BUSINESS PAPER
General Meeting
Wednesday 8 August 2012
Roma Administration Centre
NOTICE OF MEETING
Date: 6 August 2012
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: Mr Michael Parker
Senior Management: Mr Tony Klein (Director Community Services)
Mr Matthew McGoldrick (Director Corporate Services)
Mr Barry Omundson (Director Infrastructure)
Mr Rob Hayward (Director Planning & Environment)
Officers: Ms Jane Frith (Corporate Communications Officer)
Please find attached agenda for the General Meeting to be held at the Roma Administration Centre on August 8, 2012 at 9.00am.
Michael Parker
Acting Chief Executive Officer
Maranoa Regional Council
General Meeting - 8 August 2012
TABLE OF CONTENTS
Item Subject
No
2 Present/Apologies
3 Confirmation of Minutes
General 25 July 2012
4 Business arising from Minutes
5 On the Table
5.1 Material Change of Use - "Extractive Industry", "Industry" (Medium Impact Industry), ERA 8, ERA 16, ERA 21 and Reconfiguring a Lot (Lease with a term exceeding 10 years)
Prepared by: Danielle Pearn, Planning & Development Officer
Attachment 1: Body of Report
Attachment 2: DTMR Concurrence Agency Response
Attachment 3: DERM Concurrence Agency Response
6 Presentations/Petitions and Deputations
6.1 Hoizon Housing Company Presentation 10.30am
Jason Cubit & Jamie Muchall representing Horizon Housing Company will provide Council an overview of the organization and seek Council’s input into the operation of the Memorandum of Understanding between both parties. |
7 Consideration of notices of business
8 Consideration of notices of motion
9 Reception of notices of motion for next meeting
Reports
10 Executive Services
11 Community Services
11.1 Maranoa Retirement Village Decommissioning - Resident Intakes
Prepared by: Tony Klein, Director of Community Services
12 Corporate Services
12.1 Renewal of Special Lease 36/52727, Special Lease 40/200167
Prepared by: Tanya Mansfield, Manager Risk and Facilities
Attachment : Map Lot 8 on KE18 & Lot 26 on CP FT965
12.2 Application for conversion to freehold of Grazing Homestead Perpetual Lease 36/7483
Prepared by: Tanya Mansfield, Manager Risk and Facilities
Attachment : Map Grazing Homestead Perpetual Lease 36/7835 over Lot 12 on DL283
12.3 Application for conversion to freehold of Grazing Homestead Perpetual Lease 36/7835
Prepared by: Tanya Mansfield, Manager Risk and Facilities
Attachment : Map Grazing Homestead Perpetual Lease 36/7835 over Lot 12 on DL283
12.4 Application for Replacement Permit to Occupy over Part of Lot 34 on WV1126 - Lot A on WV1422 and Lot B on WV1603
Prepared by: Tanya Mansfield, Manager Risk and Facilities
Attachment : Map Lot 34 on WV1126
12.5 Renewal of Term Lease 0/219657
Prepared by: Tanya Mansfield, Manager Risk and Facilities
Attachment : Map - Lot 2 on WV975 - Reserve for Camping Purposes
13 Infrastructure
14 Commercial Business
15 Planning & Environment
15.1 Application for Material Change of Use - "Accommodation units" (2 units) File Ref: 2011/17947
Prepared by: Danielle Pearn, Planning & Development Officer
Attachment 1: Body of Report
Attachment 2: Development Plans
Attachment 3: Infrastructure Charges
Status Reports
16 Executive Services
17 Community Service
18 Corporate Services
19 Infrastructure
20 Commercial Business
21 Planning & Environment
Next General Meeting
Confidential Items
In accordance with the provisions of section 72 of the Local Government (Operations) Regulation 2010, a local government may resolve to close a meeting to the public and move ‘into Committee’ to discuss confidential items that it’s Councillors or members consider it necessary to close the meeting.
22 Confidential Items
Councillor Business
23 Councillor Business
Closure
Minutes of the General Meeting of maranoa Regional Council held at Roma Administration Centre on 25 July 2012 commencing at 9.00am
ATTENDANCE
Mayor Cr. R S Loughnan chaired the meeting with, Deputy Mayor Cr. S W Wason, Cr. J L Chambers, Cr. R J Denton, Cr. P J Flynn, Cr. W M Newman, Cr. C J O’Neil, Cr. M L Price, Cr. D J Schefe, Acting Chief Executive Officer – Michael Parker, Director Community Services – Tony Klein, Director Corporate Services – Matthew McGoldrick, Director Planning & Environment – Rob Hayward, Director Infrastructure – Barry Omundson, Corporate Communications Officer – Jane Frith, and Kelly Rogers Minutes Officer in attendance.
GUESTS
Father Jamie Collins and representatives of the Maranoa Chaplaincy program.
Representatives of the Roma Rotary Club.
WELCOME
The Mayor welcomed all present and declared the meeting open at 9.05am.
APOLOGIES
There were no apologies for the meeting.
Confirmation of Minutes
Resolution No. GM.188.12 Moved Cr Flynn Seconded Cr Wason
That the minutes of the General Meeting (13-11.07.12) held on 11 July 2012 be confirmed.
CARRIED 9/0 |
Business Arising FROM MiNUTES
There was no business arising from the minutes.
On the Table
Item Number: 5.1 |
File Number: D12/19367 |
Subject Heading: Revocation of Park Reserve and Local Government Reserve opposite the Roma Hospital Location: McDowall Street Roma |
|
Author and Officer’s Title: Matthew McGoldrick, Director of Corporate Services |
|
Executive Summary: In November 2011 the ULDA had requested Council consider a plan which involved surrendering the Trusteeship of the two Reserves across from the Hospital in McDowall Street in order that parts of the Reserves could be used by the ULDA in configuring their nearby subdivision. Council had agreed to surrender the Trusteeship of the Reserves and to accept the Trusteeship of the Reserves at the completion of the land dealings. This plan has been altered by the ULDA and now they are requesting Council to surrender a portion of the two Reserves and that a complete surrender will now not be required.
|
|
|
|
Resolution No. GM.189.12 Moved Cr O'Neil Seconded Cr Chambers That the matter lay on the table for further consideration at a future meeting of Council.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Director of Corporate Services |
Consideration of notices of business
There were no notices of business for consideration.
Consideration of notices of motion
Item Number: 8.1 |
File Number: D12/19996 |
Subject Heading: Policy Required for a Rebate or Refund of Water Consumed by residents cleaning houses and sheds after the February 2012 flood events Location: Mitchell and Roma |
|
Author and Councillor’s Title: Cr. Joy Denton |
|
Executive Summary: Council offered to Residents affected by the 2010 Flood event assistance with a Rebate or Refund of Water consumed in washing down/out houses and sheds. Details of who claimed this rebate or on what basis could not be located within Council’s records.
|
|
Discussion: Council requested a media release be issued in confirmation of the below mentioned resolution.
|
|
Resolution No. GM.190.12 Moved Cr Denton Seconded Cr Price That Council resolve to refund 50% of the water consumption charge on all properties in the flood affected areas of Roma and Mitchell for water consumed between the first and second meter readings of 2012, on application.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Councillor |
Item Number: 8.2 |
File Number: D12/21145 |
||||||||||||||||||||||||||||||
Subject Heading: Council Governing Model Location: Maranoa Regional Council area |
|||||||||||||||||||||||||||||||
Author and Councillor’s Title: Cr. Robert Loughnan |
|||||||||||||||||||||||||||||||
Executive Summary: At the commencement of each term of Council it is appropriate that Councillors give consideration to the governance arrangements and structures which support Councillor representation and decision making. |
|||||||||||||||||||||||||||||||
|
|||||||||||||||||||||||||||||||
Resolution No. GM.191.12 Moved Cr Chambers Seconded Cr O'Neil That Council adopts a “Portfolio” governance structure as follows:-
CARRIED 9/0 |
|||||||||||||||||||||||||||||||
|
|||||||||||||||||||||||||||||||
Delegated Officer |
Executive Services Coordinator |
Reception of notices of motion for next meeting
No notices of motion were received for the next meeting.
Business
Corporate Services
Item Number: 12.2 |
File Number: D12/20217 |
Subject Heading: Request for donation of Maranoa River Walkbridge to the Booringa Heritage Museum Location: Elizabeth Street Mitchell Applicant: Booringa Heritage Group |
|
Author and Officer’s Title: Tanya Mansfield, Manager Risk and Facilities |
|
Executive Summary: Council has received correspondence from the Booringa Heritage Group Inc requesting Council donate the bridge that traversed the Maranoa River prior to February flooding to the Booringa Heritage Group for use in future landscaping in the museum grounds.
|
|
|
|
Resolution No. GM.192.12 Moved Cr Wason Seconded Cr Newman That Council retains the walk bridge until after the new traffic bridge is constructed over the Maranoa River to ensure pedestrian access continues to be available to the community;
And,
That upon construction of the new bridge and walkway the old walkway be gifted to the community as part of the Booringa Heritage Group’s proposal to utilise the old walk bridge in future landscaping enhancements for placement within the museum grounds in Mitchell.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Manager Risk and Facilities |
Item Number: 12.3 |
File Number: D12/20285 |
Subject Heading: Queensland Rail - Wallumbilla Livestock Yards Location: Lot 23 on SP119657, Wallumbilla Livestock Yards |
|
Author and Officer’s Title: Tanya Mansfield, Manager Risk and Facilities |
|
Executive Summary: Queensland Rail intends to offer for sale a parcel of freehold land on the Warrego Highway at Wallumbilla. This land currently houses the Wallumbilla livestock yards. Council is asked to advise if it is interested in purchasing the land from Queensland Rail at its market value.
|
|
|
|
Resolution No. GM.193.12 Moved Cr Chambers Seconded Cr Schefe That Council advise Queensland Rail that it does not wish to purchase the Wallumbilla Livestock Yards being Lot 23 on SP119657.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Manager Risk and Facilities |
Item Number: 12.4 |
File Number: D12/21084 |
Subject Heading: Building Signage Policy |
|
Author and Officer’s Title: Matthew McGoldrick, Director of Corporate Services |
|
Executive Summary: Council staff have been changing some of the signage on our Council buildings but this has been on a haphazard basis. To ensure that building and directional signage for buildings is consistent a guide has been prepared for Council to adopt. A sample of what the impact of the signage Policy would have on Council offices is attached to this report.
|
|
|
|
Resolution No. GM.194.12 Moved Cr Price Seconded Cr Schefe That Council adopts the Guide for Building Signage;
And,
Approves the signage for the Bungil Street office per the provided plan.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Director of Corporate Services |
Item Number: 12.5 |
File Number: D12/21088 |
Subject Heading: Financial Sustainability Assessment - Maranoa regional Council |
|
Author and Officer’s Title: Matthew McGoldrick, Director of Corporate Services |
|
Executive Summary: The Department of Local Government and the Queensland Treasury Corporation have provided Council with a report on their assessment of Council’s long term viability and short term compliance with Budget.
|
|
|
|
Resolution No. GM.195.12 Moved Cr Flynn Seconded Cr Denton That the report be received and noted as presented.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Director of Corporate Services |
Item Number: 12.6 |
File Number: D12/21106 |
Subject Heading: Acceptance of Stage 1 Park and Roads from the ULDA for Clearview Rise Location: Currey Street Roma Applicant: Urban Land Development Authority |
|
Author and Officer’s Title: Matthew McGoldrick, Director of Corporate Services |
|
Executive Summary: Council has been negotiating with the Urban Land development Authority (ULDA) over many months outcomes that would be acceptable to Council in the long term in order that Council can provide acceptance of the various ULDA subdivisions.
|
|
Discussion: Council at length discussed the matter with respect future ULDA development plans and infrastructure services.
|
|
Resolution No. GM.196.12 Moved Cr Newman Seconded Cr Denton That Council accepts the Stage 1 Park of Clearview Rise subject to the twelve month maintenance and park infrastructure conditions imposed by Council and the Stage 1 roads as designated on the attached plan.
And,
That ULDA representatives be invited to attend a future meeting of Council to discuss proposed future developments and the impact upon Council’s sewerage and water infrastructure.
CARRIED 8/1 |
|
|
|
Delegated Officer |
Director of Corporate Services |
Infrastructure
Item Number: 13.1 |
File Number: D12/20269 |
Subject Heading: Water and Sewerage Issue at lot 18 Ann St, Mitchell Location: Mitchell Applicant: Ross Mitchell |
|
Author and Officer’s Title: Stephen Mow, Manager Utilities & Waste |
|
Executive Summary: Ross Mitchell purchased a property at lot 18 Ann St, Mitchell and was initially advised that the property was serviced by water and sewerage and based on this information organised house plans and a builder. The property does not have access to water and sewerage and Council has unsuccessfully made Mr Mitchell several offers to rectify the situation. Mr Mitchell has purchased another property during this time and has stated that he cannot afford to maintain 2 properties.
