health and safety is maintained and the risk of adverse environmental impacts are minimised. 

 

(d)  protects Good Quality Agricultural Land (GQAL) from fragmentation, alienation or encroachment of incompatible land uses in accordance with State Planning Policy 1/92 – “Development and Conservation of Agricultural Land”;

 

Areas within the development site are identified as GQAL.  The proposed activity will occupy only a small portion of the total site area (0.2%) which includes the site of a former borrow pit that has not been rehabilitated.  As the quarry operations will be confined to a defined area, the development will not affect the continuation of rural activities on the remainder of the property.  The development will be carried out in accordance with a Site Based Management Plan which includes remedial measures to ensure disturbed areas of the site are returned to their former use when quarry operations cease.

 

(e)  is located, designed and operated in a manner that protects and enhances the predominant rural scale, intensity, form and character;

 

The proposed development will be undertaken within a defined area of land comprising approximately 18.7 hectares.  The development achieves adequate separation from sensitive land uses and buildings and structures associated with the use will be appropriately setback from site boundaries ensuring the rural character and amenity is maintained. 

 

(f)    maintains the rural amenity;

 

The proposed development is for an industrial use located within a rural area.  Operations of the proposed use will be limited to a small portion of land within the site and will not affect the ability of the remaining site area to continue to be used for rural activities.  The development is consistent with the location of existing quarries within the region and will not adversely impact on rural amenity.

 

(g)  does not prejudice or impact adversely on other uses including those within other Zones;

 

The proposed use will not impact adversely on adjoining or surrounding uses, as development will be carried out in accordance with the conditions imposed for the Environmentally Relevant Activity.  The proposed development will be located within a small portion of the site in the south eastern corner. It is considered that subject to the recommended conditions of approval, the proposed development will not prejudice or adversely impact on other uses, including established uses within other Zones.

 

(h)  has an appropriately designed access to the road network and traffic generated by the development does not impact adversely on the local road network;

 

The proposed development will obtain direct access to the Warrego Highway to the south via an existing crossover. The existing access will be upgraded to accommodate the anticipated truck usage.  The DTMR have imposed conditions of approval to ensure the development does not impact adversely on the State-controlled road network.

 

(i)    protects areas and sites of conservation importance, including cultural and high landscape values;

 

The development site is does not contain nor is it located in proximity to places of known cultural heritage significance, however the Site Based Management Plan includes measures to ensure indigenous cultural heritage is protected if found.

 

(j)    is undertaken in an orderly and logical sequence to achieve an efficient provision of infrastructure;

 

The development site is connected to an existing electricity supply service.  The proposed development will be serviced by an on-site effluent treatment plant and water storage tanks in accordance with conditions of approval.

 

(k)   is located and designed in ways that minimize the need for flood, bushfire and landslide mitigation and to protect people and premises from such natural events;

 

The development site is not identified as being susceptible to flood or landslide.  Areas of the site, including the area of interest are mapped as being subject to Medium Bushfire Hazard.  The Site Based Management Plan incorporates provisions for bushfire management to ensure persons and premises are protected from natural events.  QRFS were consulted for third party advice on the development proposal and advised they had no concerns with the proposed activity.

 

(l)    has water supply, storm water disposal, sustainable effluent and waste disposal and power to appropriate standards adequate for the use; and

 

The development will be connected to the existing reticulated electricity supply provided to the site.  Conditions of approval will require the provision of a potable water supply and water storage for quarry operations and dust suppression.  The development will be serviced by an onsite effluent disposal system.  Conditions of approval will require stormwater, erosion and sediment to be controlled in accordance with a Site Based Management Plan.

 

(m) does not impact adversely on infrastructure.

 

With the exception of the existing electricity supply to the site, the development will not be serviced by reticulated infrastructure.  Conditions of approval will ensure the provision of adequate on-site water supply and sewerage disposal to service the development.  The Traffic Report submitted in support of the development application determined that the proposed use would not adversely impact on the local road network.  The DTMR have imposed conditions of approval to ensure safety and efficiency of the State-controlled road network is maintained.

 

 

5.0       Rural Zone Code

 

The Code’s relevant Performance Criteria are shown below, in order to more easily permit structured and detailed consideration of relevant issues—

Relevant performance criteria -  the Rural Zone Code

Assessment responses

For all of the Rural Area

1. Infrastructure

PC1 Electricity

Premises are provided with a supply of electricity and adequate for the activity.

The development site is connected to an existing reticulated electricity supply.

 

PC2 Water Supply

Premises are provided with an adequate volume and supply of water for the activity.

Water storage tanks will be installed onsite to provide a potable water supply to the office and amenities.   Water from the onsite dams will be utilized for quarry processes.

PC3 Effluent disposal

To ensure that public health and environmental values are preserved, all premises provide for the treatment and disposal of effluent and other waste water.

An ablution block will be established onsite to service the development.  Conditions of approval will require effluent to be disposed of in accordance with Schedule 5 – “Standards for Sewerage Supply”.

 

 

PC4 Stormwater/Inter-allotment Drainage

Stormwater is collected and discharged so as to:

a)   protect the stability of buildings or the use of adjacent land;

b)   prevent the waterlogging of nearby land; and

c)   protect and maintain environmental values.

Conditions of approval will require the management of surface water flows to minimize sediment build up, control erosion and prevent contaminated stormwater from leaving the site.

 

PC5 Vehicle Access

Vehicle access is provided to a standard appropriate for the use.

The development will utilize an existing crossover that provides direct access to the Warrego Highway.  The crossover will be upgraded in accordance with DTMR requirements to facilitate anticipated traffic movements.

PC6 Parking and manoeuvring

Vehicle parking and service vehicle provision is adequate for the use whilst ensuring both safe and functional operation for motorists and pedestrians.

Six onsite car parking spaces will be provided adjacent to the site office and amenities.  Additional parking can be accommodated onsite if required.  Ample manoeuvring space exists onsite for vehicles to exit onto the highway in forward direction.

PC7 Roads

All weather road access is provided between the premises and the existing road network.

The development will be provided with all-weather access to the Warrego Highway. 

 

PC8.1 Highways

The Warrego Highway is maintained and enhanced as a link between major centres.

 

PC8.2 State Controlled Roads

Development adjacent to State Controlled Roads is located to ensure safe and efficient use of the highway and maintain the integrity of the highway as a commuter link.

 

PC8.3 Noise Sensitive Development

Noise sensitive developments (residential, educational and community) must ensure that road traffic noise levels are appropriately managed to achieve acceptable levels of amenity.

The development will utilize an existing access crossover to the Warrego Highway that will be upgraded to cater for vehicles associated with the quarry activities.  DTMR have imposed conditions of approval to ensure the safety and efficiency of the highway is maintained.

 

The proposed activity is not a noise sensitive use and will not be adversely impacted by road traffic noise levels.

 

 

 

 

PC9 Gas and Oil Pipelines

Buildings are located at an appropriate distance from pipelines to ensure community safety and operation of the use is not compromised.

No habitable structures or buildings will be constructed within 100 metres of oil or gas pipelines.

 

PC10 Refuse Tips and Effluent Treatment Plants

Premises are located at an appropriate distance from refuse tips or effluent treatment plants to ensure community safety and operation of the uses are not compromised.

No buildings will be constructed within 500 metres of a refuse tip or effluent treatment plant.

PC11.1 Rail Corridors

Development is at an appropriate distance from the rail corridor so as not to prejudice safety, speed or intended role of the existing and proposed rail corridors.

 

PC11.2 Noise Attenuation

Development adjoining the rail corridor is protected from the impact of noise. 

The proposed development is not located in proximity to a railway corridor.

 

 

 

 

 

PC12 Electricity Transmission Line Easement – Vegetation

Transmission lines within an Electricity transmission line easement are protected from vegetation.

The development site is traversed by an Electricity Transmission Line Easement however the proposed quarry operations are appropriately separated from this infrastructure and will not result in the establishment of any vegetation in proximity to the easement.

PC13 Electricity Transmission Line Easement – Separation Distance

Habitable buildings and community orientated uses are located a minimum distance from lines to ensure community safety.

The development site is traversed by an Electricity Transmission Line Easement however the proposed quarry operations are appropriately separated from this infrastructure and will not involve the establishment of any habitable buildings.

 

2.  Environment

 

PC14 Watercourses

Development ensures the maintenance of riparian areas and water quality including protection from off-site transfer of sediment.

The proposed development is confined to a small portion of the site that is not located in proximity to watercourses.  

PC15 Flooding

Premises are designed and located so as:

a)   not to be adversely impacted upon by flooding;

b)   to protect life and property; and

c)   not to have an undesirable impact of the extent and magnitude of flooding.

The development site is not identified as being subject to flooding.

PC16 Air Emissions

Air emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

The Site Based Management Plan incorporates control measures to ensure dust emissions do not cause nuisance to receiving environments.  The development will be required to comply with conditions of approval for the operation of ERA 16, which include measures to minimise air emissions in accordance with Environmental Protection (Air) Policy 2008.

PC17 Noise Emissions

Noise emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

The proposed quarry operations are located approximately 800 metres from the nearest sensitive receptor and it is anticipated that sufficient noise mitigation will be provided through natural means such as vegetation cover and changes in topography.  The Site Based Management Plan incorporates control measures to minimise impacts of nuisance noise and vibration on the receiving environment.  The development will be required to comply with conditions of approval for the operation of ERA 16, which include measures to minimise noise emissions from the proposed use in accordance with Environmental Protection (Air) Policy 2008.

PC18 Water Quality

The standard effluent and/or storm water runoff from premises ensures the quality of surface water is suitable for:

a)   the biological integrity of aquatic ecosystems;

b)   recreational use;

c)   supply as drinking water after minimal treatment;

d)   agricultural use; or

e)   industrial use.