Mr Mitchell wishes Council to reimburse his out of pocket expenses ($25 000) plus pay all legal and transfer costs, the property can then be transferred into Council’s name.
|
|
|
|
Resolution No. GM.197.12 Moved Cr Newman Seconded Cr Denton That Council approves the following actions:-
1. Advise Mr Mitchell that it does not wish to purchase the property on lot18 on RP94494 located in Ann St, Mitchell.
2. Advise Mr Mitchell that Council will extend the water and sewer mains to the property, as per Council’s initial offer and he can sell the property with those services available.
3. Mr Mitchell be further advised that this offer will remain for 30 days from date of the letter of notification.
4. Council reimburse Mr Mitchell’s costs for survey and house plans of $2500.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Manager Utilities & Waste |
Item Number: 13.2 |
File Number: D12/20208 |
Subject Heading: Drinking Water Quality Management Plan Adoption |
|
Author and Officer’s Title: Troy Pettiford, Services, Demand and Resources Coordinator |
|
Executive Summary: The provisions of the Water Supply (Safety & Reliability) Act 2008 place a number of obligations on drinking water service providers. MRC was required to have a Council/Office of the Water Supply Regulator (OWSR) approved Plan in Place by 1 July 2012. OWSR acknowledges the delayed submission of the MRC DWQMP. To finalise the submission process Council familiarized itself with the DWQMP in the 28 June Workshop. The plan now needs to be adopted to enable it to be submitted to OWSR.
|
|
|
|
Resolution No. GM.198.12 Moved Cr Schefe Seconded Cr Flynn That Council adopts the Maranoa Regional Council Drinking Water Quality Management Plan to enable submission to OWSR.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Services, Demand and Resources Coordinator |
PRESENTATION
The Mayor and Father Jamie Collins of Roma Combined Churches presented attending representatives of the Maranoa School Chaplaincy Program a cheque in support of the continued work carried out by Chaplaincy in the Maranoa. Funds were raised at the 2012 Mayoral Breakfast as part of the Easter in the Country celebrations.
Item Number: 13.3 |
File Number: D12/20981 |
Subject Heading: Re-naming of road Location: Forestry Road, Warkon, 4427 Applicant: Julie Latham |
|
Author and Officer’s Title: Jodie Young, Administration Officer |
|
Executive Summary: Renaming of Forestry Road off the Condamine Hwy is required due to duplication in Road Names to avoid confusion with rural addressing and emergency services.
|
|
|
|
Resolution No. GM.199.12 Moved Cr Newman Seconded Cr Denton That Council rename the road which is outlined in the provided map, as “Litani Road”
CARRIED 9/0 |
|
|
|
Delegated Officer |
Administration Officer |
Planning & Environment
Item Number: 15.1 |
File Number: D12/19490 |
Subject Heading: Draft Pest Management Plan Location: Roma Applicant: Kay Crosby |
|
Author and Officer’s Title: Sandra Crosby, Manager Environmental Health |
|
Executive Summary: Maranoa Regional Council is required to submit a Pest Management Plan for approval by the Minister. A draft Pest Management Plan has been completed after considerable consultation with key stakeholders, and is now submitted to Council for adoption prior to being furnished to the Minister Department Agriculture Fisheries and Forestry, the Hon. John McVeigh MP.
|
|
|
|
Resolution No. GM.200.12 Moved Cr Price Seconded Cr Chambers That Council approves the draft Maranoa Regional Council Pest Management Plan for submission to the Minister of Agriculture Fisheries and Forestry.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Manager Environmental Health |
Item Number: 15.2 |
File Number: D12/20897 |
Subject Heading: Request for Negotiated Decision Notice - Reconfiguring a Lot 1 into 77 Lots (File Ref: 2012/17996) Location: 43-49 Currey Street, Roma QLD 4455 (Lot 9 on SP180949) Applicant: Innovative Planning Solutions C/- James Brownsworth |
|
Author and Officer’s Title: Danielle Pearn, Planning & Development Officer |
|
Executive Summary: Innovative Planning Solutions seek to negotiate a condition of a development approval to reconfigure 1 lot into 77 lots at 43-49 Currey Street, Roma.
|
|
|
|
Resolution No. GM.201.12 Moved Cr Newman Seconded Cr Chambers That Council does not approve the applicants request to negotiate Condition 26 of the Decision Notice to subdivide 1 lot into 77 lots at 43-49 Currey Street, Roma for the following reasons:-
- The infrastructure charges were adopted by Council prior to lodgement of the development application. - The applicant was informed about the adoption of new infrastructure charges during two pre-lodgement meetings with Council staff. - The infrastructure charges enable Council to recover trunk infrastructure costs associated with new development. - The adopted charges are applied consistently to development within the Priority Infrastructure Area (PIA) of Roma.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Planning & Development Officer |
Item Number: 15.3 |
File Number: D12/20817 |
Subject Heading: Memorandum of Understanding between Council and Horizon Housing Company |
|
Author and Officer’s Title: Edward Sims, Manager Organisational Performance |
|
Executive Summary: Following a tender and subsequent selection of HHC as its preferred partner for the development of affordable and community housing, Council resolved on 12 December 2011 to enter into a process to develop an MoU between the parties.
The resolution Number GM.446.11 states “That Council enter into negotiations with Horizon Housing Company to develop a memorandum of understanding to establish housing services in the Maranoa Region.”
Council further instructed that the MoU will contain its requirements and expectations as obligations on HHC to be met as an outcome from the relationship. The attached MoU for signature contains al of the elements of Council’s requirements.
This report recommends the signing of a Memorandum of Understanding between Council and Horizon Housing Company (HHC).
|
|
|
|
Resolution No. GM.202.12 Moved Cr Newman Seconded Cr Flynn That Council authorises the Acting CEO to sign off the provided Memorandum of Understanding between Council and Horizon Housing Company.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Manager Organisational Performance |
Item Number: L.1 |
File Number: D12/20876 |
Subject Heading: Mitchell Multi Purpose Health Service project - Maranoa Retirement Village Auxiliary Sub Committee's floor plan design changes - Proposed amendments to payments or bank guarantees Location: Mitchell |
|
Author and Officer’s Title: Tony Klein, Director of Community Services |
|
Executive Summary: With recent unplanned floor plan design changes to the Mitchell Multi Purpose Health Service (MPHS) project, previously approved additional floor space requirements as a result of desired changes by the Maranoa Retirement Village Auxiliary Sub Committee (MRVASC) are not as extensive as originally determined.
|
|
|
|
Resolution No. GM.203.12 Moved Cr Denton Seconded Cr Wason That Council advise the Maranoa Retirement Village Auxiliary Sub Committee (MRVASC) that contrary to previous advice, that to progress the organisation’s desired floor plan design changes to the Mitchell Multi Purpose Health Service project, the second payment or second bank guarantee of $45,000 which was required by 24 August 2012 has been amended to $21,482 and is now required by 24 September 2012.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Director of Community Services |
Item Number: L.2 |
File Number: D12/19115 |
Subject Heading: Material Change of Use - "Extractive Industry", "Industry" (Medium Impact Industry), ERA 8, ERA 16, ERA 21 and Reconfiguring a Lot (Lease with a term exceeding 10 years) Location: Swans Road, Wallumbilla Qld 4428 (Lot 2 on SP186195) Applicant: Ostwald Quarries Pty Ltd |
|
Author and Officer’s Title: Danielle Pearn, Planning & Development Officer |
|
Executive Summary: This application seeks a Development Permit for a Material Change of Use for “Extractive Industry” and “Industry” (Medium Impact Industry) and ERA 8(3a) Chemical Storage, ERA 16(2b)(3a) Extractive and Screening Activities and ERA 21 Motor Vehicle Workshop Operation and Reconfiguring a Lot (lease with a term exceeding 10 years) on land at Swans Road, Wallumbilla QLD 4428 and described as Lot 2 on SP186195.
The proposed development is consistent with the Bendemere Shire Planning Scheme 2006 including the DEOs, Rural Zone Code and Reconfiguring a Lot Code.
|
|
|
|
Resolution No. GM.204.12 Moved Cr Schefe Seconded Cr Chambers
That the matter lay on the table for presentation at a future meeting of Council, pending the outcomes of further discussion with the Department of Main Roads with respect to road access options.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Planning & Development Officer |
Subject Heading: suspension of standing orders
Council adjourned the meeting for morning tea at 10.15am
Subject Heading: resumption of standing orders
Council returned from morning tea at 10.55am
The Mayor left the Chambers at 10.55am with the Deputy Mayor taking the Chair.
The Mayor entered the Chambers at 11.00am assuming the chair.
PRESENTATION
Representatives from the Roma Rotary Club provided Council a presentation of the proposed construction and installation of a town clock in Roma. The presentation included an overview of the design concept and approach, in addition to the proposed installation location.
Item Number: 12.1 |
File Number: D12/18526 |
Subject Heading: Roma Town Clock Location: McDowall Street Roma Applicant: Rotary Club of Roma Inc |
|
Author and Officer’s Title: Tanya Mansfield, Manager Risk and Facilities |
|
Executive Summary: The Rotary Club of Roma has a long standing commitment to erect a new town clock in the Roma central business district. The club is seeking approval from Council for the selected design concept and approval to erect the clock in the preferred location. The Rotary Club representatives will address Council on the proposed location and design of the clock.
|
|
|
|
Resolution No. GM.205.12 Moved Cr O'Neil Seconded Cr Newman That Council take note of the Roma Rotary Club’s presentation in regard to the proposed location and design of the Roma Town Clock, and further investigate the proposal in view of building, planning and public liability considerations and the Roma Placemaking Plan;
And,
That a further report outlining officer investigation findings be presented to Council for further consideration at a future General Meeting.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Manager Risk and Facilities |
CONFIDENTIAL ITEM
In accord with the provisions of section 72 of the Local Government (Operations) Regulation 2010, Council resolved to close the meeting to discuss items it has deemed to be of a confidential nature and specifically pertaining to the following sections:-
(e) contracts proposed to be made by it;
Resolution No. GM.206.12 Moved Cr Newman Seconded Cr Price
That Council close the meeting to the public at 12.08pm.
CARRIED 9/0 |
|
Resolution No. GM.207.12 Moved Cr O'Neil Seconded Cr Chambers
That Council opens the meeting to the public at 12.34pm.
CARRIED 9/0 |
|
Item Number: 22.1 |
File Number: D12/20669 |
Subject Heading: Yuleba Post Office Location: Yuleba |
|
Author and Officer’s Title: Edward Sims, Manager Organisational Performance |
|
Executive Summary: Over a number of years, the Yuleba Post Office licensee has been unable to sell the license to operate the business and intends to relinquish the license to Australia Post. Council’s consideration is sought to purchase the license and co-locate its customer service functions into the Yuleba Post Office.
|
|
Resolution No. GM.208.12 Moved Cr Flynn Seconded Cr Wason 1. That Council enter into an agreement with Mrs Judy Harland to purchase the Yuleba Post Office license and collocate Maranoa Regional Council’s customer service functions into the existing Yuleba Post Office building; and, 2. That Council enter into an agreement with Australia Post to operate the Yuleba Post Office; and, 3. That Council further investigate opportunities to collocate appropriate complimentary services for the Yuleba community.
CARRIED 9/0 |
|
|
|
Delegated Officer |
Manager Organisational Performance |
CLOSURE
There being no further business, the Mayor thanked Council for their attendance and declared the meeting closed at 12.36pm.
These Minutes are to be confirmed at the next General Meeting of Council to be held on 8 August 2012, at Roma Administration Centre.
...............………................. ..................................
Mayor. Date.
Officer Report
Meeting: General 8 August 2012 |
Date: 27 June 2012 |
Item Number: 5.1 |
File Number: D12/19115 |
Subject Heading: Material Change of Use - "Extractive Industry", "Industry" (Medium Impact Industry), ERA 8, ERA 16, ERA 21 and Reconfiguring a Lot (Lease with a term exceeding 10 years)
Classification: Open Access
Name of Applicant: Qstwald Quarries Pty Ltd
Location: Swans Road, Wallumbilla Qld 4428 (Lot 2 on SP186195)
Author & Officer’s Title: Danielle Pearn, Planning & Development Officer
Executive Summary: This application seeks a Development Permit for a Material Change of Use for “Extractive Industry” and “Industry” (Medium Impact Industry) and ERA 8(3a) Chemical Storage, ERA 16(2b)(3a) Extractive and Screening Activities and ERA 21 Motor Vehicle Workshop Operation and Reconfiguring a Lot (lease with a term exceeding 10 years) on land at Swans Road, Wallumbilla QLD 4428 and described as Lot 2 on SP186195.
The proposed development is consistent with the Bendemere Shire Planning Scheme 2006 including the DEOs, Rural Zone Code and Reconfiguring a Lot Code. |
Body of Report:
Refer to Attachment 1.
Consultation (internal/external):
MRC Infrastructure Department (Internal)
Local Government Planning Alliance (External Consultant)
Department of Environment and Heritage Protection (formally Department of Environment and Resource Management) (Concurrence Agency & Third Party Advice)
Department of Transport and Main Roads (Concurrency Agency)
Risk Assessment (Legal, Financial, Political etc.):
The applicant has appeal rights under SPA against any decision of Council.
Policy Implications:
The application generally accords with the Policy position of the Bendemere Shire Planning Scheme.
Financial Resource Implications:
Any conditions imposed will be at the cost of the developer.
Link to Corporate Plan:
Corporate Plan 2009-2013 — 8.3.1(a) Regulate and control development in a consistent and responsible manner that enhances the lifestyle of our community whilst promoting sustainable development.
Supporting Documentation:
1View |
Body of Report |
D12/21558 |
2View |
DTMR Concurrence Agency Response |
D12/16444 |
3View |
DERM Concurrence Agency Response |
D12/15588 |
Report authorised by:
Body of Report |
1.0 Background information
The proposed development is for “Extractive Industry” and “Industry” (Medium Impact Industry), being a quarry for the extraction of white rock material. The proposed development includes ERA 8(3a) Chemical Storage, ERA 16(2b)(3a) Extractive and Screening Activities and ERA 21 Motor Vehicle Workshop Operation. The proposed development also includes a Reconfiguring a Lot to establish a lease area within which to conduct the proposed operations, with a term exceeding 10 years.
The proposed development will be located within a lease area at the north-eastern corner of the site. The lease area will have an area of 17.26 hectares and frontage to Swans Road of approximately 508 metres. The lease area has been located so that the regrowth vegetation, protected area and medium bushfire hazard area mapped on the site is not contained within the boundaries of the lease area.
The proposed development will consist of three material stockpile and truck loading areas, a vehicle workshop and ancillary site office, amenities and lunch room buildings. Provision will also be made for storage of 38,800 litres of diesel fuel on the site, being ERA 8(3a) Chemical Storage. The vehicle workshop constitutes an ERA 21 Motor Vehicle Workshop Operation. The extracting and screening of white rock material will not exceed 100,000 tonnes of material per annum, and constitutes ERA 16(2b)(3a) Extractive and Screening Activities.
Motor vehicle access to the site will be obtained from two crossovers, one ingress and one egress, from Swans Road to the north of the site.
The applicant has applied for 24 hours a day, 7 days a week operation of the development. Conditions of approval with restrict haulage from the site outside the hours of 6.00am and 6.00pm when travelling within two (2) kilometres of town areas. Nuisance resulting from dust, light and noise will be mitigated through site management plans and the conditions of development for Environmentally Relevant Activities. It is considered that these measures, in conjunction with the recommended conditions of approval, will sufficiently mitigate the adverse impacts of the development on the rural residential estate to the north of the site to allow 24 hour operation of on-site activities.
The Department of Transport and Main Roads (DTMR) and Department of Environment and Resource Management (DERM) are Concurrence Agencies for the proposed development. DTMR and DERM imposed conditions of development approval for the proposed use, attached in Appendices 2 and 3.
The applicant has provided the following Proposal Plans in support of the proposed development –
Body of Report |
2.0 Definition of use and assessment status - the premises – locality and zoning
The proposed use is defined as "Extractive Industry" and “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.
“Industry” means any premises used for any of the following operations:
i)
a) Any manufacturing process whether or not such process results in the production of a finished article; or
b) The breaking up or dismantling of any goods or any good or any articles for trade, sale or gain, as ancillary to any business; or
c) Repairing and servicing of articles including vehicles, machinery, buildings or other structures, laundering of articles but not including on-site work on buildings or other structures; or
d) Any operation connected with the installation of equipment and services and the extermination of pests but no including on site work on buildings or other structures or land; or
e) Treating waste material; or
f) The storage or sale of any solid liquid or gaseous fuel where such storage is not for a purpose separately defined herein; or
g) Any process of testing and analysis; and
ii) When conducted on the same land as any of the above operations –
a) The storage of goods used in connection with or resulting from any of the above operations; or
b) The provision of amenities for persons engaged in such operations; or
c) The sale of goods, resulting from such operations; or
d) Any work of administration or accounting in connection with such operations.
The site is situated at Swans Road, Wallumbilla QLD 4428 and described as Lot 2 on SP186195 (refer Figure 1 - Locality Plan).
Figure 1 - Locality Plan Source: Whereis (2012)
The site is situated in the Rural Zone of the Bendemere Shire Planning Scheme 2006 (refer Figure 2 - Zoning).
Figure 2 - Zoning Source: Roma Town Planning Scheme 2006
The site is currently vacant. Adjoining the site to the west and south are similar vacant rural allotments. The land immediately adjoining the site to the east is an existing Council quarry. Swans Road borders the site to the north, and unnamed roads border the site to the west and south (refer Figure 3 - Aerial Photograph).
Figure 3 - Aerial Photograph Source: Nearmap 2012
3.0 Assessment against the planning scheme
Impact assessment
This application is subject to Impact Assessment and is assessed against the 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
a) any relevant regional plan as being appropriately reflected in the regional plan; or
b) 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.
There is no conflict with these provisions of the Sustainable Planning Act 2009.
Proposed use in conflict with planning scheme
Although the planning scheme requires that the proposed development is assessed against the Impact Assessable provisions of the planning scheme, the development proposed does not conflict with the intent of the planning scheme for the zone in which it is to be located.
Desired Environmental Outcome
The Desired Environmental Outcomes (DEOs) are based on ecological sustainability established by IPA and continued under SPA and 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.
The proposed lease area has been located and shaped to ensure that the remnant vegetation, protected area and medium bushfire hazard area mapped on the site is not contained within the boundaries of the lease area. The proposed development will not result in the removal of any vegetation, or impact on any other 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.
(iii) 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.
(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.
A small section of the site is mapped as being Good Quality Agricultural Land (GQAL). The proposed lease area within which the proposed development will be operated is located outside the GQAL area and will not adversely impact on the balance of the site.
(ii) Key Resource Areas, extractive resources, petroleum, gas and mineral resources are protected as a major economic resource for the region.
The proposed development includes an Extractive Industry use, being a quarry for the extraction of white rock material. The proposed development will enhance the economic resources within the 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 development will service the community and region by establishing a quarry for the extraction of white rock material. 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 improved local business opportunities to protect and value-add to the existing rural based economy.
(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 access to the existing road network via Swans Road to the north. While the site is not currently connected to infrastructure, an on-site sewerage treatment system, water storage tank and generator will be required as a condition of development.
(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 townships 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 to be a sensitive land use and will not adversely impact on the current or future operations of established infrastructure networks. DTMR are a Concurrence Agency for the proposed development and have imposed conditions to address the impact of the development on road corridors (refer Attachment 2).
(iv) The adverse effects from natural and other hazards, including bushfires are minimised.
The proposed lease area has been located to ensure that the medium bushfire hazard area mapped on the site is not contained within the boundaries of the lease area. Therefore the proposed development will not be affected by natural or other hazards.
(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 and will not affect the range of housing types in the town.
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. The code seeks to ensure that the location, size and design of lots:
(a) are suited to the intended use and the policy intent of the relevant zone;
The proposed development is for establishment of a lease area on the site to accommodate the proposed quarry development. The site is located within a land use pattern of rural and industrial uses, with open grazing land adjoining the site to the west and south and an existing Council quarry immediately adjoining the site to the east. The proposed reconfiguration is to establish an industrial lease area on the site in close proximity to existing industrial uses, and is therefore considered to be compatible with the intended use and policy intent of the Rural Zone.
(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 lease area has been located to adequately contain the proposed quarry use, with vehicular access being obtained from Swans Road.
(c) provide for the protection of areas or features of environmental significance;
The site contains remnant vegetation, protected area and medium bushfire hazard area traversing the centre of the site. The proposed lease area is shaped and located clear of these mapped constraints to provide for the protection of areas of environmental significance.
(d) maintain the productive capacity of Good Quality Agricultural Land and limit the fragmentation of Good Quality Agricultural Land below the minimum lot size;
The site contains a small area of Good Quality Agricultural Land (GQAL) traversing the centre of the site. The proposed lease area is shaped and located clear of the GQAL to ensure the proposed development does not adversely impact on it.
(e) enable the efficient provision of infrastructure and services; and
(f) enable sustainable on-site water supply and sewerage disposal in areas where reticulated services are not available.
The site is not service by infrastructure. Provision of an on-site sewerage disposal system, water supply tank and generator will be conditioned as part of the development, to service the proposed use.
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 |
Rural Zone – Minimum Lot Size |
|
PC 1 Minimum Lot Size The reconfiguring of lots within the Rural Zone ensures that the continued ongoing viability of primary production. |
The proposed lease area will have an area of 17.26ha. While the lease area is proposed to exceed 10 years, it will not result in permanent fragmentation of the subject site. The proposed lease area has been appropriately located to contain the proposed development and will ensure limited impacts on the GQAL, bushfire hazard area, protected area and mapped regrowth vegetation. |
PC 1.2 Minimum Lot Size for existing lots 100ha or less The reconfiguring of lots within the Rural Zone, Small Farm Area, Planning Scheme Map P6, for residential purposes ensures that there is no increased drain on town services and infrastructure. |
The site is not located in the Rural Zone – Small Farm Area. |
Town Zone – Minimum Lot size |
|
PC2 |
N/A – The site is located within the Rural Zone. |
For the Town and Rural Zones |
|
PC 3 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 lease area allows for direct access to Swans Road to the north and allows adequate separation distance from mapped environmental constraints on the site. The lease area directly adjoins the existing Council quarry to the east. |
PC 4 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) protected areas; and e) Mining Leases and Key Resource Areas. |
The proposed lease area has sufficient area to contain all proposed building and structures and has been located to achieve the required separation distances.
|
PC 5 Electricity Transmission Line Easement Lot layout and design adjoining an Electricity transmission line easement promotes community safety and well being. |
N/A - Electricity transmission line easements do not traverse the site. |
PC 6 Street Lighting Street lighting is provided: a) to ensure safety of vehicles, cyclists and pedestrians; and b) to an appropriate engineering standard. |
N/A – No street lighting is proposed. |
PC 7 Water Supply Each lot has an adequate volume and supply of water, which is also adequate for firefighting purposes |
The provision of on-site water storage for domestic and fire fighting purposes in accordance with Schedule 4: “Standards for Water Supply”, will be conditioned as part of development. |
PC 8 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. |
The provision of an on-site effluent disposal system that complies with Schedule 5: “Standards for Sewerage Supply”, will be conditioned as part of development. |
PC 9 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. |
The existing on-site retention basin is proposed as part of the stormwater management system over the site. The system will be required to comply with Schedule 6: “Standards for Stormwater Drainage” as a condition of development. |
PC 10 Electricity Each lot is provided with an adequate supply of electricity. |
The provision of a generator supply to all proposed buildings will be conditioned as part of development. |
PC 11 Vehicle Access Vehicle access is provided to each lot to ensure safe and functional operation for motorists and pedestrians. |
The proposed lease area will gain access from Swans Road to the north via two new crossovers, one ingress and one egress. Conditions will require that vehicular access be designed and constructed in accordance with Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas” and the CMDG. The lease area does not obtain direct access to any State Controlled Roads. |
PC 12 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. |
Adequate all weather road access will be provided for each proposed lot. |
PC 13 Electricity transmission Line Easement – Separation Distance Habitable rooms and child oriented uses are separated from electricity easements to ensure community safety. |
N/A - The subject site is not subject to an electricity transmission line easement. |
PC 14 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. |
Conditions will require that any excavation and fill is undertaken in accordance with Schedule 7: “Standards for Construction Activity”. |
PC 15 Construction Activities Erosion control measures and silt collection measures ensure that environmental values are protected during construction activities. |
Conditions will require that soil erosion and sediment is controlled in accordance with Schedule 7: “Standards for Construction Activity”. |
PC 16 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. |
The proposed lease area is adequately shaped and located to ensure that no part of the medium bushfire hazard area traversing the middle of the site is contained within the lease area. |
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 is for a quarry for the extraction of white rock material, and will enhance the economic potential of the rural area.