The proposed development will be required to comply with conditions of approval for the operation of ERA 16, which include measures to ensure the quality of surface water is maintained.

 

PC19 Excavation and Filling

Excavation and filling of land ensures:

a)   that both the amenity and safety of users of the site and adjacent land holdings;

b)   soil erosion is kept to a minimum with remedial works.

Conditions of approval will require any excavation and filling to be carried out in accordance with Schedule 8 – Standards for Construction Activity to ensure soil erosion is minimised.

PC20 Construction Activities

Both erosion control and silt collection measures are undertaken so as to ensure protection of environmental values during construction.

Conditions of approval will require erosion and sediment control measures to be implemented to protect environmental values.

PC21 Good Quality Agricultural Land

Good Quality Agricultural Land areas as identified in Map R2 – Good Quality Agricultural Land are conserved and managed for the longer term and protected from development that may lead to its alienation or diminished productivity.

The development site does contain areas identified as GQAL, however the development will be confined to a small area within the site and will  not affect existing and future rural activities on the remaining site area.

 

Conditions of approval will require the development to be carried out in accordance with a Site Based Management Plan that incorporates a strategy for the rehabilitation of disturbed areas when the quarry operations cease. 

PC22 Vegetation Retention

Development retains vegetation for the:

a)   protection of scenic quality;

b)   protection of general habitat;

c)   protection of soil quality; and

d)   establishment of open space corridors and networks.

The proposed development will involve some clearing of vegetation in order to extract the resource.  The DNRM have assessed the proposal as a concurrence agency and imposed conditions to ensure vegetation outside the defined development area is not adversely impacted by the quarry operations and approved clearing areas are rehabilitated to ensure the loss of biodiversity is prevented, land degradation does not occur and ecological processes are maintained. 

PC23 Protected Areas

Development is undertaken to ensure areas of significant biodiversity and habitat value are protected.

The proposed development will involve some clearing of Protected Areas in order to extract the resource.  Conditions of approval imposed by the DNRM require approved clearing areas to be rehabilitated to ensure the loss of biodiversity is prevented.

PC24 Sloping Land

Development is undertaken to ensure:

a)   vulnerability to landslip erosion and land degradation is minimised; and

b)   safety of persons and property is not compromised.

The proposed development will involve some operations on slopes exceeding 15%.  The Site Based Management Plan incorporates control measures to ensure the safety of persons and property is not compromised and landslip, erosion and land degradation are minimised. 

PC25 Bushfire Hazard Area

Development maintains the safety of people and property by avoiding areas of High or Medium Bushfire hazard or mitigating the risk through:

a)   the siting of buildings ensuring setbacks from hazardous vegetation are maximized and elements least susceptible to fire are sited closest to the bushfire hazard; and

b)   the provision of firebreaks to ensure adequate setbacks between buildings structure and hazardous vegetation.

The development site is mapped as a Medium Bushfire Hazard Area.  Buildings associated with the quarry operations will be located within a cleared area of the site and adequate onsite water storage will be provided for firefighting.  Conditions of approval will require the development to be carried out in accordance with the Site Based Management Plan which incorporates control measures to ensure persons and premises are protected from natural events.

 

QFRS reviewed the development proposal and advised that they have no concerns in relation to the activity.

PC26 Character Buildings

Development adjacent to buildings identified as heritage or character buildings incorporates design features, materials and details that blend with the existing character.

The development is not adjacent to buildings identified as heritage or character buildings.

PC27 Cultural Heritage

The significance of known places of indigenous cultural heritage value are retained.

The site is not located in proximity to known areas of cultural heritage significance.

 

 


 

6.0       Road use

 

The development site will be accessed directly via the Warrego Highway which is a State-controlled Road.  The DTMR have imposed conditions of approval regarding the site access.  These requirements have been negotiated with the applicant.

 

 

7.0       Submissions

 

Two properly made submissions were lodged to Council during the public notification period.  The submitters’ names and addresses for the submissions are listed below:

 

David and Patricia Sedgwick

"Nastone"

92 Trims Road

Jackson Qld 4426

 

Ronald Markey and Muriel Markey

291 Trims Road

Jackson QLD 4426

 

The planning issues raised by the submitters are examined below:

Issue

Response

Hours of Operation

Conditions of approval will restrict the onsite operating hours to 6am-6pm Monday to Saturday.  No operations will be permitted on Sundays or Public Holidays.

Dust Management

-    impact of dust on neighbouring residences

-    reduction in pasture due to spread of excess dust

Conditions of approval will require the development to be carried out in accordance with a Site Based Management Plan that includes measures to mitigate air emissions and avoid nuisance to the receiving environment.  Onsite water storage will be provided for dust suppression.

Blasting Operations – impacts on livestock

DEHP have imposed blasting limits in their conditions of approval and require the implementation of a Blast Management to mitigate adverse impacts to sensitive receptors.

 

Conditions of approval will require the operator to notify neighbouring landowners/occupiers a minimum of 3 days prior to any blasting activities being carried out onsite.

 


 

8.0       Other assessment issues

 

Subsequent approval for Building works and Plumbing and Drainage works will be required. 

 

The DEHP, DTMR and DNRM were concurrence agencies for the application and have imposed conditions of approval in their referral agency responses (Refer to Attachments 3-5).  Energy Energy was consulted as and advice agency and provided recommended conditions for the development to ensure the protection of electricity infrastructure within the site (Refer to Attachment 6).  Ergon Energy’s recommendations have been incorporated in the Assessment Manager’s conditions of approval.  QRFS was consulted as an interested third party and advised it has no objection to the proposed development (Refer to Attachment 7).

 

 

 


Attachment 2

Development Plans

 







Attachment 3

DEHP Response

 













Attachment 4

DTMR Amended Response

 













Attachment 5

DNRM Response

 
















Attachment 5

DNRM Response

 



Attachment 6

Ergon Energy Response

 



Attachment 7

QFRS Response

 


Attachment 8

Site Based Management Plan

 









































Attachment 8

Site Based Management Plan

 


Attachment 8

Site Based Management Plan

 




Attachment 8

Site Based Management Plan

 


Attachment 8

Site Based Management Plan

 










Attachment 8

Site Based Management Plan

 


Attachment 8

Site Based Management Plan

 



Attachment 8

Site Based Management Plan

 


Attachment 8

Site Based Management Plan

 



Attachment 8

Site Based Management Plan

 


Attachment 8

Site Based Management Plan

 






Attachment 8

Site Based Management Plan

 









Attachment 8

Site Based Management Plan

 




























Attachment 9

Stormwater Management Report

 














Attachment 1

Body of Report

 

1.0 Background Information

 

The application seeks approval for a material change of use for “Accommodation Units” (three dwelling units) at 55 Raglan Street, Roma, described as Lot 116 on RP30933.

 

The development site is located within the Residential Zone and comprises an area of 1029m2.  The site is a corner allotment with frontages to both Raglan Street and Arthur Street.  Surrounding the site in all directions is Residential Zoned land occupied predominately by single detached dwellings.

 

Figure 1 - Locality Plan

 

A single story dwelling and ancillary outbuilding currently occupy the site.  It is proposed that the existing dwelling be retained as one of the units and the outbuilding be removed from the site to facilitate the construction of two additional units. 

 

Figure 2 – View of site from Arthur Street frontage                      Figure 3 – View of site from Arthur Street frontage

                            (location of proposed units)                                                                             (rear of existing dwelling)

 

Figure 4 – View of existing residence from Raglan Street frontage

 

Raglan Street serves as the principal frontage and access to the existing dwelling.  It is proposed that the additional units will be orientated towards the Arthur Street frontage of the site and services by a new property access.

 

The existing dwelling comprises four bedrooms and three bathrooms.  The proposed units will be two storeys in height with each residence containing four bedrooms, a study, three bathrooms and a separate toilet. 

 

 

2.0       Definition of Use and Assessment Status

 

The proposed use is defined as "Accommodation Units" in the Roma Town Planning Scheme 2006, which is described as follows:

 

“Accommodation Units” means any premises comprising an integrated development of dwelling units and/r rooming units. The term includes multiple dwelling units, retirement villages and apartment houses.

 

The application is subject to Impact Assessment against the relevant provisions of the planning scheme.  Public Notification was carried out from 24 July 2013 to 14 August 2013.  No submissions were received during this period.

 

The development proposal does not trigger assessment by any external agencies.

 

 

3.0      Assessment Against the Planning Scheme

 

Desired Environmental Outcomes

 

The Desired Environmental Outcomes (DEOs) are based on ecological sustainability established by Sustainable Planning Act 2009, and are the basis for the measures of the planning scheme. Compliance with the DEOs is examined below:

 

(a)   Environment

 

(i)     The areas of high scenic amenity, remnant vegetation, wetlands, fauna habitats and wildlife corridors and regionally significant open space in the town are protected.

 

The site is situated within a developed urban area and will not result in the removal of any significant vegetation, or impact on environmentally significant areas, including wetlands, habitats, corridors and open spaces.   

 

(ii)     Places, areas or sites identified as being susceptible to land degradation, including contamination, erosion, salinity and landslip, are protected and further degradation is minimised.

 

The subject site is not identified as being susceptible to land degradation. Nevertheless the proposed development does not involve any works which may result in such issues.   

 

(iii)    Ecological sustainability is achieved by maintaining and improving biodiversity, water and air quality.

 

The development involves the intensification of a residential use within a developed urban area.  The proposal will not compromise biodiversity, water or air quality.

 

(iv)  Places of historical and indigenous cultural heritage and social significance are protected, maintained and enhanced.

 

The subject site is not identified as being in proximity to, or a place of, historical, cultural or social significance. 

 

(b)    Economic

 

(i)     Business and commercial development shall be located within the Commercial Zone to promote and strengthen the existing central Business District.