(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 located within a lease area at the north-eastern corner of the site. 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 will be required to be carried out in accordance with the conditions imposed for ERA 8(3a) Chemical Storage, ERA 16(2b)(3a) Extractive and Screening Activities and ERA 21 Motor Vehicle Workshop Operation. It is considered that compliance with these conditions will minimise adverse environmental impacts.
(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”;
The subject site is mapped as containing a small area of Good Quality Agricultural Land (GQAL) through the middle of the site. The lease area in which the proposed development is intended to be operated has been located to ensure that the development is not undertaken in any part of the mapped GQAL on the site.
(e) is located, designed and operated in a manner that protects and enhances the predominant rural scale, intensity, form and character;
The proposed development is of a scale and intensity that is consistent with both the rural area and the adjoining rural and industrial uses.
(f) maintains the rural amenity;
The proposed development is for an industrial use located within a rural area. The proposed development will maintain sufficient setbacks to all site boundaries and incorporate landscaping along the frontage of the site to maintain the amenity of the area.
(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 both Environmentally Relevant Activities. The proposed development will be located within a lease area at the north-eastern corner of the site, and is adjoined by an existing Council quarry to the east. 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 ingress to and egress from Swans Road to the north of the site via two new crossovers.
(i) protects areas and sites of conservation importance, including cultural and high landscape values;
A small protected area is mapped within the subject site, however this area is not located within the proposed lease area.
(j) is undertaken in an orderly and logical sequence to achieve an efficient provision of infrastructure;
The subject site is not connected to infrastructure. An on-site sewerage treatment system, water tank and generator will be required to service all proposed uses at the site as a condition of development.
(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;
A small section in the middle of the site is mapped as being subject to Medium Bushfire Hazard. The lease area has been located and shaped to ensure that the proposed development is not within this bushfire hazard area.
(l) has water supply, storm water disposal, sustainable effluent and waste disposal and power to appropriate standards adequate for the use; and
The subject site is not connected to infrastructure. An on-site sewerage treatment system, water tank and generator will be conditioned as part of the development.
(m) does not impact adversely on infrastructure.
Sufficient on-site water supply and sewerage disposal system will be required for the proposed development as a condition of development approval.
The Code’s relevant Performance Criteria are shown below, in order to more easily permit structured and detailed consideration of relevant issues—
Rural Zone Code
The Codes’ 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 site will be powered by a generator supply as a condition of development. |
||
PC2 Water Supply Premises are provided with an adequate volume and supply of water for the activity. |
The proposed development will be provided with on-site water storage to meet the operational requirements of the use as a condition of development. |
||
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. |
The proposed development will be provided with an on-site sewerage disposal system as a condition of development. |
||
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. |
Stormwater and inter-allotment drainage will be required to be collected and discharged in accordance with Schedule 6: “Standards for Stormwater Drainage”, as a condition of development. |
||
PC5 Vehicle Access Vehicle access is provided to a standard appropriate for the use. |
Ingress to and egress from the site will be gained from Swans Road to the north via two new crossovers. |
||
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. |
6 car parking spaces, including 1 car parking space for disabled persons, will be provided as part of the proposed development, in accordance with Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”. |
||
PC7 Roads All weather road access is provided between the premises and the existing road network. |
N/A – The proposed development does not involve road construction. |
||
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 site does not obtain direct access to Warrego Highway.
The proposed development is not within a 100 metre buffer either side of the Warrego Highway, or a 40 metre buffer either side of other State Controlled Roads.
N/A – The proposed development is not a noise sensitive development. |
||
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 structure is constructed within 100 metres of an oil or gas pipeline.
|
||
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 building is to 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 site is does not contain or is in proximity to an electricity 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 site is remote from electricity easements. |
||
2. Environment
PC14 Watercourses Development ensures the maintenance of riparian areas and water quality including protection from off-site transfer of sediment. |
The site is not in proximity to a lake or watercourse. |
||
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 proposed development 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 proposed development will be required to adhere to conditions regarding the operation of ERA 8(3a) Chemical Storage, ERA 16(2b)(3a) Extractive and Screening Activities and ERA 21 Motor Vehicle Workshop Operation which will include measures to minimise air emissions from the proposed use 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 development will be required to adhere to conditions regarding the operation of ERA 8(3a) Chemical Storage, ERA 16(2b)(3a) Extractive and Screening Activities and ERA 21 Motor Vehicle Workshop Operation, which will 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 Schedule 6: “Standards for Stormwater Drainage”, as a condition of development. |
||
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. |
Excavation and filling will be undertaken in accordance with Schedule 7: “Standards for Construction Activity”. |
||
PC20 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 is managed in accordance with Schedule 7: “Standards for Construction Activity”. |
||
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 subject site is mapped as containing a small area of Good Quality Agricultural Land (GQAL) through the middle of the site. The lease area in which the proposed development is to be operated has been located and shaped to ensure that the development is not undertaken in any part of the mapped GQAL on the site. |
||
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 subject site is mapped as containing high value regrowth vegetation, however the proposed lease area in which the proposed development will be operated has been shaped and located to ensure that no remnant vegetation is contained inside the lease area. Therefore the proposed development will not involve clearing of significant vegetation. |
||
PC23 Protected Areas Development is undertaken to ensure areas of significant biodiversity and habitat value are protected. |
A small protected area is mapped within the subject site, however the lease area in which the proposed development will be operated has been shaped and located to ensure that the proposed development is not located within this protected area. |
||
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 site does not contain a slope of greater than 15 per cent.
|
||
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. |
A small section in the middle of the site is mapped as being subject to Medium Bushfire Hazard. The lease area has been located and shaped to ensure that the proposed development is not within this bushfire hazard area.
|
||
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. |
N/A – 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. |
N/A – The site is not in close proximity to known areas of cultural heritage. |
||
Specific Land Uses |
|||
Catteries and Kennels |
|||
PC28 |
N/A – The proposed development is for Extractive Industry and Industry. |
||
Commercial Premises |
|||
PC29-32 |
N/A – The proposed development is for Extractive Industry and Industry. |
||
Community and Recreation |
|||
PC33-37 |
N/A – The proposed development is for Extractive Industry and Industry. |
||
Dwelling House |
|||
PC38-41 |
N/A – The proposed development is for Extractive Industry and Industry. |
||
Forestry |
|||
PC42-44 |
N/A – The proposed development is for Extractive Industry and Industry. |
||
Home Based Business |
|||
PC46-48 |
N/A – The proposed development is for Extractive Industry and Industry. |
||
Host Home Accommodation |
|||
PC49-52 |
N/A – The proposed development is for Extractive Industry and Industry. |
||
Industry (Low/Medium |
|||
PC53 Scale The scale and location of the industrial use on the site should contribute to the amenity of the precinct. |
The proposed development has a site cover of 15.8% of the lease area. All buildings have a maximum height of 1 storey and less than 6 metres. The development is set back approximately 100 metres from the frontage of the lease area, a minimum of 40 metres from the side boundaries of the lease area and 150 metres from the rear boundary of the lease area. All proposed setbacks are considered to be consistent with an industrial use located within a rural area and are sufficient to maintain the amenity of the area. |
||
PC54 Landscaping Landscaping on the site: a) contributes positively to the built form and the street; and b) reduces the impact of the size and scale of the buildings. |
Significant native vegetation exists to the south and west of the lease area, and along the Swans Road frontage of the site.
|
||
PC55 Amenity The amenity of residential uses adjacent to the industrial area is protected through appropriate boundary screening. |
N/A – The site does not adjoin residential uses. |
||
PC56 Building and Orientation The building is designed and orientated to be identifiable from the street. |
The office space of the development is located adjacent to the driveway access from the new ingress crossover. |
||
PC57 Building and Structure Design Buildings are designed and finished to a high quality appearance. |
All buildings will be designed and finished to a high quality appearance. |
||
Telecommunications Facility |
|||
PC58 |
N/A – The proposed development is for Extractive Industry and Industry. |
||
Temporary Workers Accommodation |
|||
PC59-62 |
N/A – The proposed development is for Extractive Industry and Industry. |
||
Tourist Facility |
|||
PC63-65 |
N/A – The proposed development is for Extractive Industry and Industry. |
||
Submissions
A total of 2 properly made submissions were lodged to Council during the public notification period. The submitter’s names and addresses are listed below:
Stuart & Lisa Taylor Tom & Kym Lingard
23 East Street PO Box 41
Wallumbilla QLD 4428 Wallumbilla QLD 4428
The following planning issues were raised by the submitters in the notification period for the application. Each issue and the response are outlined below:
Issue |
Response |
The standard of East Street, Russell Street and Swans Road should be upgraded, including pedestrian facilities. |
The proposed development will be required to upgrade the intersection of Warrego Highway and East Street, in accordance with the approved plans, as a condition imposed by the Department of Transport and Main Roads.
|
Dust problems occur from the roads being only partly sealed. |
While the use will be permitted to operate 24 hours a day, conditions have been imposed to restrict vehicle movements to and from the site to between the hours of 6am and 6pm, to minimise noise impacts on residents in the Wallumbilla township. These reduced hours of operation will also reduce the extent of dust nuisance along unsealed roads.
A condition of development requires the developer to water unsealed roads, at the determination of Council, should any complaints regarding dust nuisance be received.
The proposed development will be required to upgrade the intersection of Warrego Highway and East Street, in accordance with the approved plans, as a condition imposed by the Department of Transport and Main Roads.
|
Noise from truck drivers using exhaust breaking will increase. |
|
The intersections at Russell Street and Wallumbilla North Road and East Street and the Warrego Highway are unsafe and lead to increases in noise with truck braking. |
|
Hours of operation will result in increased noise levels for residents in the town. |
The operation of all uses is regulated by the Environmental Protection (Noise) Policy 2008, which regulates acceptable noise levels to sensitive receiving environments. The Site Based Management Plan approved as part of this use requires the developer to demonstrate compliance with this regulation should any complaints be received.
While the use will be permitted to operate 24 hours a day, conditions have been imposed to restrict vehicle movements to and from the site to between the hours of 6am and 6pm, to minimise noise impacts on residents in the east of Wallumbilla township.
|
There are drainage issues in Russell and East streets, and the proposed development may exacerbate this. |
The proposed development is well removed from Russell and East streets in the town centre. The development will be required to establish a stormwater drainage system in accordance with Council’s standard requirements to ensure that stormwater from the site is adequately detained and managed so as not to result in any adverse impacts off-site.
It is therefore considered that the proposed development will not exacerbate flooding or drainage issues in this area. |
Other assessment issues
Subsequent approvals for Building and Operational Works and ERA Licenses will be required.
The Department of Transport and Main Roads and the Department of Environment and Resource Management imposed conditions of approval contained in Attachments 2 and 3.
Officer Report
Meeting: General 8 August 2012 |
Date: 19 July 2012 |
Item Number: 11.1 |
File Number: D12/21311 |
Subject Heading: Maranoa Retirement Village Decommissioning - Resident Intakes
Classification: Open Access
Name of Applicant:
Location: Mitchell
Author & Officer’s Title: Tony Klein, Director of Community Services
Executive Summary: Consideration of the process of accepting new residents to the Mitchell Maranoa Retirement Village is requested considering the imminent decommissioning of the facility.
|
1. That Council where possible, regulate new Maranoa Retirement Village resident intakes with the anticipated view of meeting the following indicative resident number targets for the facility leading up to decommissioning:
2. That Council continue to accept new respite residents where practical to the Maranoa Retirement Village leading up to the decommissioning of the facility. |
Body of Report:
In late 2011, Council resolved to decommission the Maranoa Retirement Village (MRV) upon completion of Multi Purpose Health Service (MPHS) collocated at the Mitchell Hospital. The MPHS project (ten-bed facility) is expected to be completed around mid 2013.
A number of operational and financial challenges will be faced by Council in the lead up to the scheduled decommissioning of the MRV.
The decommissioning of a residential aged care facility is extremely emotive for residents, their families, the community and staff. The process is neither simple nor inexpensive.
An issue identified at a Council workshop (30 May 2012) relating to the decommissioning of the MRV was Council’s position in relation to accepting new residents to the facility considering its imminent decommissioning.
As a result of that workshop, council officers were instructed to arrange a meeting with the MRV Auxiliary Sub Committee (MRVASC) to discuss MRV decommissioning and MPHS transition arrangements.
This meeting was held on 17 July 2012 in Mitchell with representatives of MRVASC, Queensland Health, Councillors and Council officers present.
The recommendations of this report reflect the outcomes and consensus of that meeting.