 

(ii)     The Central Business District (CBD) or inner core of the Commercial Zone is intended to contain the more intensive commercial uses.  Entertainment facilities and tourist accommodation will also be favoured within and adjacent to the CBD to provide a central focus of activity and promote vitality after office hours.

 

The proposal is for residential development in a residential area and will not compromise the location of business and commercial development with the Commercial Zone and CBD.

 

(iii)    Beautification and improved parking facilities will enhance the efficiency, attractions and vitality of the Town CBD.

 

The proposal is for residential development and is not situated in proximity to the Town CBD.   The proposed use will not adversely impact on the efficiency, attractions or vitality of the commercial area.

 

(iv)    Tourism will be promoted with significant economic and social benefits to the town as a regional centre with close association with the oil and gas industry and the proximity of the Carnarvon National Park.

 

The proposal is for residential development within the Residential Zone and will not adversely impact on tourism in the region. 

 

(v)     Industry, business and employment opportunities are improved and appropriately located to service the community and region, and encourage economic activity within the local area.

 

The development will support industry, business and employment opportunities in the local area by increasing the range of accommodation available within Roma.

 

(c)    Community Well-Being & Lifestyle

 

(i)     Convenient access to roads and services is achieved through well located land uses and the efficient use and timely provision of infrastructure such as water, sewerage and roads walkways and cycling facilities.

 

The development site is located within an established residential area that provides convenient access to infrastructure and services.  

 

(ii)   Infrastructure networks such as road and rail, water cycle and electricity infrastructure are protected from encroachment by sensitive land uses which may adversely affect or limit the normal operation of that infrastructure.

 

The development site is not located in proximity to major water cycle, rail or electricity infrastructure.  The development is appropriately located within a residential area and will not adversely impact on the normal operation of the local road network.

 

(iii)   Rural residential and urban residential development occurs in distinct localities that provide a sense of community, amenity, services, and a safe, affordable living environment, whilst maintaining the rural amenity of the Town Area.

 

The development site is located within an established residential area with infrastructure and services available to provide a suitable living environment for residents of the dwelling units.  The development will contribute to the local streetscape by providing housing diversity, whilst remaining sensitive to the rural amenity of the town through a design and use of building materials that are consistent with the scale, siting and character of the local area.  Site landscaping and will also contribute to the overall amenity of the development and streetscape.

 

(iv)  The adverse effects from natural and other hazards, including bushfires are minimised.

 

The site is not identified as being susceptible to bushfire, flooding or other hazards. 

 

(v)    The range of housing types, services and facilities meets the needs of the community and other uses.

 

The proposed development will increase the range of housing types available to the community.

 

(vi)    Community well being is not compromised by inappropriate development that impacts upon noise levels, traffic volume, lighting levels, local amenity.

 

The proposal is for a residential use within the Residential Zone.  The development is consistent with the existing land uses in the locality and will not have an adverse impact on noise levels, traffic volume, lighting levels or the local amenity.

 

Overall Outcomes for Urban Area Code

 

The Urban Area Code identifies overall outcomes providing direction about relevant assessment issues.  The overall outcomes are examined below:

 

(a)     Roma is a focus for a range of business, industrial, tourist, community and recreational activity in the local government area;

 

The proposed development will provide residential accommodation which will support a range of activities in Roma.

 

(b)     Business and commercial development is located primarily in the CBD to provide central and accessible services to the local government area;

 

The proposal is for a residential development situated within the Residential Zone.  The development does not involve business or commercial activities.

 

(c)     The residential and heritage character and amenity of the Urban Area is retained;

 

The development involves the intensification of an existing residential use within the Urban Area.  The existing single storey dwelling will be retained onsite and two additional dwelling units will be constructed within a new two storey building orientated towards the Arthur Street frontage.  The development will be limited to 7.6 metres in height and will be constructed of building materials that are in keeping with the local character.  A landscaping buffer will be provided along the Arthur Street frontage and northern side boundary of the site, to enhance the amenity of the site and contribute positively to the streetscape. 

 

 (d)    Safe and convenient access for pedestrians and cyclists is maintained and enhanced;

 

The development is consistent with the intent of the residential area and will not adversely impact on the safety and convenience of cyclist or pedestrian movements in the locality.   Conditions of approval will require the provision of vehicle manoeuvring areas within the site, to ensure vehicles can exit in a forward direction for improved visibility and safety. 

 

(e)    Residential (including Rural Residential) development occurs where there is no adverse impact on Good Quality Agricultural Land;

 

The development site is located within the Roma Town area and is not situated in proximity to Good Quality Agricultural Land.

 

(f)     Residential development is buffered from the existing and proposed road and rail corridors to minimise any detrimental impact;

 

The development is appropriately separated from the rail corridor located north of the site.  Access to the site is obtained via a local access street which is designed to cater for residential land uses.  The proposed use will not adversely impact on road and rail corridors.

 

(g)     Residential development accommodates a range of housing types and allotment sizes, and provides a safe and pleasant living environment, with adequate access to community services and is located in the residential preferred areas shown on the Urban Area Maps in the appendices;

 

The development site is located in an established residential area with access to community services.  The development will increase housing diversity in Roma Town.

 

(h)     The expansion of residential development occurs in areas where it is most cost effective to supply physical infrastructure, such as water, sewerage, roads and electricity;

 

The proposed development is located within an established residential area that has access to infrastructure necessary to service the proposed use.

 

(i)     Efficient and equitable access to social infrastructure, such as schools, neighbourhood shopping, community services, public transport services, and parks are provided in residential areas;

 

The development site is located in an established residential area with efficient and equitable access to social infrastructure.

 

(j)      Industrial development is located in the Industrial Zone of the town (see maps in appendices);

 

(k)     Impacts of industrial uses are required to be within acceptable limits and uses are undertaken in sustainable manner consistent with the amenity and character of the area concerned;

 

The proposal does not involve industrial development.

 

(l)      Small scale business, community and emergency services are provided for the needs of the local community;

 

The proposed development does not involve any business, community or emergency services.

 

(m)    All Areas other than the Commercial Zone are protected from shopping centre and other forms of commercial development.

 

The proposal is for a residential use in the Residential Zone and does not involve commercial development. 

 

Performance Criteria of the Urban Area Code

 

The relevant Performance Criteria of the Code is examined below to provide more detailed consideration of relevant issues -

 

 Performance Criteria

Assessment Responses

 A.    For all of the Town Area

 Infrastructure

PC 1 Electricity

Premises are provided with a supply of electricity adequate for the activity.

 

The proposed development is located in an established urban area with access to electrical infrastructure.

PC 2 Water supply

Premises are provided with an adequate volume and supply of water for the activity.

 

The proposed development is located in an established urban area with reticulated water supply available.

PC 3 Effluent disposal

To ensure that public health and environmental values are preserved, all premises provide for the treatment and disposal of effluent and other waste water.

 

The proposed development is located in an established urban area with reticulated sewerage available.

 

 

PC 4 Stormwater/Inter-allotment Drainage

Stormwater is collected and discharged so as to:

(a)  protect the stability of buildings or the use adjacent land;

(b)  prevent the waterlogging of  nearby land; and

(c)  protect and maintain environmental values.

 

Conditions of approval will require stormwater from the development site to be collected and discharged to ensure no increase in post-development flows to adjoining properties and no contamination or silting of waterways.

PC 5 Vehicle Access

Vehicle access is provided to a standard appropriate for the use.

 

The existing vehicle access to Raglan Street will be retained to service the existing dwelling.  A new crossover will be constructed on the Arthur Street frontage of the site to provide vehicle access to the proposed units.

 

Conditions of approval will require payment of a contribution in lieu of widening the pavement and seal installation of kerb and channel along the Arthur Street frontage of the site in accordance with the requirements of Schedule 2 – “Standards for Roads, Carparking, Access and Manoeuvring Areas” and the CMDG.

PC 6 Density

The density of residential activities does not impact adversely on the residential amenity of the town.

 

Not Applicable – The proposed development is for Accommodation Units.

PC 7 Parking and manoeuvring

Vehicle parking and service vehicle provision is adequate for the use whilst ensuring both safe and functional operation for motorists and pedestrians.

                         

The development proposal submitted incorporated provision for six on-site car parking spaces which is compliant with the minimum requirement of 1.5 spaces per dwelling unit.  The proposed car parking arrangement includes the provision of a single garage/carport per unit plus three uncovered parking spaces.

 

This is considered insufficient for the potential use of the site by 12 unrelated persons.

 

Accordingly, the parking requirement has been set at eight on-site car parking spaces.

 

Vehicle manoeuvring areas will be provided onsite to allow vehicles associated with the two proposed units, to exit onto the roadway in forward direction.  The front entrances to the units will be fenced and gated to ensure vehicle manoeuvring does not encroach on pedestrian access to the buildings.

 

Vehicle access from Raglan Street to the existing dwelling will remain as is. 

 

All access, car parking and manoeuvring areas will be sealed with an approved impervious surface ensuring all weather access to the existing road network.

PC 8 Roads

All weather road access is provided between the premises and the existing road network.

 

The development proposal does not involve the creation of new roads.  Conditions of approval will require the construction of sealed vehicle crossovers to provide all weather access from the site to the roadway.

PC 9 State Controlled Roads

State Controlled Roads are maintained and enhanced as a link between major centres.        

The development site is located on a local access street which is intended to cater for residential land uses.  The development is separated from State-controlled roads and will not impact on their function as a link between major centres.    

PC 10 Development Adjacent to State Controlled Roads

Development adjacent to State Controlled Roads is located to ensure safe and efficient use of the highway and maintain the integrity of the highway as a commuter link.

 

Not Applicable - The development site is not located adjacent to a State controlled road.

 

 

PC 11 Noise Sensitive Development

Noise sensitive developments (residential, educational and community) must ensure that road traffic noise levels are appropriately managed to achieve acceptable levels of amenity.

 

The proposed development is located on a local residential access street and is surrounded by residential land uses.  The proposal will not be adversely impacted by noise generated from road traffic.

PC 12 Development in the Vicinity of Aerodrome

Development

(a)     does not adversely affect the operation of the aerodrome;

(b)     is designed and located to achieve a suitable standard of amenity for the proposed activity; and

(c)     does not restrict the future operational demands of the aerodrome.

 

Not Applicable - The proposed development is not in the vicinity of the aerodrome.

PC 13 Development in the Vicinity of Aerodrome

The development of premises does not cause an obstruction or other potential hazard to aircraft movement associated with the aerodrome by way of:

(a)     the physical intrusion of buildings or other structures into the Obstacle Limitation Surface;

(b)     attracting birds or bats to the area which could cause or contribute to bird strike hazard;

(c)     providing very bright lighting or lighting similar to aerodrome lighting which can distract or confuse pilots;

(d)     interfering with navigation or communication facilities;

(e)     emissions that may affect pilot visibility or aircraft operations; or

(f)     transient intrusions into the aerodromes operational space.

 

Not Applicable - The proposed development is not in the vicinity of the aerodrome.

PC 14 Gas and Oil Pipelines

Buildings are located at an appropriate distance from pipelines to ensure community safety and operation of the use is not compromised.

                         

The site is situated in an established residential area and is located an appropriate distance from gas and oil pipelines.

 

PC 15 Refuse Tips and Effluent Treatment Plants

Premises are located at an appropriate distance from refuse tips and effluent treatment plants to ensure community safety and operation of the uses are not compromised.

                         

The site is not located in proximity to refuse tips or effluent treatment plants.

PC 16 Rail Corridors

Development is at an appropriate distance from the rail corridor so as not to prejudice safety, speed or intended role of the existing and proposed rail corridors.

 

The proposed development is appropriately separated from the rail corridor located north of the site.  The proposed use will not prejudice the operation of rail corridors.

PC 17 Noise Attenuation

Development adjoining the rail corridor is protected from the impact of noise.    

 

Not Applicable – The site does not adjoin a rail corridor.

2. Environment

PC 18 Watercourses

Development ensures the maintenance of riparian areas and water quality including protection from off-site transfer of sediment.

 

Not Applicable – The site is not located in proximity to watercourses.

PC 19 Protected Areas

Development is undertaken to ensure areas of significant biodiversity and habitat value are protected.

 

Not Applicable – The site is not located in proximity to areas of significant biodiversity or habitat value.

 

PC 20 Flooding

Premises are designed and located so as:

(a) not to be adversely impacted upon by flooding;

(b) to protect life and property; and

(c) not to have an undesirable impact on the extent and magnitude of flooding.

Not Applicable - The development site is not located within the 1 in 100 year flood overlay.

PC 21 Air Emissions

Air emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

 

The development is a residential use and is not of a nature to cause environmental harm or nuisance through air emissions.

PC 22 Noise Emissions

Noise emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

 

The development is for a residential use that is consistent with the intent of the area within which it is proposed.  The development is not anticipated to generate noise levels in excess of what would normally be expected in a residential area.

PC 23 Water Quality

The standard of effluent and/or stormwater runoff from premises ensures the quality of surface water is suitable for:

(a)  the biological integrity of aquatic ecosystems;

(b)  recreational use;

(c)  supply as drinking water after minimal treatment;

(d)  agricultural use; or

industrial use; and

(e)  Minimises nuisance or harm to adjoining land owners

 

The development will incorporate appropriate stormwater disposal for the proposed use.  This will be imposed as a condition of approval.

 

PC 24 Excavation and Filling

Excavation and filling of land ensures:

(a)     that both the amenity and safety of users of the site and adjacent land holdings; and

(b)     soil erosion is kept to a minimum with remedial works.

 

Conditions of approval will require any excavation and filling of the site to be undertaken in accordance with Schedule 7: Standards for Construction Activity and the CMDG Design Guidelines.

 

PC 25 Construction Activities

Both erosion control and silt collection measures are undertaken so as to ensure protection of environmental values during construction.

 

During construction, soil erosion and sediment will be managed in accordance with Schedule 7: “Standards for Construction Activity”.  This will be imposed as a condition of approval.

PC 26 Bushfire Hazard Area

Development maintains the safety of people and property by avoiding areas of High or Medium Bushfire hazard or mitigating the risk through:

(a) the siting of buildings ensuring setbacks from hazardous vegetation are maximised and elements least susceptible to fire are sited closest to the bushfire hazard; and

(b) the provision of firebreaks to ensure adequate setbacks between Buildings, structures and Hazardous vegetation

 

The development site is located in an urban area and is not identified as a Medium or High Bushfire Hazard Area.

PC 27 Character Buildings

Development adjacent to buildings identified as heritage or character buildings within Schedule 9 incorporates design features, materials and details that blend with the existing character of the adjoining buildings and/or place.

 

Not Applicable – The development is not located near to heritage or character buildings.

PC 28 Cultural Heritage

The significance of known places of indigenous and/or cultural heritage value is retained.

 

The development is not located in proximity to any places of known indigenous or cultural heritage value.

B. For the Residential Zone

a) Residential Development – Dwelling House, Dual occupancy and Accommodation Units

PC 29 Height

The height of residential buildings is compatible with and complementary to the character of the urban environment.

 

The proposed development involves the establishment of an additional two storey building on the site.  The maximum building height above ground level will not exceed 7.6 metres, which is consistent with the character of the urban area.

PC 30 Site Coverage and Setbacks

(a) Residential building design and siting maintains the character of the locality in terms of building bulk.

(b) Residential buildings are located to ensure the local amenity and streetscape are protected and enhanced.

 

AS 30.1

The building footprint will occupy 358.25m2 of the site area, equating to approximately 34.8% site coverage.  The development is sensitive to the local character and amenity in this respect.

 

AS 30.2 – AS 30.4

Not Applicable – The development is not for dual occupancies.

 

AS 30.5 - AS 30.7

The development will be setback a minimum distance of 3.0 metres from the northern and eastern (side/rear) boundaries of the site.  The existing dwelling is sited 8.32 metres from the Raglan Street frontage and 3.65 metres from Arthur Street. 

 

A relaxation of the minimum requirement for a 7.0 metre setback to front boundary is sought to establish the additional units 6.18 metres from the Arthur Street frontage.  A relaxation of this setback will not compromise the character and amenity of the area as it is in excess of the boundary clearance between the existing dwelling and Arthur Street frontage. The siting of the proposed building will allow for the provision of landscaping adjacent to Arthur Street to enhance the residential amenity.

PC 31 Residential amenity For Dual Occupancies and Accommodation Units:

The location and design of dual occupancies provides for adequate privacy, sunlight, ventilation and open space.

 

The proposed units are setback from site boundaries to ensure adequate sunlight, ventilation and open space is provided for residents.  Screen fencing will be established between the units and along site boundaries to provide private open space at the rear of the three dwelling units.  The existing dwelling will retain a considerable area of private open space along the western side of the dwelling and Raglan Street frontage.

 

To ensure privacy is maintained for adjoining residents, the proposed units will have no openings on the northern or southern elevations of the upper storey.  All upper level bedroom windows on the eastern elevation of the upper storey will be fixed with privacy louvers.

PC 32 Landscaping For Dual Occupancies and Accommodation Units:

Landscaping on the site should be:

(a)  visually pleasing and create an attractive environment;

(b)  located to take account of the direction of the breezes and sun; and

(c)  located to give privacy and buffering from any potential incompatible uses.

(d)  Located to avoid interference with electricity lines and infrastructure.

A 1.0 metre wide landscaped buffer will be established along the Arthur Street frontage and northern side boundary of the site, adjacent to the vehicle parking and manoeuvring areas provided for the additional units.  A small landscaped buffer will also be provided along the frontage of the new units.

 

Site landscaping will contribute to the overall amenity of the development and local streetscape. 

 

 

4.0 Exercise of Council Discretion in Impact Assessable Development Applications

 

The Sustainable Planning Act 2009 in section 314 sets out the limits to what may be considered by the assessment manager in impact assessable development applications.

The limits include the planning scheme. The assessment is against the whole of the planning scheme, including the outcomes to be achieved as well as specific elements of the codes in the planning scheme.

 

The Roma Town Planning Scheme is structured around outcomes to be achieved and codes that contain performance criteria and acceptable solutions.

 

The Urban Area Code is the code providing guidance for the assessment of the accommodation units development proposal on the corner of Arthur and Raglan Streets in Roma

 

However, (and very significantly) the Roma Town planning scheme did not intend that the acceptable solutions listed in the Urban Area Code were to be restrictive upon the assessment manager.

 

In the section of the planning scheme dealing with impact assessment, it states: 

 

1.15 Impact Assessable

(a) Development identified as impact assessable in the table of assessment for each Area is subject to impact assessment.

(b) Where development is identified as impact assessable it:

(i) requires a development application and development permit before development can start; and

(ii) is assessed against the whole Scheme, including relevant codes7.

 

Footnote 7 - For impact assessment development, applicable codes are provided to assist the preparation of an application and in no way affect the regard given to the planning scheme as a whole in accordance with section 3.5.5 of the IPA.

 

This means that Council has discretion to set conditions contrary to any acceptable solutions in the planning scheme when it has good reason to do so.

 

Application of the discretion to parking

 

PC 7 for the Urban Area Code is the key item relevant to parking:

PC 7 Parking and manoeuvring

Vehicle parking and service vehicle provision is adequate for the use whilst ensuring both safe and functional operation for motorists and pedestrians.

The relevant acceptable solution is:

AS 7.1 All uses provide vehicle parking in accordance with Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”.

Schedule 2 sets a minimum standard of 1.5 car parks per accommodation unit.

 

If Council has good reasons to believe (which can be based on experience) that the accommodation will generate parking demands greater than 1.5 vehicles per unit, then the Council can require a different number of car parks.