At the time of writing this report, the MRV had 14 residents.
Consultation (internal/external):
Councillors
Ms Meryl Brumpton, Queensland Health
MRVASC representatives
Risk Assessment (Legal, Financial, Political etc.):
Some political risk relating to regulating new resident intakes – offset by operational requirements leading up to MRV decommissioning
Policy Implications:
Nil
Financial Resource Implications:
With regulating intakes to accommodate targets recommended, there will be a probable reduction in revenue which will also result in a disproportionately lower level of expenses reduction for the MRV. As a guide and on average, one MRV resident equates to total revenue of approximately $4,100 per month (includes resident contributions and Commonwealth funding). However, this figure is extremely dependent on the level of care required for the resident. As such, determining the exact financial implications is quite problematic.
Link to Corporate Plan:
Corporate Plan 2009-2013 — 8.4.7(b) To undertake the operation of Council’s aged care facility in accordance with appropriate industry standards.
Supporting Documentation:
Nil
Report authorised by:
Officer Report
Meeting: General 8 August 2012 |
Date: 29 June 2012 |
Item Number: 12.1 |
File Number: D12/19350 |
Subject Heading: Renewal of Special Lease 36/52727, Special Lease 40/200167
Classification: Open Access
Name of Applicant:
Location: Over Lot 8 on Crown Plan KE18 and Lot 26 on Crown Plan FT965
Author & Officer’s Title: Tanya Mansfield, Manager Risk and Facilities
Executive Summary: The Department of Environment and Resource Management seeks Council’s views on an Application for Renewal of Special Lease 36/52727 over Lot 8 on Crown Plan KE18, Parish of Cytherea, Reserve for Camping and Water Purposes known as R5 Kennedy and Renewal of Special Lease 40/200167 over Lot 26 on Crown Plan FT965, Parish of Woleebee Reserve for Camping known as R180 Fortescue. |
That Council advise the Department of Environment and Resource Management that the reserve is still required for its gazetted purpose and Council has no objection to the application for renewal of special lease 36/52727 over Lot 8 on Crown Plan KE18, Parish of Cytherea, Reserve for Camping and Water Purposes, R5 Kennedy and Special Lease 40/200167 over Lot 26 on Crown Plan FT965, Parish of Woleebee, Reserve for Camping on the following conditions:- 1. The leased area is to have a stock proof fence to eliminate domestic grazing stock from entering nearby road reserve/s. 2. The leased area is to be used for grazing purposes only, and in such a manner so as the land is not degraded as far as reasonably practical from this specified use. 3. The lessee has a duty of care, to take all reasonable and practicable measures to sustainably manage the permit area. 4. Any weeds identified in the Land (Pest and Stock Route) Management Act are to be controlled in such a manner that will not allow the spread of seed onto adjoining land or land further down any water course and or creek. 5. Should any weeds identified in the Land (Pest and Stock Route) Management Act be identified within the confines of the special lease land, the lessee is to notify the Department of Environment and Resource Management and the Local Government of the weed as soon as practicably possible. 6. Authorised Council officers must be allowed entry to carry out inspections in relation to weeds. 7. The landholder is to be responsible for any litigation that may result from the “Trustee Lease or Trustee Permit” use. 8. If this Camping and Water Reserve is required for its gazetted purpose, the applicant must allow entry and use for this purpose.
|
Body of Report:
The Department of Environment and Resource Management has received an application for renewal of Special Lease 36/52727 over Lot 8 on Crown Plan KE18, Parish of Cytherea, Reserve for Camping and Water Purposes, R5 Kennedy and Special Lease 40/200167 over Lot 26 on Crown Plan FT965, Parish of Woleebee, Reserve for Camping.
In accordance with usual practice, the Department of Environment and Resource Management is seeking Council’s views or requirements that may affect the future use of the land including confirmation that the reserve is still required for its gazetted purpose.
Discussions have been held with Council’s Manager of Environment who has indicated that she had no objections to the reissue of a special lease over this land on the following conditions:-
1. The leased area is to have a stock proof fence to eliminate domestic grazing stock from entering nearby road reserve/s.
2. The leased area is to be used for grazing purposes only, and in such a manner so as the land is not degraded as far as reasonably practical from this specified use.
3. The lessee has a duty of care, to take all reasonable and practicable measures to sustainably manage the permit area.
4. Any weeds identified in the Land (Pest and Stock Route) Management Act are to be controlled in such a manner that will not allow the spread of seed onto adjoining land or land further down any water course and or creek.
5. Should any weeds identified in the Land (Pest and Stock Route) Management Act be identified within the confines of the special lease land, the lessee is to notify the Department of Environment and Resource Management and the Local Government of the weed as soon as practicably possible.
6. Authorised Council officers must be allowed entry to carry out inspections in relation to weeds.
7. The landholder is to be responsible for any litigation that may result from the “Trustee Lease or Trustee Permit” use.
8. If this Camping and Water Reserve is required for its gazetted purpose, the applicant must allow entry and use for this purpose.
Consultation (internal/external):
Department of Environment and Resource Management
Manager Environmental Services
Risk Assessment (Legal, Financial, Political etc.):
Nil financial risk as the Department of Environment and Resource Management incur the costs involved with lease preparation
Policy Implications:
Nil
Financial Resource Implications:
Nil
Link to Corporate Plan:
Corporate Plan 2009-2013 — 8.2.3(a) To implement Council’s governance policies and procedures in an evolving organisational environment whilst ensuring legislative relevance, consistency and fairness in application.
Supporting Documentation:
1View |
Map Lot 8 on KE18 & Lot 26 on CP FT965 |
D12/22584 |
Report authorised by:
Officer Report
Meeting: General 8 August 2012 |
Date: 24 July 2012 |
Item Number: 12.2 |
File Number: D12/21940 |
Subject Heading: Application for conversion to freehold of Grazing Homestead Perpetual Lease 36/7483
Classification: Open Access
Name of Applicant:
Location: Over Lot 13 on DL283, Parish of Waroonga
Author & Officer’s Title: Tanya Mansfield, Manager Risk and Facilities
Executive Summary: The Department of Environment and Resource Management seeks Council’s views on an Application for Conversion to Freehold of Grazing Homestead Perpetual Lease 36/7483 over Lot 13 on DL283, parish of Waroonga. |
That Council advise the Department of Environment and Resource Management that Council has no objection to the application for conversion to freehold of Grazing Homestead Perpetual Lease 36/7483 over Lot 13 on DL283, Parish of Waroonga and furthermore that Council is not aware of any local non-indigenous cultural heritage values that the Department should consider when assessing the application. |
Body of Report:
The Department of Environment and Resource Management has received an application for conversion to freehold of Grazing Homestead Perpetual Lease 36/7483 over Lot 13 on DL283.
In accordance with usual practice, the Department of Environment and Resource Management is seeking Council’s views or requirements that may affect the future use of the land including information on any local non-indigenous cultural heritage values that the Department should consider when assessing this application.
Council has no record of non-indigenous cultural heritage values associated with this land.
Discussions have been held with Council’s Manager of Environment who has indicated that she had no objections to the conversion to freehold of Grazing Homestead Perpetual Lease 36/7483.
Consultation (internal/external):
Department of Environment and Resource Management
Manager Environmental Services
Risk Assessment (Legal, Financial, Political etc.):
Nil financial risk to Council.
Policy Implications:
Nil
Financial Resource Implications:
Nil
Link to Corporate Plan:
Corporate Plan 2009-2013 — 8.2.3(a) To implement Council’s governance policies and procedures in an evolving organisational environment whilst ensuring legislative relevance, consistency and fairness in application.
Supporting Documentation:
1View |
Map Grazing Homestead Perpetual Lease 36/7835 over Lot 12 on DL283 |
D12/21947 |
Report authorised by:
Officer Report
Meeting: General 8 August 2012 |
Date: 24 July 2012 |
Item Number: 12.3 |
File Number: D12/21942 |
Subject Heading: Application for conversion to freehold of Grazing Homestead Perpetual Lease 36/7835
Classification: Open Access
Name of Applicant:
Location: Over Lot 12 on DL283, Parish of Waroonga
Author & Officer’s Title: Tanya Mansfield, Manager Risk and Facilities
Executive Summary: The Department of Environment and Resource Management seeks Council’s views on an Application for Conversion to Freehold of Grazing Homestead Perpetual Lease 36/7835 over Lot 12 on DL283, parish of Waroonga. |
That Council advise the Department of Environment and Resource Management that Council has no objection to the application for conversion to freehold of Grazing Homestead Perpetual Lease 36/7835 over Lot 12 on DL283, Parish of Waroonga and furthermore that Council is not aware of any local non-indigenous cultural heritage values that the Department should consider when assessing the application. |
Body of Report:
The Department of Environment and Resource Management has received an application for conversion to freehold of Grazing Homestead Perpetual Lease 36/7835 over Lot 12 on DL283.
In accordance with usual practice, the Department of Environment and Resource Management is seeking Council’s views or requirements that may affect the future use of the land including information on any local non-indigenous cultural heritage values that the Department should consider when assessing this application.
Council has no record of local indigenous cultural heritage values associated with this land.
Discussions have been held with Council’s Manager of Environment who has indicated that she had no objections to the conversion to freehold of Grazing Homestead Perpetual Lease 36/7835.
Consultation (internal/external):
Department of Environment and Resource Management
Manager Environmental Services
Risk Assessment (Legal, Financial, Political etc.):
Nil financial risk to Council.
Policy Implications:
Nil
Financial Resource Implications:
Nil
Link to Corporate Plan:
Corporate Plan 2009-2013 — 8.2.3(a) To implement Council’s governance policies and procedures in an evolving organisational environment whilst ensuring legislative relevance, consistency and fairness in application.
Supporting Documentation:
1View |
Map Grazing Homestead Perpetual Lease 36/7835 over Lot 12 on DL283 |
D12/21947 |
Report authorised by:
Officer Report
Meeting: General 8 August 2012 |
Date: 24 July 2012 |
Item Number: 12.4 |
File Number: D12/21944 |
Subject Heading: Application for Replacement Permit to Occupy over Part of Lot 34 on WV1126 - Lot A on WV1422 and Lot B on WV1603
Classification: Open Access
Name of Applicant:
Location: Part of Lot 34 on WV1126 - Lot A on WV1422 and Lot B on WV1603
Author & Officer’s Title: Tanya Mansfield, Manager Risk and Facilities
Executive Summary: The Department of Environment and Resource Management seeks Council’s views on an Application for Replacement Permit to Occupy over Part of Lot 34 on WV1126 – Lot A on WV1422 and Lot B on WV1603. |
That Council advise the Department of Environment and Resource Management that Council has no objection to the application for replacement permit to occupy over Part of Lot 34 on WV1126 – Lot A on WV1422 and Lot B on WV1603 on the following conditions:- 1. The leased area is to have a stock proof fence to eliminate domestic grazing stock from entering nearby road reserve/s. 2. The leased area is to be used for grazing purposes only, and in such a manner so as the land is not degraded as far as reasonably practical from this specified use. 3. The lessee has a duty of care, to take all reasonable and practicable measures to sustainably manage the permit area. 4. Any weeds identified in the Land (Pest and Stock Route) Management Act are to be controlled in such a manner that will not allow the spread of seed onto adjoining land or land further down any water course and or creek. 5. Should any weeds identified in the Land (Pest and Stock Route) Management Act be identified within the confines of the special lease land, the lessee is to notify the Department of Environment and Resource Management and the Local Government of the weed as soon as practicably possible. 6. Authorised Council officers must be allowed entry to carry out inspections in relation to weeds. 7. The landholder is to be responsible for any litigation that may result from the “Trustee Lease or Trustee Permit” use.
Furthermore, Council is not aware of any local non-indigenous cultural heritage values that the Department should consider when assessing the application.
|
Body of Report:
The Department of Environment and Resource Management has received an application for replacement permit to occupy over part of lot 34 on WV1126 – Lot A on WV1422 and Lot B on WV1603.
In accordance with usual practice, the Department of Environment and Resource Management is seeking Council’s views or requirements that may affect the future use of the land including information on any local non-indigenous cultural heritage values that the Department should consider when assessing this application. Council has no record of non-indigenous cultural heritage values associated with this site.
Discussions have been held with Council’s Manager of Environment who has indicated that she had no objections to the issuing of a replacement permit to occupy over part on lot 34 on WV1126 – Lot A on WV1422 and Lot B on WV1603 on the following conditions:-
1. The leased area is to have a stock proof fence to eliminate domestic grazing stock from entering nearby road reserve/s.
2. The leased area is to be used for grazing purposes only, and in such a manner so as the land is not degraded as far as reasonably practical from this specified use.
3. The lessee has a duty of care, to take all reasonable and practicable measures to sustainably manage the permit area.
4. Any weeds identified in the Land (Pest and Stock Route) Management Act are to be controlled in such a manner that will not allow the spread of seed onto adjoining land or land further down any water course and or creek.
5. Should any weeds identified in the Land (Pest and Stock Route) Management Act be identified within the confines of the special lease land, the lessee is to notify the Department of Environment and Resource Management and the Local Government of the weed as soon as practicably possible.
6. Authorised Council officers must be allowed entry to carry out inspections in relation to weeds.
7. The landholder is to be responsible for any litigation that may result from the “Trustee Lease or Trustee Permit” use.
Consultation (internal/external):
Department of Environment and Resource Management
Manager Environmental Services
Risk Assessment (Legal, Financial, Political etc.):
Nil financial risk to Council.
Policy Implications:
Nil
Financial Resource Implications:
Nil
Link to Corporate Plan:
Corporate Plan 2009-2013 — 8.2.3(a) To implement Council’s governance policies and procedures in an evolving organisational environment whilst ensuring legislative relevance, consistency and fairness in application.
Supporting Documentation:
1View |
Map Lot 34 on WV1126 - Lot A on WV1422 and Lot B on WV1603 |
D12/21950 |
Report authorised by:
Officer Report
Meeting: General 8 August 2012 |
Date: 25 July 2012 |
Item Number: 12.5 |
File Number: D12/22083 |
Subject Heading: Renewal of Term Lease 0/219657
Classification: Open Access
Name of Applicant:
Location: Over Lot 2 on WV975, Parish of Blythdale Reserve for Camping Purposes, R.68 Waldegrave
Author & Officer’s Title: Tanya Mansfield, Manager Risk and Facilities
Executive Summary: The Department of Environment and Resource Management seeks Council’s views on an Application for Renewal of Special Lease 0/219657 over Lot 2 on WV975, Parish of Blythdale, Reserve for Camping Purposes known as R.68 Waldegrave. |
That Council advise the Department of Environment and Resource Management that the reserve is still required for its gazetted purpose and Council has no objection to the application for renewal of special lease 0/219657 over Lot 2 on WV975, Parish of Blythdale, Reserve for Camping Purposes known as R.68 Waldegrave on the following conditions:- 1. The leased area is to have a stock proof fence to eliminate domestic grazing stock from entering nearby road reserve/s. 2. The leased area is to be used for grazing purposes only, and in such a manner so as the land is not degraded as far as reasonably practical from this specified use. 3. The lessee has a duty of care, to take all reasonable and practicable measures to sustainably manage the permit area. 4. Any weeds identified in the Land (Pest and Stock Route) Management Act are to be controlled in such a manner that will not allow the spread of seed onto adjoining land or land further down any water course and or creek. 5. Should any weeds identified in the Land (Pest and Stock Route) Management Act be identified within the confines of the special lease land, the lessee is to notify the Department of Environment and Resource Management and the Local Government of the weed as soon as practicably possible. 6. Authorised Council officers must be allowed entry to carry out inspections in relation to weeds. 7. The landholder is to be responsible for any litigation that may result from the “Trustee Lease or Trustee Permit” use. 8. If this Camping and Water Reserve is required for its gazetted purpose, the applicant must allow entry and use for this purpose.
|
Body of Report:
The Department of Environment and Resource Management has received an application for renewal of Special Lease 0/219657 over Lot 2 on WV975, Parish of Blythdale, Reserve for Camping Purposes known as R.68 Waldegrave. The current lease expires on 30 September 2013.
In accordance with usual practice, the Department of Environment and Resource Management is seeking Council’s views or requirements that may affect the future use of the land including:-
1. Confirmation that the reserve is still required for its gazetted purpose;
2. On expiry of the existing lease, would Council as the trustee be prepared to offer the current lessee a Trustee Lease or Trustee Permit over the subject area in accordance with Section 57 of the Land Act 1994 and Policy PUX/901/210 – Leases over reserves.
3. If entering into a Trustee Lease or Trustee Permit is not an option, Council’s views or requirements to the granting of a new Term Lease over the subject area.
Discussions have been held with Council’s Manager of Environment who has indicated that the reserve is still required for its gazetted purpose and that she has no objections to the reissue of a special lease over this land on the following conditions:-
1. The leased area is to have a stock proof fence to eliminate domestic grazing stock from entering nearby road reserve/s.
2. The leased area is to be used for grazing purposes only, and in such a manner so as the land is not degraded as far as reasonably practical from this specified use.
3. The lessee has a duty of care, to take all reasonable and practicable measures to sustainably manage the permit area.
4. Any weeds identified in the Land (Pest and Stock Route) Management Act are to be controlled in such a manner that will not allow the spread of seed onto adjoining land or land further down any water course and or creek.
5. Should any weeds identified in the Land (Pest and Stock Route) Management Act be identified within the confines of the special lease land, the lessee is to notify the Department of Environment and Resource Management and the Local Government of the weed as soon as practicably possible.
6. Authorised Council officers must be allowed entry to carry out inspections in relation to weeds.
7. The landholder is to be responsible for any litigation that may result from the “Trustee Lease or Trustee Permit” use.
8. If this Camping and Water Reserve is required for its gazetted purpose, the applicant must allow entry and use for this purpose.
Consultation (internal/external):
Department of Environment and Resource Management
Manager Environmental Services
Risk Assessment (Legal, Financial, Political etc.):
Nil financial risk as the Department of Environment and Resource Management incur the costs involved with lease preparation
Policy Implications:
Nil
Financial Resource Implications:
Nil
Link to Corporate Plan:
Corporate Plan 2009-2013 — 8.2.3(a) To implement Council’s governance policies and procedures in an evolving organisational environment whilst ensuring legislative relevance, consistency and fairness in application.
Supporting Documentation:
1View |
Map Lot 2 on WV975 |
D12/22107 |
Report authorised by:
Officer Report
Meeting: General 8 August 2012 |
Date: 27 July 2012 |
Item Number: 15.1 |
File Number: D12/22324 |
Subject Heading: Application for Material Change of Use - "Accommodation units" (2 units) File Ref: 2011/17947
Classification: Open Access
Name of Applicant: Martin Building Design
Location: 2 Russell Street, Roma Qld 4455 (Lot 32 on RP4449)
Author & Officer’s Title: Danielle Pearn, Planning & Development Officer
Executive Summary: Martin Building Design seek approval for a Material Change of Use to establish Accommodation Units at 2 Russell Street, Roma, on land described as Lot 32 on RP4449.
The application is subject to Impact Assessment against the relevant provisions of Roma Town Planning Scheme 2006. No submissions were received during the public notification period (02/03/2012 to 23/03/2012).
The proposed development is consistent with the Desired Environmental Outcomes (DEOs) and Urban Area Code contained in the Roma Town Planning Scheme 2006.
|
Officer’s Recommendation: The application for Material Change of Use “Accommodation Units” (2 units) at 2 Russell Street, Roma, described as Lot 32 on RP4449, be approved subject to the following conditions:
Complete and Maintain
1. Complete and maintain the approved development as follows: (i) in accordance with development approval documents and (ii) strictly in accordance with those parts of the approved development which have been specified in detail by the Council or Referral Agency unless the Council or Referral Agency agrees in writing that those parts will be adequately complied with by amended specifications.
2. Complete and maintain all operational, building and plumbing and drainage work associated with this development approval, including work required by any of the development approval conditions.
3. Maintain the approved development being Material Change of Use (Accommodation Units) generally in accordance with the approved plans:
4. Services and infrastructure required in connection with the establishment of the approved development must be provided at no cost to Council.
5. Any conflicts associated with proposed and existing services shall be forwarded by the developer to the appropriate controlling authority for approval for any proposed changes.
Stormwater and Drainage
6. Stormwater must not be allowed to pond on the property being developed during the development process and after development has been completed unless the type and size of ponding has been agreed in writing by the Council or as a specific development approval condition.
7. Any increases in volume, concentration or velocity of stormwater from the property being developed must be channelled to lawful points of discharge or to other storage or dispersal arrangements which must all be agreed in writing by the Council.
8. There must be no increases in any silt loads or contaminants in any overland flow from the property being developed, during the development process and after development has been completed.
9. The stormwater disposal system must be designed to include appropriate pollution control devices or methods to ensure no contamination or silting of creeks or other waterways.
10. Soil erosion and sediment is controlled in accordance with Schedule 6: “Standards for Stormwater Drainage”.
Services Provisions
11. The development is to be connected to Council’s reticulated sewerage disposal system in accordance with the Water Services Association of Australia (WSAA) publication WSA02-2002 Sewerage Code of Australia (version 2.3), at no cost to Council.
12. The existing sewer main is to be relocated adjacent to the southern boundary of the site in accordance with plan 00152/11 sheet 2 of 6 Rev C, as amended in red. A detailed design is to be submitted to Council for approval in the form of an Operational Works application.
13. A three metre wide easement is to be registered over the relocated sewer main within the allotment boundaries, to allow unimpeded access 1.5 metres either side of the main.
14. The development is to be connected to Council’s reticulated water supply system in accordance with the Water Services Association of Australia (WSAA) publication WSA03-2002 Water Reticulation Code of Australia (version 2.3), at no cost to Council.
15. The development is to be connected to an electricity reticulation service in accordance with the relevant service provider’s requirements and specifications along with relevant building standards, requirements and specifications (as relevant).
16. If the development is connected to a telecommunications service, then such works shall be undertaken in accordance with the relevant service provider’s requirements and specifications along with relevant building standards requirements and specifications (as relevant).
17. All services installation, including sewer, water, gas, electricity and telecommunications connections to the respective networks, must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist (iv) Capricorn Municipal Development Guidelines where it applies (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.
Rubbish Collection
18. At all times while the use continues, waste containers shall be maintained in a clean and tidy state and shall be emptied and the waste removed from the site on a regular basis.
19. All bins shall be shielded from the view of travelling public and neighbours.
Access, Car parking and Manoeuvring
20. The landowner shall be responsible for construction and maintenance of vehicle crossovers from the road carriageway to the property boundary and for obtaining any approvals that may be required and for complying with the applicable designs and standards.
21. Vehicle crossovers from Russell Street and Duke Street are to be constructed of concrete in accordance with drawing CMDG-R-041 Rev A - Residential Driveway Slab and Tracks.
22. Vehicle crossovers must be located a minimum distance of one metre from any street signage, power poles, street lights, manholes, stormwater gully pits or other Council assets.
23. Provide a total of four (4) car parking spaces onsite in accordance with the approved site plan 00152/11 sheet 2 of 6 Rev C, dated 14/11/11, as amended in red.
24. All carparking spaces and driveway areas are to be sealed with an approved impervious surface. Surfacing shall consist of either patterned, reinforced concrete, concrete pavers, segmental clay pavers, asphaltic hotmix or two coat (primerseal/seal) bitumen seal.
25. Any damage to roads and infrastructure that is attributable to the progress of works on the site or vehicles associated with the development of the site, must be repaired to Council’s satisfaction or the cost of repairs paid to Council.
Environmental
26. All construction works on site are to be undertaken in accordance with the Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction sites (IE Aust, Queensland Division, Brisbane – or later versions).
27. The developer shall immediately clean up and satisfactorily remove any deposited construction material or silt runoff from the development site.
Landscaping and Fencing
28. Landscaping in the form of gardens and lawn areas, must be provided onsite in accordance with the approved plan 00152/11 sheet 2 of 6 Rev C dated 14/11/2011, as amended in red.
29. Ground covers should fully cover vegetated areas within one year of planting.
30. The mature height of vegetation established within a nine metre truncation at the north-east corner of the lot, must not exceed 1.5 metres.
31. Site landscaping must not interfere with electrical infrastructure nor restrict maintenance access to any onsite infrastructure, public utility or easement.
Avoiding Nuisance
32. Lighting of the site, including any security lighting, shall be such that the lighting intensity does not exceed 8.0 lux at a distance of 1.5 metres from the site at any property boundary.
33. All lighting shall be directed or shielded so as to ensure that no glare directly affects nearby properties.
34. Any air conditioning, generator, refrigeration, pump, exhaust, fans, processing or other equipment must be acoustically screened to ensure noise levels do not exceed 5dB above the background noise level.
35. During the establishment of the approved development, no nuisance is to be caused to adjoining properties and occupiers by the way of smoke, dust, rubbish, contaminant, stormwater discharge or siltation at any time, including non-working hours.
Infrastructure Contributions
36. An infrastructure contribution, in accordance with Council’s adopted Priority infrastructure Plan, of $21,000.00 is payable to the Council. The stated charge is to be paid prior to issue of a building works permit.