 

The relevant parking considerations are:

 

1.   All parking associated with the development is to be contained on site.

2.   Four bedroom units are unusual and represent a high density form of development.

3.   There are 12 bedrooms on the site.

4.   Each bedroom can potentially be used by an unrelated person and this frequently occurs.

5.   Each unrelated person may have a vehicle.

6.   The submitted plans show six car parks

7.   There is a need to be consistent with other future developments.

 

Response:

 

Development to incorporate eight car parks on-site.

 

Council officers have amended the development plans to show eight car parks.

 

5.0       Assessment Summary

 

Although the proposed development requires assessment against the Impact Assessable provisions of the planning scheme, the proposal does not conflict with the intent of the Residential Zone.  The proposal is consistent with the scale and character of residential development in the local area and will contribute to the range of housing available in the community.

 

The parking to be provided on-site has been set in anticipation of the potential use of the accommodation units by up to 12 unrelated persons.

 

Subsequent approvals for Building Works and Plumbing and Drainage Works will be required. 

 

 


Attachment 2

Development Plans

 









Attachment 1

Body of Report

 

1.0       Background information

 

The proposed development involves the creation of 81 residential allotments at the north of the Roma township. The proposed subdivision will be carried out in five stages.

 

The subject site is located in the Rural Zone, however the site does not have sufficient area to sustain traditional rural activities. The site adjoins established residential areas to the east and industrial uses are located to the south. Subdivision of the site to create residential lots is therefore strategically supported and consistent with the established pattern of subdivision in the immediate area. All proposed lots are generally consistent with the minimum area, width and design requirements of the Reconfiguring a Lot Code for lots in the Residential Zone.

 

The staging of the development is outlined below:

 

Stage

Number of proposed lots

1

4

2

4

3

9

4

37

5

27

 

The proposed development also seeks a Preliminary Approval to vary the effect of the Planning Scheme.  The development seeks to effect the Bowen Street Residential Estate Preliminary Approval Document, which designates the site as a Residential Precinct and outlines a number of amended assessment tools to allow future development to be assessed as if it were within the Residential Area.  The tools are outlined as follows:

 

·    Amended level of assessment table for Material Change of Use and Other development

·    Bowen Street Residential Estate Development Code

·    Amended lot size and dimensions table

·    Amended ‘Standards for Roads’ Schedule

 

All proposed lots will be provided with individual connections to the reticulated water supply and sewerage network. A Services Report prepared by Wood & Grieve Engineers confirms that each lot can be sufficiently serviced.

 

Stormwater runoff over the site will be captured within two proposed onsite stormwater detention basins, to be located at the western boundary of the site within proposed Lots 31 and 36.  The detention basins will ensure that the proposed development has a non-worsening effect in runoff volumes for all flows up to and including the 100 year ARI storm event.

 

A Traffic Assessment Letter has been prepared by Bitzios Consulting.  The development is expected to generate 75 vehicle trips in a standard weekday peak hour.  This increase in traffic volumes is expected to be adequately catered for by existing intersections and road networks, therefore no upgrades are recommended.  The Department of Transport and Main Roads were a Concurrence Agency for the application and have outlined a number of conditions for the development (refer to Attachment 3).

 

An Environmental Noise Level Study has been prepared by David Moore & Associates to measure the acoustic impacts from the adjoining industrial area to the south.  The study concludes that the closest industrial operation to the site complies with the daytime and evening noise limits for all likely industrial noise sources.  Therefore no noise control measures are proposed.  The railway line adjoining the western boundary of the site has been disused for a number of years, and is not considered to present any noise impacts to the site.

 

The Department of State Development and Infrastructure Planning were a Concurrence Agency for the application, and indicated no requirements in their letter dated 29 November 2012 (refer to Attachment 3).

 

 

2.0       Definition of use and assessment status - the premises – locality and zoning

The proposed use is defined as "Reconfiguration of a Lot" in the Sustainable Planning Act 2009.

The site is situated at 150 Bowen Street, Roma Qld 4455 and described as Lot 3 on RP30957 (refer Figure 1 - Locality Plan).

Figure 1 - Locality Plan                                                                       Source: Google Maps

The site is situated in the Rural Zone of the Roma Town Planning Scheme 2006 (refer Figure 2 - Zoning).

 

Figure 2 - Zoning                                             Source: Roma Town Planning Scheme 2006

 

The site is currently vacant (refer Figure 3 - Aerial Photograph).

The site is bounded to the north by Bowen Street. Residential development is located to the east, with industrial development to the south.  The site adjoins a railway corridor to the west, however the line has been disused for a number of years (refer Figure 2 – Zoning and Figure 3 - Aerial Photograph).

Figure 3 - Aerial Photograph                                                               Source: Google 2010

 

 

3.0       Assessment against the planning scheme

Impact assessment

This application is subject to Impact Assessment and has been assessed against the Sustainable Planning Act 2009 and relevant provisions of the Planning Scheme, including any relevant codes. The provisions of the Sustainable Planning Act 2009 [SPA] may be summarized: s313 provides that the assessment manager must carry out the impact assessment having regard to—

(a) the State planning regulatory provisions;

(b) the regional plan for a designated region, to the extent it is not identified in the planning scheme as being appropriately reflected in the planning scheme;

(c)  any applicable codes, other than concurrence agency codes the assessment manager does not apply, that are identified as a code for IDAS under this or another Act;

(d) State planning policies, to the extent the policies are not

(i)   any relevant regional plan as being appropriately reflected in the regional plan; or

(ii)  the planning scheme as being appropriately reflected in the planning scheme;

(e) any applicable codes in the following instruments—

(i)   a structure plan;

(ii)  a master plan;

(iii) a temporary local planning instrument;

(iv) a preliminary approval to which section 242 applies;

(v)  a planning scheme;

(f)   if the assessment manager is an infrastructure provider—the priority infrastructure plan.

 

Public Notification was carried out from 17 April 2013 to 30 May 2013.  No submissions were received during this period.

 

Proposed use is in conflict with planning scheme

 

The proposed development is for a residential subdivision, which is inconsistent with the scale and intensity of development traditionally expected in the Rural Zone.

Although the site is located in the Rural Zone, it does not have sufficient area to sustain traditional rural activities. The site adjoins established residential areas to the east and industrial uses are located to the south. Subdivision of the site to create residential lots is therefore strategically supported and consistent with the established pattern of residential subdivision to the east of the site. The development achieves an average lot size of 809 square metres, exclusive of lots identified for future Dual Occupancy uses. The proposed lots are generally consistent with the minimum width and design requirements of the Reconfiguring a Lot Code for lots in the Residential Zone.

It is further considered that the proposed development will not compromise the Overall Outcomes for the Rural Area, or prejudice or impact adversely on land in the Rural Zone and is consistent with the draft strategic intent for the locale.

 

NOTE: the following is to be inserted in the decision notice if the recommendation is supported by Council.

 

“Reasons for Part Refusal

Council has refused the following part of the Material Change of Use for Preliminary Approval under Section 242 to affect the planning scheme:

Column 1 Use Class

Column 2 Assessment Category

Accommodation Units

Code Assessable

The reasons for refusal are:

i.    Accommodation Units in residential areas have the ability to conflict with the following Desired Environmental Outcomes of the Roma Town Plan 2006:

(c) Community Well-Being & Lifestyle

a. Convenient access to roads and services is achieved through well located land uses and the efficient use and timely provision of infrastructure such as water, sewerage and roads, walkways and cycling facilities.

c. Rural residential and urban residential development occurs in distinct localities that provide

a sense of community, amenity, services, and a safe, affordable living environment, whilst maintaining the rural amenity of the Town Area.

f. Community well being is not compromised by inappropriate development that impacts upon noise levels, traffic volume, lighting levels, local amenity.

e. The range of housing types, services and facilities meets the needs of the community and other uses.

The level of assessment sought by the Preliminary Approval document would not allow for development to be assessed against the Desired Environmental Outcomes of the Planning Scheme. It would also not allow for public notification for Accommodation Units. It is therefore considered that the variation to the Planning Scheme sought would therefore result in the ability for development to occur that conflicts with the Planning Scheme and is not within the reasonable expectations for development in residential areas.

It is therefore considered that any future applications for Accommodation Buildings should be assessed against the entire Planning Scheme, and allow for public consultation under the Notification requirements for Impact Assessable applications.”

 

Desired Environmental Outcome

The Desired Environmental Outcomes (DEOs) are based on ecological sustainability and are the basis for the measures of the planning scheme.  The proposal will not compromise the following DEOs:

 

(a) Environment

a.   The areas of high scenic amenity, remnant vegetation, wetlands, fauna habitats and wildlife corridors and regionally significant open space in the town are protected.

 

The proposed development will not result in the removal of any significant vegetation, or impact on any other environmentally significant areas, including wetlands, habitats, corridors and open spaces. 

 

b.   Places, areas or sites identified as being susceptible to land degradation, including contamination, erosion, salinity and landslip, are protected and further degradation is minimised.

 

The subject site is not identified as being susceptible to land degradation, and the proposed development does not involve any works which may result in such issues.   

 

c.   Ecological sustainability is achieved by maintaining and improving biodiversity, water and air quality.

 

The proposed development will not adversely impact on water or air quality nor adversely impact on the biodiversity of the area. The proposed development will be serviced by appropriate water supply, sewerage and stormwater drainage infrastructure.  A Services Report has been prepared by Wood and Grieve Engineers, confirming that sufficient infrastructure is available to service the lots.

 

d.   Places of historical and indigenous cultural heritage and social significance are protected, maintained and enhanced.

 

The subject site is not identified as being in proximity to or a place of historical, cultural or social significance. 