Use
37. All development approval conditions related to the establishment of the approved development must be fulfilled prior to any approved use commencing.
38. The developer is to amend the design of proposed Unit 2 and submit a revised site plan demonstrating that the development achieves a minimum boundary setback of 6 metres from the Duke Street frontage of the site.
39. The residential outbuildings must be constructed with a gable roofline orientated towards their respective street frontage. All external sides of the outbuildings are to remain completely open and must not be enclosed in any way by walls or doors of any kind, at any time.
No Cost to Council
40. The developer is responsible for meeting all costs associated with the approved development unless there is specific agreement by other parties, including the Council, to meeting those costs.
41. All civil and related work shall be designed and supervised by a Registered Professional Engineer of Queensland (RPEQ) who are competent in the construction of the works.
42. All rates and charges of any description and all arrears of such rates and charges, together with interest outstanding thereon, on the land, due to Council, shall be paid to the Council prior to occupation of the units. |
Body of Report:
Refer to Attachment 1.
Consultation (internal/external):
MRC Infrastructure Department (Internal)
Local Government Planning Alliance (External Consultant)
Risk Assessment (Legal, Financial, Political etc.):
The applicant has appeal rights under SPA against any decision of Council.
Policy Implications:
The application generally accords with the policy position of the Roma Town Planning Scheme.
Financial Resource Implications:
Any conditions imposed will be at the cost of the developer.
Link to Corporate Plan:
Corporate Plan 2009-2013 — 8.3.1(a) Regulate and control development in a consistent and responsible manner that enhances the lifestyle of our community whilst promoting sustainable development.
Supporting Documentation:
1View |
Body of Report |
D12/22350 |
2View |
Development Plans |
D12/22403 |
3View |
Infrastructure Charges |
D12/10328 |
Report authorised by:
Body of Report |
Martin Building Design seek approval for a Material Change of Use to establish two Accommodation Units on land situated at 2 Russell Street, Roma.
The development site is a corner allotment comprising an area of 1154m2. The site is currently occupied by single garage which is proposed to be demolished.
The site adjoins residential lots occupied by single detached dwellings to the south and west. On the opposite side of Russell Street to the north of the site, is the Roma State College. To the east of the site on the opposite side of Duke Street are residential lots occupied by a mix of single detached dwellings and unit developments.
DEVELOPMENT SITE
Figure 1 – Site Locality
The development comprises two detached units each containing three bedrooms and two bathrooms. It is proposed that one of the units be oriented towards Russell Street and the other oriented towards Duke Street. Individual vehicle accesses will be provided to each residence via their respective street frontage. The development incorporates two residential outbuildings that will provide two car accommodation at each residence.
The combined floor area of the units and outbuildings is 418m2, equating to approximately 36% site coverage.
Site landscaping will consist of a mix of landscaped gardens and lawn areas. Gardens will be established adjacent to the northern and eastern boundaries of the site fronting Russell Street and Duke Street. The remaining unsealed areas of the site will be landscaped with lawn.
The development will require a subsequent approval for Operational Works to relocate the sewerage main within the site.
Definition of Use and Assessment Status:
The Roma Town Planning Scheme defines the use as “Accommodation Units”, meaning: any premises comprising an integrated development of dwelling units and/or 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 2 March 2012 to 23 March 2012. No submissions were received during this period.
Assessment against the Planning Scheme:
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. The DEOs are 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 development site is situated within the Roma town area and is not located in proximity to areas of environmental significance.
(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 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 site is situated in an established urban area and will not adversely impact on biodiversity, water or air quality. Appropriate stormwater disposal measures will be conditioned as part of the approval to minimise potential adverse impacts on water quality.
(iv) Places of historical and indigenous cultural heritage and social significance are protected, maintained and enhanced.
The development involves a small scale residential use that will not adversely impact on places 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.
(iii) Beautification and improved parking facilities will enhance the efficiency, attractions and vitality of the Town CBD.
The proposal is for a residential development in a residential area and is not located within immediate proximity to the CBD. The development does not involve business or commercial activities and will not affect the integrity of development in the Commercial zone.
(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 subject site is not located in proximity to the Carnarvon National Park or a tourism activity. The proposal is a small scale residential development located in a residential area and as such will not adversely impact on the economic and social function of the town.
(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 proposed development is for a small scale residential development that will not adversely impact on industry, business and employment opportunities in the local area.
(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 in an established urban area with 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 proposed development is not located in proximity to major water cycle or electricity infrastructure and is situated an appropriate distance from the nearby road and rail corridors so as not to impact on the integrity of these networks.
(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 proposed development is located within an established residential area with access to town services. The development will contribute to the residential character of the locality and maintain the amenity of the town area.
(iv) The adverse effects from natural and other hazards, including bushfires are minimised.
The site is not identified as being susceptible to bushfire 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 available in Roma through the provision of two dwelling units that will have access to town services and facilities.
(vi) Community well being is not compromised by inappropriate development that impacts upon noise levels, traffic volume, lighting levels, local amenity.
The proposed development is consistent with the intent of the Residential Zone and will be conditioned to maintain appropriate levels of amenity for the area.
The Overall Outcomes and relevant Performance Criteria of the Urban Area Code are examined below:
Overall Outcomes of the Urban Area:
(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 to support a range of activities in Roma Town.
(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.
(c) The residential and heritage character and amenity of the Urban Area is retained;
The units will be constructed with a pitched roofline and Weathertex wall cladding, contributing to an aesthetically pleasing building design. Conditions of approval will require a redesign of proposed Unit 2 (orientated towards the Duke Street frontage) to achieve a minimum setback of 6 metres from the Duke Street boundary of the site, to ensure residential amenity is not compromised. The outbuildings will also be conditioned to remain as open sided carports so they do not detract from the residential aspect of the development. The overall appearance of the buildings and site landscaping will enhance the character and amenity of the streetscape and surrounding neighbourhood.
(d) Safe and convenient access for pedestrians and cyclists is maintained and enhanced;
The development proposal is for a low intensity use that will not adversely impact on the safety and convenience of cyclist or pedestrian movements in proximity to the site.
(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 site is not located in proximity to the rail corridor. The units will not encroach within a 9 metre truncation at the corner of the lot. In this respect the development will maintain adequate visibility for motorists will not compromise the function of the local road network.
(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 and services 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 proposed development is located within the Residential Zone and considered an appropriate use of the subject land.
Performance Criteria of the Urban Area:
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.
|
Stormwater/inter-allotment drainage will be collected and discharged in accordance with Schedule 6: “Standards for Stormwater Drainage”. This will be imposed as a condition of approval. |
PC 5 Vehicle Access Vehicle access is provided to a standard appropriate for the use.
|
Sealed vehicle crossovers will be established on both Russell Street and Duke Street providing private access to each residence.
|
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 incorporates provision for four onsite car parking spaces and exceeds the requirements of Schedule 2: Standards for roads, car parking, access and manoeuvring areas.
|
PC 8 Roads All weather road access is provided between the premises and the existing road network.
|
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 9 State Controlled Roads State Controlled Roads are maintained and enhanced as a link between major centres. |
The proposed development is not contiguous to a State controlled road 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 consistent with the surrounding residential land uses and 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 site is not located in proximity to a rail corridor. |
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 proposed development is a small scale residential use that is not expected to generate excessive noise emissions. |
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 to be undertaken in accordance with Schedule 7: Standards for Construction Activity. |
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”. |
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 proposed development is not located within 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 will be limited to 5.5 metres and a single storey in height, consistent with the local character.
|
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 proposed site cover is approximately 36% of the site area which is below the 40% threshold for Accommodation Units.
AS 30.2 – AS 30.4 Not Applicable – The development is not for dual occupancies.
AS 30.5 - AS 30.7 The units are setback a minimum distance of 6 metres from the Russell Street frontage of the site. Unit 2 (orientated towards Duke Street) is proposed to be setback 5.6 metres from the Duke Street frontage. Conditions of approval will require the developer to submit an amended design demonstrating how the proposal achieves a minimum setback of 6 metres from this boundary. The units will not encroach within a 9 metre truncation at the corner of the lot and therefore maintain adequate visibility for motorists. The development achieves setbacks in excess of 3 metres from the side/rear boundaries of the site, to the south and west.
The proposed setbacks are generally consistent with those of other residential uses in proximity to the development site. The conditions of approval are aimed at maintaining the residential character and amenity of the area.
|
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.
|
Buildings will be designed to achieve adequate ventilation and natural lighting. Screen fencing will be established between the dwelling units and along the side/rear boundaries of the site to provide private open space for residents.
|
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. |
Landscaped gardens will be established within the site adjacent to the property boundaries fronting Russell Street and Duke Street. Unsealed areas of the site, including the private open space areas of the dwelling units, will be landscaped with lawn.
Site landscaping will contribute to the overall amenity of the development and local streetscape. Landscaping will also provide a level of screening and privacy for residents of the dwelling units.
|
a) Residential Development – Outbuildings
|
|
PC 33 Residential Outbuildings Residential amenity is to be maintained. |
The development incorporates two residential outbuildings each with parking provision for two vehicles. The outbuilding oriented towards the Russell Street frontage is compliant with the required boundary setbacks. A relaxation of the front boundary setback is sought to locate the second outbuilding 4.2 metres from the Duke Street frontage of the site. Conditions of approval will require both outbuildings to remain open-sided so as that they do not detract from the residential aspect of the development and maintain residential amenity.
|
Assessment Summary:
The proposed development complies with the planning scheme DEOs and Urban Area Code. The development is a suitable use of the subject property and is consistent with the intent of the Residential Zone.
Infrastructure Charges |
Development Assessment: Trunk Infrastructure Charges
Material Change of Use (Accommodation Units) situated at 2 Russell Street, Roma Qld – Lot 32 on RP4449
Plan Associates
Executive Summary
1. The Sustainable Planning Act, 2009 requires local governments to prepare Priority Infrastructure Plans (PIP) and adopt and charge for trunk infrastructure in accordance with the Draft State planning regulatory provision (adopted charges).
2. The development of PIPs for the current planning schemes is well advanced and the Council adopted trunk infrastructure charges resolutions towards the end of 2011.
3. An adopted infrastructure charge of $21,000-00 is payable in respect of the proposed development.
The adopted infrastructure has been calculated in accordance with the following formula:
AIC = AC –CR
Where:
• AIC is the adopted infrastructure charge that may be levied for development;
• AC is the adopted charge for the trunk infrastructure networks to service the development stated in Table 2 of the Council’s adopted infrastructure charges resolutions; and
• CR is the credit for the trunk infrastructure networks servicing the premises.
As such, the following will apply to the application:
The proposal is for the reconfiguration of a material change of use (Accommodation Units). This equates to 2 X $21,000-00
= $42,000-00
The site currently zoned residential and contains a shed (the existing lawful use of the premises). As such, the proponent is entitled to a credit of $21,000-00
AIC = $42,000-00 - $21,000-00
= $21,000-00
4. A work sheet detailing the methodology used to calculate the charge is in Appendix 1.
5. An extract from the Councils resolution to adopt Infrastructure Charges for the Roma Planning Scheme under Division 2.5 of Draft state regulatory provision (adopted charges) is in Appendix 2.
6. A decision notice (compliant with section 648F of the SPA) in respect of the adopted infrastructure charge is in Appendix 3.
Appendix 1
Trunk Infrastructure Charges Worksheet
1. Situational Analysis
Step 1: Determine whether the proposed development is located within the Priority Infrastructure Area (PIA).
Refer to Map 1 of the Roma Adopted Infrastructure Charges Resolution (Attached).
The subject property is located within the Roma PIA of the Roma Adopted Infrastructure Charges Resolution.
Step 2: Determine what infrastructure networks are covered.
Refer to the Plans for Trunk Infrastructure attached to the Roma Adopted Infrastructure Charges Resolution (Attached).
The Council provides all five infrastructure networks identified in the plans for trunk infrastructure to the proposed development.
Step 3: Determine the land use class of the proposed development.
Refer to Table 1 of the Roma Adopted Infrastructure Charges Resolution (Attached).
Under the Roma planning scheme the proposal is for material change of use of a residential lot for accommodation units.
Step 4: Determine whether the proponent may be entitled to a credit.
The site currently contains a shed but has the potential for a dwelling with three or more bedrooms (the existing lawful use of the premises).
2. Calculating the Charge
The adopted infrastructure charge levied for each trunk infrastructure networks must be calculated in accordance with the following formula-
AIC = AC –CR
Where:
• AIC is the adopted infrastructure charge that may be levied for development;
• AC is the adopted charge for the trunk infrastructure networks to service the development stated in stated in Table 2 of the resolutions; and
• CR is the credit for the trunk infrastructure networks servicing the premises.
As such, the following will apply to the application:
Step 5: Determine Demand (the total number of adopted charge units generated by the proposed development).
Refer to Table 2 of the resolution and floor plan for the proposed development.
An adopted charge of $21,000-00 per dwelling for three or more bedrooms applies.
The proposal is for material change of use of a residential for accommodation units (two detached units of three bedrooms).
This equates to:
2 X $21,000-00
= $42,000-00
Step 6: Determine Demand Credit (any credits for existing lawful uses in accordance with Section 7 of the Burdekin RICS).
Except for a shed, the site currently vacant but has the potential for a dwelling with three or more bedrooms (the existing lawful use of the premises).
Under Table 2 of the Roma Adopted Infrastructure Charges Resolution the monetary equivalent for a 3 or more bedroom dwelling is $21,000-00.
As such, the proponent is entitled to a credit of $21,000-00
Step 7: Calculate the Adopted Infrastructure Charge.
AIC = $42,000-00 - $21,000-00
= $21,000-00
Infrastructure Charges |
Appendix 2
Extract from resolution to adopt Infrastructure Charges for the Roma Planning Scheme under Division 2.5 of Draft state regulatory provision (adopted charges)
1. This resolution is attached to the Maranoa Regional Council’s Roma planning scheme.
To remove any doubt, it is declared that the details of the resolution are not part of the local government’s planning scheme.
2. This resolution has effect on and from the day the making of the resolution was first notified in a newspaper circulating generally in the local government area on 11 November 2011.
3. This resolution adopts a charge for particular development that is less than the maximum adopted charge.
To enable the adopted infrastructure charges schedule identified in Table 1 of the Draft State planning regulatory provision (Draft SPRP) to be applied to existing development use types, Table 1 of this resolution identifies the relationship between existing planning scheme use types and the classes of development to which the adopted infrastructure charges schedule apply.
Infrastructure Charges |
Table 1 – Comparison of planning scheme use categories and Draft SPRP development categories |
||
Current planning scheme use categories |
Draft SPRP development categories
|
|
Adopted infrastructure charge category |
Queensland Planning Provision use
|
|
Caretakers Residence, Dwelling House, Dwelling Unit, Home Based Business, Dual Occupancy, Host Home Accommodation |
3 or more bedroom dwelling 1 or 2 bedroom dwelling |
|
Temporary Accommodation, Hotel, Motel |
Accommodation (short term) |
Hotel, short term accommodation, tourist park |
Accommodation Units, Rooming Unit |
Accommodation (long term) |
Community residence, hostel, relocatable home park, retirement facility, |
Place of worship |
Places of assembly |
Club, community use, function facility, funeral parlour, place of worship |
Showroom |
Commercial (bulk goods) |
Agricultural supplies store, bulk landscape supplies, garden centre, hardware and trade supplies, outdoor sales, showroom |
Commercial Premises, Commercial Activities, Service Station, Catering Shop, Shop, Shopping Centre, Retail showroom |
Commercial (retail) |
Adult store, food and drink outlet, service industry, service station, shop, shopping centre |
Professional Office |
Commercial (office) |
Office, sales office |
Child Care Centre, Child Orientated Uses, Community Use, Community Orientated Uses, Educational Establishment |
Education facility |
Child care centre, community care centre, educational establishment |
N/A |
Entertainment |
Hotel (non-residential component), nightclub, theatre |
Indoor Recreation |
Indoor sport and recreational facility |
Indoor sport and recreation |
Storage Facility, Warehouse Industry, Industrial Activities, Low Impact Industry, Medium Impact Industry |
Industry |
Low impact industry, medium impact industry, research and technology industry, rural industry, warehouse, waterfront and marine industry |
High Impact Industry |
High impact industry |
High impact industry, noxious and hazardous industries |
Planning scheme uses
|
Draft SPRP development categories
|
|
Adopted infrastructure charges category |
Queensland Planning Provision use
|
|
Agriculture, Forestry |
Low impact rural |
Animal husbandry cropping permanent plantations wind farm |
Cattle Feed Lot, Cattery or Kennel, Piggery |
High impact rural |
Aquaculture, intensive animal industries, intensive horticulture, wholesale nursery, winery |
Health Care Premises |
Essential services |
Correctional facility, emergency services, health care services, hospital, residential care facility, veterinary services |
Transport Terminal, Tourist Facility, Park, Extractive Industry, Off-street carpark |
Specialised uses |
Air services, animal keeping, car park, crematorium, major sport recreation and entertainment facility, motor sport, outdoor sport and recreation, port services, tourist attraction, utility installation, extractive industry |
Telecommunications Facility |
Minor uses |
Advertising device, cemetery, home based business, landing, market, non-residential workforce accommodation, roadside stalls, telecommunications facility, temporary use, park, outdoor lighting |
Table 2 identifies the local government’s adopted infrastructure charges for particular development and the area in which it applies.
The area in which the adopted infrastructure charge applies is identified in Map 1: Roma PIA.
Table 2 – Adopted infrastructure charges |
|||||
Development for which an adopted infrastructure charge may apply |
Maximum adopted charges |
Adopted infrastructure charges |
Part of Local Government Area (LGA) applicable |
||
Maximum adopted charge |
Maximum adopted charges for stormwater network |
Adopted infrastructure charge |
Adopted infrastructure charges for stormwater network |
||
3 or more bedroom dwelling |
$28 000 per dwelling unit |
N/A |
$21,000 per dwelling unit |
N/A |
Map1: Roma PIA |
1 or 2 bedroom dwelling |
$20 000 per dwelling unit |
N/A |
$15,000 per dwelling unit |
N/A |
Map1: Roma PIA |
Accommodation (short term) |
$10 000 per dwelling unit (1 or 2 bedroom dwelling) or $14 000 per dwelling unit (3 or more bedroom dwelling) |
N/A |
$7,500 per dwelling unit (1 or 2 bedroom dwelling) or $10,500 per dwelling unit (3 or more bedroom dwelling) |
N/A |
Map1: Roma PIA |
Accommodation (long term) |
$20 000 per dwelling unit (1 or 2 bedroom dwelling) or $28 000 per dwelling unit (3 or more bedroom dwelling) |
N/A |
$15,000 per dwelling unit (1 or 2 bedroom dwelling) or $21,000 per dwelling unit (3 or more bedroom dwelling) |
N/A |
Map1: Roma PIA |
Places of assembly |
$70 per m2 of Gross Floor Area (GFA) |
$10 per impervious m2 |
$50 per m2 of GFA |
$7-50 per impervious m2 |
Map1: Roma PIA |
Commercial (bulk goods) |
$140 per m2 of GFA |
$10 per impervious m2 |
$100 per m2 of GFA |
$7-50per impervious m2 |
Map1: Roma PIA |
Development for which an adopted infrastructure charge may apply |
Maximum adopted charges |
Adopted infrastructure charges |
Part of Local Government Area applicable |
||
Maximum adopted charges |
Maximum adopted charges for stormwater network |
Local government adopted infrastructure charges |
Local government adopted infrastructure charges for stormwater network |
||
Commercial (retail) |
$180 per m2 of GFA |
$10 per impervious m2 |
$135 per m2 of GFA |
$7-50per impervious m2 |
Map1: Roma PIA |
Commercial (office) |
$140 per m2 of GFA |
$10 per impervious m2 |
$100 per m2 of GFA |
$7-50 per impervious m2 |
Map1: Roma PIA |
Education facility |
$140 per m2 of GFA |
$10 per impervious m2 |
$100 per m2 of GFA |
$7-50 per impervious m2 |
Map1: Roma PIA |
Entertainment |
$200 per m2 of GFA |
$10 per impervious m2 |
$150 per m2 of GFA |
$7-50 per impervious m2 |
Map1: Roma PIA |
Indoor sport and recreational facility |
$200 per m2 of GFA, court areas at $20 per m2 of GFA |
$10 per impervious m2 |
$150 per m2 of GFA, court areas at $15 per m2 of GFA |
$7-50per impervious m2 |
Map1: Roma PIA |
Industry |
$50 per m2 of GFA |
$10 per impervious m2 |
$35 per m2 of GFA |
$7-50 per impervious m2 |
Map1: Roma PIA |
High impact industry |
$70 per m2 of GFA |
$10 per impervious m2 |
$50per m2 of GFA |
$7-50 per impervious m2 |
Map1: Roma PIA |
Low impact rural |
Nil charge |
|
|
|
|
High impact rural |
$20 per m2 of GFA for the high impact rural facility (e.g. washing, packaging, processing, refrigeration) |
N/A |
$15 per m2 of GFA for the high impact rural facility (e.g. washing, packaging, processing, refrigeration) |
N/A |
Map1: Roma PIA |
Essential services |
$140 per m2 of GFA |
$10 per impervious m2 |
$100 per m2 of GFA |
$7-50 per impervious m2 |
Map1: Roma PIA |
Specialised uses |
Use and demand determined at time of assessment |
|
|
|
|
Minor uses |
Nil charge |
|
|
|
|
4. This resolution states how a charge for particular development is to be discounted to take into account the existing usage of trunk infrastructure by the premises on, or in relation to which the development is carried out.
The adopted infrastructure charge is to be calculated as follows:
AIC = AC –CR
Where:
· AIC is the adopted infrastructure charge that may be levied for development;
· AC is the adopted charge for the trunk infrastructure networks to service the development stated in stated in Table 2 of the resolutions; and
· CR is the credit for the trunk infrastructure networks servicing the premises.
(i) The credit is the greater of:
· the monetary equivalent of the existing lawful use of the premises, calculated using the adopted infrastructure charges in Table 2; and
· the monetary contributions for trunk infrastructure that have been previously made, escalated to present value by applying the movements of the Consumer Price Index (all Groups) for Brisbane between the date that the payment was made and 1 July 2011.
(ii) Applications for development which are not serviced or planned to be serviced by the water supply or sewerage networks for trunk infrastructure will be credited as follows:
· Water supply network: 30% of total charge
· Sewerage network: 20% of total charge
(iii) The maximum amount of any credit allocated under this resolution is not to exceed the adopted infrastructure charges for the proposed development.
5. Until the local government’s priority infrastructure plan is adopted, the resolution —
(i) Identifies trunk infrastructure for the area of the Roma Planning Scheme in Maps 2-6
(ii) Identifies the following trunk infrastructure network or trunk infrastructure networks to which the adopted infrastructure charge applies –– water supply, sewerage, stormwater, transport and parks and community facilities.
(iii) States the standards of service for each network mentioned in subparagraph (ii) and attached to the resolution.
6. Resolution Attachments
· Map 1: Roma PIA
· Map 2: Plan for Trunk Infrastructure Transport Network – Roma
· Map 3: Plan for Trunk Infrastructure Water Network – Roma
· Map 4: Plan for Trunk Infrastructure Sewerage Network – Roma
· Map 5: Plan for Trunk Infrastructure Stormwater Network – Roma
· Map 6: Plan for Trunk Infrastructure Parks and Community Land – Roma
· Desired Standards of Service
Infrastructure Charges |
Appendix 3
Adopted Infrastructure Charges Decision Notice
1. Amount of the Charge
An adopted infrastructure charge of $21,000-00 is payable in respect of the proposed development.
The adopted infrastructure has been calculated in accordance with the following formula:
AIC = AC –CR
Where:
• AIC is the adopted infrastructure charge that may be levied for development;
• AC is the adopted charge for the trunk infrastructure networks to service the development stated in Table 2 of the Council’s adopted infrastructure charges resolutions; and
• CR is the credit for the trunk infrastructure networks servicing the premises.
As such, the following will apply to the application:
The proposal is for material change of use of a residential lot for accommodation units (two detached units of three bedrooms).
This equates to:
2 X $21,000-00
= $42,000-00
With the exception of a shed, the site currently vacant but has the potential for a dwelling with three or more bedrooms (the existing lawful use of the premises).
Resolution the monetary equivalent for a 3 or more bedroom dwelling is $21,000-00.
As such, the proponent is entitled to a credit of $21,000-00
AIC = $42,000-00 - $21,000-00
= $21,000-00
Infrastructure Charges |
2. Land to which the charge applies
This charge is levied in respect of an IDAS Development Application for a Material Change of Use (Accommodation Units) on Lot 32 on RP4449, situated at 2 Russell Street, Roma, Queensland.
3. Person to which the charge must be paid
The adopted infrastructure charge of $21,000-00 is payable to the Maranoa Regional Council.
4. When the charge is payable
The stated charge is to be paid prior to commencement of construction.