 

(b) Economic

a.   Business and commercial development shall be located within the Commercial Zone to promote and strengthen the existing central Business District

b.   The Central Business District (CBD) or inner core of the commercial Zone is intended to contain the more intensive commercial uses. Entertainment facilities and tourist accommodation will also be favoured within and adjacent to the CBD to provide a central focus of activity and promote vitality after office hours.

c.   Beautification and improved parking facilities will enhance the efficiency, attractions and vitality of the Town CBD.

 

The subject site is not within immediate proximity to the CBD or located in the Commercial Zone.  The proposed development does not involve business or commercial activities and as such will not impact on the integrity of this zone.

 

d.   Tourism will be promoted with significant economic and social benefits to the town as a regional centre with close association with the oil and gas industry and the proximity of the Carnarvon National Park.

 

The subject site is not in proximity to Carnarvon National Park or a tourism activity.  The proposed subdivision will contribute to accommodating gradual population growth within the Roma township and will not adversely impact on the economic and social function of the town.

 

e.   Industry, business and employment opportunities are improved and appropriately located to service the community and region, and encourage economic activity within the local area.

 

The proposed development will contribute to accommodating population growth within the Roma township, and achieving a threshold catchment for the expansion of industry, business and employment opportunities. 

 

(c)  Community Well-Being & Lifestyle

a.   Convenient access to roads and services is achieved through well located land uses and the efficient use and timely provision of infrastructure such as water, sewerage and roads walkways and cycling facilities.

 

Access to proposed lots will be via a new internal road from Bowen Street.  A Traffic Assessment Letter has been prepared by Bitzios Consulting, confirming that the minimal increases in traffic volumes from the proposed development are able to be adequately catered for at the intersection.  Standard urban infrastructure, including reticulated water supply and sewerage, roads and stormwater drainage will be required as a condition of development prior to the titling of proposed lots.

 

b.   Infrastructure networks such as road and rail, water cycle and electricity infrastructure are protected from encroachment by sensitive land uses which may adversely affect or limit the normal operation of that infrastructure.

 

The proposed development will not adversely impact on the function or operation of existing infrastructure networks. The site adjoins a railway corridor to the west, however it has been unused for a number of years and will not impact on the proposed development. The Department of Transport and Main Roads were a Concurrence Agency for the application and have outlined a number of conditions for the development (refer to Appendix 2).

 

c.   Rural residential and urban residential development occurs in distinct localities that provide a sense of community, amenity, services, and a safe, affordable living environment, whilst maintaining the rural amenity of the Town Area.

 

The subject site is located in the Rural Zone, however the site does not have sufficient area to sustain traditional rural activities. The site adjoins established residential areas to the east and industrial uses are located to the south. Subdivision of the site to create residential lots is therefore strategically supported and consistent with the established pattern of subdivision in the immediate area. All proposed lots are generally consistent with the minimum area, width and design requirements of the Reconfiguring a Lot Code for lots in the Residential Zone. 

 

d.   The adverse effects from natural and other hazards, including bushfires are minimised.

 

The site is not subject to natural or other hazards including bushfire.  Future development on the site will be designed to reduce the effect of any hazards. 

 

e.   The range of housing types, services and facilities meets the needs of the community and other uses.

 

The proposal will provide additional housing choice through the provision of new residential allotments to accommodate population growth. All proposed lots will be adequately serviced by appropriate infrastructure.

 

f.    Community well being is not compromised by inappropriate development that impacts upon noise levels, traffic volume, lighting levels, local amenity.

 

The proposed development will not adversely impact on noise levels, traffic volume, lighting levels or amenity of established residential development to the east of the site.  

 

Overall Outcomes for Reconfiguring a Lot Code

The Reconfiguring a Lot Code identifies overall outcomes providing direction about relevant assessment issues.  The overall outcomes for the Reconfiguring a Lot Code are the purpose of the code and are as follows:

(a) are suited to the intended use and the policy intent of the relevant Area;

 

The proposed development is for a residential subdivision within the Rural Zone. The site does not contain sufficient area to sustain traditional rural activities such as cropping and grazing and the site adjoins established residential areas to the east. The proposed lots are generally consistent with the minimum area and lot layout requirements for the Residential Zone contained in the Roma Planning Scheme 2006, and the character of the immediate locality.  The proposed development provides a staged residential development providing additional accommodation options for the gradual population growth of the Roma township. The site does not contain any significant vegetation or ecologically significant areas and is therefore considered appropriate for residential development.   

 

(b) promote good urban design outcomes, energy efficiency and walking, cycling and public transport as alternative forms of transport to the private car;

 

The proposed development will occur within an emerging residential area and exhibits good urban design outcomes by providing an orthogonal subdivision layout.

 

(c)  provide for the protection of areas or features of environmental significance;

 

The subject site does not contain any features or areas of environmental significance that require protection.   

 

(d) ensures GQAL is protected from fragmentation, alienation or encroachment of incompatible land uses in accordance with State Planning Policy 1/92 – Development and Conservation of Agricultural Land;

 

The site is identified as GQAL and is located within the Rural Zone. The site is not of sufficient area to sustain traditional rural industries such as cropping and grazing and therefore subdivision to create allotments is considered appropriate to meet the gradual population growth of the Roma township.

 

(e) enable the efficient provision of infrastructure and services; and

 

The subject site is located within an emerging residential area and all proposed lots will be provided with reticulated water supply and sewerage as a condition of development.  A Services Report has been prepared by Wood and Grieve Engineers, confirming that the proposed development is able to be connected to available infrastructure. 

 

(f)   enable sustainable on-site water supply and sewerage disposal in areas where reticulated services are not available.

 

Reticulated water supply and sewerage will be provided to all proposed lots as a condition of development. 

 

The Code’s relevant Performance Criteria are shown below, in order to more easily permit structured and detailed consideration of relevant issues—

 

Relevant performance criteria -  the Reconfiguring a Lot Code

Assessment responses

PC 1 Rural Area – Minimum Lot Size

The reconfiguring of lots ensures the Rural Area retains its viability as an area of primary production consistent with the local character.

The site is situated within the Rural Zone but adjoins urban residential areas directly to the east of the site.  The site is not of sufficient size to sustain traditional rural industries such as cropping and grazing and therefore it is considered that urban residential development is an appropriate use of the site.  The proposed subdivision is consistent with the character of the adjoining residential areas to the east of the site, and will be carried out in 5 stages to ensure coordinated residential development on the site.  The proposed lots generally comply with the minimum lot provisions for the Residential Zone (refer to PC5).

PC 2 Rural Residential Zone – Minimum Lot Size

Lots within the Rural Residential Zone are of sufficient size to maintain the rural amenity and to accommodate low density residential uses, consistent with the local character.

Not Applicable – The site is located within the Rural Zone.

PC 3 Commercial Zone – Minimum Lot Size

Lots within the Commercial Zone are of sufficient size to accommodate uses consistent with the local character.

Not Applicable – The site is located within the Rural Zone.

PC 4 Industry Zone – Minimum Lot Size.

Lots within the Industrial Zone are of sufficient size to accommodate industrial uses, consistent with the local character.

Not Applicable – The site is located within the Rural Zone.

PC 5 Residential Zone – Minimum Lot Size

Lots within the Residential Zone are of sufficient size to accommodate residential uses, consistent with the local character and allow for adequate effluent disposal.

The proposed lots predominantly comply with the minimum lot size and dimension requirements. The average lot size across the development is 809 square metres, which is consistent with the character of the immediate locality.  The proposed development provides for reticulated effluent disposal from all lots.  

PC 6 Special Use Zone – Minimum Lot Size

Lots within the Special Use Zone are of sufficient size to accommodate the intended uses, consistent with the local character.

Not Applicable – The site is located within the Rural Zone.

PC 7 Open Space and Recreation Zone and Rural Area – Minimum Lot Size.

Lots within the Open Space and Recreation Zone and Rural Area are of a sufficient size to accommodate recreation uses, consistent with the local character.

Not Applicable – The site is located within the Rural Zone.

PC 8 Layout and Design

The reconfiguration of lots:

a) ensures safe and liveable communities;

b) ensures safe and legible vehicle and pedestrian movement areas and roads;

c) integrates with adjoining land; and

d) ensures and protects environmental values, significant features, open space areas and areas of high conservation or landscape value.

The proposed subdivision is located within an emerging residential area and is consistent with the character of the immediate locality.  The proposed development provides for potential future integration with the adjoining land to the west and will provide safe vehicular and pedestrian movement areas and roads in accordance with ‘Schedule 2 – Standards for Roads, Car parking, Access and Manoeuvring’.

The site does not contain any significant environmental values or features requiring protection.

PC 9 Siting of Buildings and Structures

Lot size, layout and design ensures futures uses are able to comply with separation distances for buildings and structures in respect of:

a) watercourses;

b) ridgelines and escarpments;

c) cultural heritage places;

d) GQAL; and

e) protected areas.

The proposed lot size, layout and design will ensure that future residential uses can comply with the appropriate separation distances for buildings.  Four Dual Occupancy lots are proposed. These lots have a minimum area of 997 square metres, which is considered to be a sufficient size to accommodate the intended future developments.

PC 10 Electricity Transmission Line Easement

Lot layout and design adjoining an Electricity transmission line easement promotes community safety and well being.

Not Applicable - Electricity transmission line easements do not traverse the site. 

PC 11 Street Lighting

Street lighting is provided:

a) to ensure safety of vehicles, cyclists and pedestrians; and

b) to an appropriate engineering standard.

Street lighting will be required to be provided in accordance with Schedule 2 – Standards for Roads, Car parking, Access and Manoeuvring, as a condition of development.

PC 12 Water Supply

Each lot has an adequate volume and supply of water, which is also adequate for firefighting purposes

All proposed lots will be connected to Council’s reticulated water supply system in accordance with Schedule 4: “Standards for Water Supply” as a condition of development.

PC 13 Effluent Disposal

Each lot provides for the treatment and disposal of effluent and other waste water to ensure the protection of public health and environmental values.

All proposed lots will be connected to Council’s reticulated sewerage system in accordance with “Schedule 5 – Standards for Sewerage Supply” as a condition of development.  

PC 14 Stormwater

Stormwater is collected and discharged so as to:

a) protect the stability of buildings or use of adjacent land; and

b) protect and maintain environmental values.

Conditions will require that soil erosion and sediment is controlled in accordance with Schedule 7: “Standards for Construction Activity”.

Two on-site detention basins are proposed on Lots 31 and 36 to ensure stormwater is collected and discharged without adversely impacting on adjoining sites.

PC 15 Electricity

Each lot is provided with an adequate supply of electricity.

Each lot will be required to be provided with separate electricity connections as a condition of development.

PC 16 Vehicle Access

Vehicle access is provided to each lot to ensure safe and functional operation for motorists and pedestrians.

Vehicular access to all lots will be required to comply with Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas” as a condition of development.

The proposed road network is to be constructed generally in accordance with the approved plans, and will be constructed as part of each stage.

PC 17 Roads, Firebreaks and Fire Maintenance Trails

Adequate all weather road access is provided between each lot and the existing road network.

In high and medium bushfire hazard areas, adequate road access is provided for firefighting/other emergency vehicles and for safe evacuation.

 

Not Applicable – The site is not within a high or medium bushfire hazard area.

PC 18 Electricity transmission Line Easement – Separation Distance

Habitable rooms and child oriented uses are separated from electricity easements to ensure community safety.

Not Applicable - The subject site is not subject to an electricity transmission line easement.

PC 19 Excavation and Filling

Excavating or filling of land:

(a) ensures safety and amenity for each lot and for land in close proximity;

(b) minimises soil erosion; and

(c) limits detrimental impacts on water quality.

Any excavation or fill will be required to be undertaken in accordance with Schedule 7: “Standards for Construction Activity” as a condition of development.

 

PC 20 Construction Activities

Erosion control measures and silt collection measures ensure that environmental values are protected during construction activities.

Soil erosion and sediment will be required to be controlled in accordance with Schedule 7: “Standards for Construction Activity” as a condition of development.

 

PC 21 Bushfire Hazard Area

Reconfiguring a lot maintains the safety of people and property by avoiding areas of High or Medium Bushfire Hazard or mitigating the risk through the provision of firebreaks.

Not Applicable – The site is not within a high or medium bushfire hazard area.

 

Overall Outcomes for Rural Zone Code

The Rural Zone Code identifies overall outcomes providing direction about relevant assessment issues.  The overall outcomes for the Rural Zone Code are the purpose of the code.  The specific outcomes sought for the Rural Area are to ensure development:

(a) of rural uses are appropriately located within the Rural Area and existing and future Rural Activities are not prejudiced by inappropriate development;

 

The subject site is located in the Rural Zone, however the site does not have sufficient area to sustain traditional rural activities. The site adjoins established residential areas to the east and industrial uses are located to the south. Subdivision of the site to create residential lots is therefore strategically supported and consistent with the established pattern of subdivision in the immediate area. All proposed lots are generally consistent with the minimum area, width and design requirements of the Reconfiguring a Lot Code for lots in the Residential Zone.

 

(b) maintains the environment, including soil, air and water, compatible with healthy natural systems and ensures public health and safety;

 

The site does not contain any features of environmental significance.  The proposed development is for a residential subdivision and will not adversely impact on soil, air, water or healthy natural systems.

 

(c)  protects Good Quality Agricultural Land (GQAL) from fragmentation, alienation or encroachment of incompatible land uses in accordance with State Planning Policy 1/92 – Development and Conservation of Agricultural Land;

 

The subject site is mapped as being GQAL, however does not have sufficient area to sustain traditional rural activities. The proposed residential subdivision is consistent with adjoining established residential areas to the east and will not result in the fragmentation of Good Quality Agricultural Land.

 

(d) is located, designed and operated in a manner that protects and enhances the predominant rural scale, intensity, form and character;

 

(e) maintains the rural amenity;

 

The subject site does not have sufficient area to sustain traditional rural activities and is located in close proximity to existing urban development, including residential uses to the east and industrial uses to the south.  The site is considered to be an ideal location for emerging residential development and will not adversely impact on the character of amenity of existing rural areas to the west.  

 

(f)   does not prejudice or impact adversely on other uses including those within other Areas;

 

The site is not located in immediate proximity to established Rural Uses, and does not adjoin sites with sufficient area to sustain rural activities.

 

The proposed development is adjacent to residential areas to the east and is consistent with the subdivision pattern in these areas.  The site also adjoins industrial uses to the south, however an Environmental Noise Level Study prepared by David Moore and Associates concludes that all likely industrial noise sources from the nearest industrial facility complied with the daytime and evening noise limits, and no noise control measures were therefore required.  The site also adjoins a railway corridor to the south-west, however the railway has been disused for a number of years and the development is therefore not considered to encroach on this network.

 

It is therefore considered that the proposed development will not adversely impact on existing or future uses in the Rural Zone.

 

(g) has an appropriately designed access to the road network and traffic generated by the development does not impact adversely on the local road network;

 

The proposed development will obtain access from Bowen Street to the north.  A Traffic Assessment Letter prepared by Bitzios Consulting confirmed that the minimal increase in traffic volumes expected from the development will be adequately catered for at the intersections and do not warrant any upgrades to the road network.  DTMR was a Concurrence Agency for the application and have provided conditions (refer to Attachment 3). 

 

(h) protects areas and sites of conservation importance, including cultural and high landscape values;

 

The site is not mapped as containing or being in proximity to areas of conservation or cultural importance.

 

(i)   is undertaken in an orderly and logical sequence to achieve an efficient provision of infrastructure;

 

The site is currently provided with sufficient infrastructure for the proposed use and will contribute to ongoing orderly development within the township.  The proposed subdivision will be carried out in 5 stages to ensure a timely and cost effect provision of infrastructure.

 

(j)   is located and designed in ways that minimise the need for flood, bushfire and landslide mitigation and to protect people and premises from such natural events;

 

The subject site is not mapped as containing areas of flooding, bushfire or landslide hazard.

 

(k)  has water supply, stormwater disposal, sustainable effluent and waste disposal and power to appropriate standards adequate for the use;

 

The proposed subdivision is able to be supplied with sufficient infrastructure; this is confirmed in a Services Report prepared by Wood & Grieve Engineers.

 

(l)   does not impact adversely on infrastructure.

 

The existing infrastructure network has the capacity to accommodate the proposed development. 

 

(m)    does not compromise community well being through the development of Intensive Animal Industries especially its impacts upon noise levels, traffic volume, lighting levels and local amenity.

 

The proposed development is not for Intensive Animal Industries.

 

The Code’s relevant Performance Criteria are shown below, in order to more easily permit structured and detailed consideration of relevant issues—

 

Performance Criteria

Assessment Responses

§ A. For all of the Rural Area

Infrastructure

PC 1 Electricity

Premises are provided with a supply of electricity adequate for the activity.

Each proposed lot will be connected to the reticulated electricity supply and will be included as a condition of development. 

PC 2 Water Supply

Premises are provided with an adequate volume and supply of water for the activity.

Each proposed lot will be connected to the reticulated water supply and will be included as a condition of development.

PC 3 Effluent Disposal

To ensure that public health and environmental values are preserved, all premises provide for the treatment and disposal of effluent and other waste water.

Each proposed lot will be connected to the reticulated sewerage disposal system in accordance with Schedule 5: “Standards for Sewerage Supply”.

 

PC 4 Stormwater/Inter-allotment Drainage

Stormwater is collected and discharged so as to:

(a) protect the stability of buildings or the use adjacent land;

(b) prevent the waterlogging of nearby land; and

(c) protect and maintain environmental values.

The proposed subdivision will be required to establish a stormwater network in accordance with the Site Based Stormwater Management Plan prepared by Wood & Grieve Engineers.  This includes two on-site stormwater detention basins on proposed Lots 31 and 36.

PC 5 Vehicle Access

Vehicle access is provided to a standard appropriate for the use.

The proposed development will gain access from Bowen Street to the north.  A Traffic Assessment Letter prepared by Bitzios Consulting has been provided confirming that the increase in traffic volumes are expected to be adequately catered for by the existing road network, and does not warrant any upgrades.  The Department of Transport and Main Roads were a Concurrence Agency for the application and have outlined a number of conditions for the development (refer to Attachment 3).

PC 6 Density

The density of residential activities does not impact adversely on the residential and rural amenity of the area.

The proposed subdivision includes 81 lots, including 77 lots intended for single dwelling houses and 4 lots for Dual Occupancy. The proposed development achieves an average lot size of 809 square metres and a residential density of approximately 9.5 dwellings per hectare.

PC 7 Parking and Manoeuvring

Vehicle parking and service vehicle provision is adequate for the use whilst ensuring both safe and functional operation for motorists and pedestrians.

All future residential development on the site will be required to provide vehicle parking in accordance with Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, this has been reiterated in the Bowen Street Residential Estate Development Code. 

PC 8 Roads

All weather road access is provided between the premises and the existing road network.

Roads will be designed and constructed in accordance with Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”. 

PC 9 State Controlled Roads

State Controlled Roads are maintained and enhanced as a link between major centres.

The proposed development does not gain direct access to a State Controlled Road.

PC 10 Development Adjacent to Highways

Development adjacent to State Controlled Roads is located to ensure safe and efficient use of the highway and maintain the integrity of the highway as a commuter link.

The proposed development is not located within 40 metres of either side of the Warrego and Carnarvon Highways, or 10 metres of other State Controlled Roads.

PC 11 Noise Sensitive Developments

Noise sensitive developments (residential, educational and community) must ensure that road traffic noise levels are appropriately managed to achieve acceptable levels of amenity.

An Environmental Noise Level Study has been prepared by David Moore and Associates to assess any potential noise impacts to the proposed development.  The study identifies a bulk grain handling and storage facility within industrial areas to the south to be the closest noise emitter to the site, however all likely industrial noise sources complied with the daytime and evening noise limits.  The railway line bordering the south-western boundary of the site has been disused for a number of years and is not considered to present any noise emissions.  Therefore no noise control measures for the development are recommended.

PC 12 Development in the Vicinity of Aerodrome

Development in the vicinity of an aerodrome:

·    does not adversely affect the operation of the aerodrome;

·    is designed and located to achieve a suitable standard of amenity for the proposed activity; and

·    does not restrict the future operational demands of the aerodrome.

Not Applicable – The proposed development is not within 100 metres of the boundary of the aerodrome.

PC 13 Development in the Vicinity of Aerodrome

The development of premises does not cause an obstruction or other potential hazard to aircraft movement associated with the aerodrome by way of:

a)   the physical intrusion of buildings or other structures into the Obstacle Limitation Surface;

b)   attracting birds or bats to the area which could cause or contribute to bird strike hazard;

c)   providing very bright lighting or lighting similar to aerodrome lighting which can distract or confuse pilots;

d)   interfering with navigation or communication facilities;

e)   emissions that may affect pilot visibility or aircraft operations; or

f)    transient intrusions into the aerodromes operational space.

Not Applicable – The proposed development is not within 100 metres of the boundary of the aerodrome.

PC 14 Gas and Oil Pipelines

Buildings are located at an appropriate distance from pipelines to ensure community safety and operation of the use is not compromised.

The subject site is not within 100 metres of a gas or oil pipeline.

PC 15 Refuse Tips and Effluent Treatment Plants

Premises are located at an appropriate distance from refuse tips and effluent treatment plants to ensure community safety and operation of the uses are not compromised.

The subject site is not within 500m of any boundary to a refuse tip or effluent treatment plant.

PC 16 Rail Corridors

Development is at an appropriate distance from the rail corridor so as not to prejudice safety, speed or intended role of the existing and proposed rail corridors.

 

The site abuts a rail corridor at the south-western boundary, however the railway line has been disused for a number of years and will not present any adverse impacts to the proposed development.

PC 17

Development adjoining the rail corridor is protected from the impact of noise.

The railway line adjoining the site has been disused for a number of years, and the Environmental Noise Level Study has confirmed that it will not have an adverse impact on noise levels to the development.

PC 18 Electricity Transmission Line Easement – Vegetation

Transmission lines within an Electricity transmission line easement are protected from vegetation.

Not Applicable – the site does not contain an Electricity transmission line easement.

                                                

PC 19 Electricity Transmission Line Easement – Separation Distance

Building and “community orientated uses” are located a minimum distance from lines to ensure community safety.

The site is not in proximity to an Electricity transmission line easement.

2. Environment

PC 20 Watercourses

Development ensures the maintenance of riparian areas and water quality including protection from off-site transfer of sediment.

The proposed development is not in proximity to a watercourse.

PC 21 Flooding

Premises are designed and located so as:

a) not to adversely impacted upon by flooding;

b) to protect life and property; and

c) not to have an undesirable impact of the extent and magnitude of flooding.  

The site is not mapped as being affected by the 1 in 100 year flood event.

PC 22 Air Emissions

Air emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

 

The proposed development will be for residential uses and will not cause environmental harm or nuisance to adjoining properties by way of air emissions.

PC 23 Noise Emissions

Noise emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

The proposed development will be for residential uses and will not cause environmental harm or nuisance to adjoining properties by way of noise emissions.

PC 24 Water Quality

The standard of effluent and/or stormwater runoff from premises ensures the quality of surface water is suitable for:

(a) the biological integrity of aquatic ecosystems;

(b) recreational use;

(c) supply as drinking water after minimal treatment;

(d) agricultural use; or

(e) industrial use.

The proposed subdivision will be required to establish a stormwater network in accordance with the Site Based Stormwater Management Plan prepared by Wood & Grieve Engineers.  This includes two on-site stormwater detention basins on proposed Lots 31 and 36 to ensure that the stormwater runoff from the premises is of a high standard.

PC 25 Excavation and Filling

Excavation and filling of land ensures:

a) that both the amenity and safety of users of the site and adjacent land holdings; and

b) soil erosion is kept to a minimum with remedial works.

Any excavation or filling for future residential development will be required to be undertaken in accordance with Schedule 7: “Standards for Construction Activity”.

PC 26 Construction Activities

Both erosion control and silt collection measures are undertaken so as to ensure protection of environmental values during construction.

Construction of future residential development will require soil erosion and sediment to be managed in accordance with Schedule 7: “Standards for Construction Activity”.

PC 27 Separation of Incompatible Land Uses

Separation distances are provided to ensure:

a)   the future of surrounding uses;

b)   infrastructure items are protected from incompatible development;

c)   an appropriate standard of amenity and public safety; and

d)   conflict arising from incompatible uses in minimised.

The site is not within proximity to rural activities or Intensive Animal Industries.

PC 28 Good Quality Agricultural Land

Good Quality Agricultural Land areas as identified in Map R2 – Good Quality Agricultural Land are conserved and managed for the longer term and protected from development that may lead to its alienation or diminished productivity.

The subject site is mapped as being GQAL however does not contain sufficient area to support agriculture or other rural activities. The proposed development will therefore not result in the further fragmentation of Good Quality Agricultural Land.

 

PC 29 Vegetation Retention

Development retains vegetation for the :

a)   protection of scenic quality;

b)   protection of general habitat;

c)   protection of soil quality; and

d)   establishment of open space corridors and networks.

The site does not contain established vegetation to be retained.

PC 30 Protected Areas

Development is undertaken to ensure areas of significant biodiversity and habitat values are protected.

The site is not mapped as containing protected areas.

PC 31 Sloping Land

Development is undertaken to ensure:

a)   vulnerability to landslip erosion and land degradation is minimised; and

b)   Safety of persons and property is not compromised.

The site does not contain a slope greater than 15%.

PC 32 Bushfire Hazard Area

Development maintains the safety of people and property by avoiding areas of High or Medium Bushfire hazard or mitigating the risk through:

a)   the siting of buildings ensuring setbacks from hazardous vegetation are maximised and elements least susceptible to fire are sited closest to the bushfire hazard; and

b)   the provision of firebreaks to ensure adequate setbacks between Buildings, structures and Hazardous vegetation.

The site is not mapped as being subject to bushfire hazard.

PC 33 Character Buildings

Development adjacent to buildings identified as heritage or character buildings within Schedule 9 incorporates design features, materials and details that blend with the existing character.

Not Applicable – the site is not adjacent to buildings identified as heritage or character buildings.

PC 34 Cultural Heritage

The significance of known places of indigenous and/or cultural heritage value is retained.

The site is not in proximity to any know places of indigenous or cultural heritage value.

PC 35 Residential Outbuildings

Rural residential amenity is to be maintained.

Any residential outbuildings constructed on the site as part of future residential development will be required to be in accordance with the Urban Area Code.

Specific Land Uses

PC 36 – Catteries and Kennels

Not Applicable – the proposed subdivision is intended only for residential development. 

PC 37-40 – Commercial Premises

Not Applicable – the proposed subdivision is intended only for residential development. 

PC 41-44 – Community Use 

Not Applicable – the proposed subdivision is intended only for residential development. 

Dwelling House

PC 45 Height

The height of residential buildings is compatible with and complementary to the character of the urban environment.

The height of future development of dwelling houses and Dual Occupancies will be assessed against the Urban Area Code.

PC 46 Site Coverage and Setbacks

a)   Residential building design and siting maintains the character of the locality in terms of building bulk.

b)   Residential buildings are located to ensure the local amenity and streetscape are protected and enhanced.

Site coverage and setback requirements for future development of dwelling houses on the site is not specified in the Bowen Street Residential Estate Preliminary Approval Document, as the site will be located in a Residential Precinct under the Bowen Street Residential Estate Preliminary Approval document and will only have to comply with the Queensland Building Code.

PC 47 Character Buildings

Development adjacent to buildings identified as heritage or character buildings incorporates design features, materials and details that blend with the existing character.

N/A – The site is not located in proximity to buildings identified as heritage or character buildings.

PC 48-51 – Forestry

Not Applicable – the proposed subdivision is intended only for residential development. 

PC 52-54 – Home Based Business

Not Applicable – the proposed subdivision is intended only for residential development. 

PC 55-58 – Host Home Accommodation

Not Applicable – the proposed subdivision is intended only for residential development. 

PC 59-63.2 – Industrial

Not Applicable – the proposed subdivision is intended only for residential development. 

PC 64-66 – Refrigerated Animal Carcass Storage

Not Applicable – the proposed subdivision is intended only for residential development. 

PC 67 – Service Station

Not Applicable – the proposed subdivision is intended only for residential development. 

PC 68 – Telecommunications Facility

Not Applicable – the proposed subdivision is intended only for residential development. 

PC 69-72 – Temporary Workers Accommodation

Not Applicable – the proposed subdivision is intended only for residential development. 

PC 73-75 – Tourist Facility

Not Applicable – the proposed subdivision is intended only for residential development. 

4.0       Other assessment issues

Subsequent approvals for Operational Works and Plan Endorsement will be required. 


Attachment 2

Development Plan

 


Attachment 3

DTMR Response

 
















Attachment 4

DSDIP Response

 



Attachment 5

Estate Development Code

 











Attachment 6

Stormwater Management Plan

 

































Attachment 6

Stormwater Management Plan

 










Attachment 6

Stormwater Management Plan

 


Attachment 6

Stormwater Management Plan

 



Attachment 6

Stormwater Management Plan

 


Attachment 6

Stormwater Management Plan

 



Attachment 6

Stormwater Management Plan