Description: Maranoa Logo Process

 

Business Paper

 

General Meeting

 

Wednesday 9 October 2013

 

Roma Administration Centre

 

NOTICE OF MEETING

 

Date: 4 October 2013

 

 

Mayor:                                                    Councillor R S Loughnan

 

Deputy Mayor:                                        Councillor W S Wason

Councillors:                                             Councillor J L Chambers

                                                              Councillor R J Denton

                                                              Councillor P J Flynn

                                                              Councillor W M Newman

                                                              Councillor C J O’Neil

                                                              Councillor M L Price

                                                              Councillor D J Schefe

 

Chief Executive Officer:                            Ms Julie Reitano

 

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

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

 

Officers:                                                  Ms Jane Frith (Coordinator - Corporate Communications)

 

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

Julie Reitano

Chief Executive Officer

 


Maranoa Regional Council

    

General Meeting -  9 October 2013

TABLE OF CONTENTS

Item       Subject

No

1            Welcome

 

2            Present/Apologies

 

3            Confirmation of Minutes

              General  25 September 2013............................................................................................. 4

 

4            Business arising from Minutes

 

5            On the Table  

 

6            Presentations/Petitions and Deputations

 

7            Consideration of notices of business

 

8            Consideration of notices of motion  

 

9            Reception of notices of motion for next meeting

 

Reports

 

10          Office of the CEO & Organisational Services

10.1      Southern Queensland Country Travellers' Guide - 2014/15.................. 24

Prepared by:      Ryan Gittins, Coordinator - Economic Development

Attachment :       Southern Queensland Country Tourism - 2014/15 Travellers' Guide editorial..................................................................................... 26

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

Prepared by:      Ryan Gittins, Coordinator - Economic Development

Attachment :       2013 Destination Q Partnership Agreement - Wed 28 Aug 2013 31

10.3      Clearview Rise Street Naming Competition............................................... 35

Prepared by:      Ryan Gittins, Coordinator - Economic Development

Attachment :       Economic Development Queensland - Clearview Rise - Street Naming Entries Short List...................................................... 37

10.4      Maranoa Business Excellence Program.................................................... 38

Prepared by:      Ryan Gittins, Coordinator - Economic Development

10.5      Cultural Heritage Injune Preservation Society (CHIPS) request for the transfer of old National Australia Bank (NAB) building...................................................... 41

Prepared by:      Ryan Gittins, Coordinator - Economic Development

Attachment :       FINAL Placemaking Plan - INJUNE...................................... 44

 

 

11          Community & Commercial Services

 

12          Infrastructure Services

12.1      Grid Replacement Yuleba – Taroom Road................................................. 53

Prepared by:      Michael Parker, Director - Infrastructure Services (Acting)

 

13          Development, Facilities & Environmental Services

13.1      Material Change of Use - "Extractive Quarry" (up to 100,000 tonnes per annum) (File:2013/18566)............................................................................................... 55

Prepared by:      Danielle Pearn, Coordinator - Planning

Attachment 1:     Body of Report......................................................................... 63

Attachment 2:     Development Plans................................................................. 77

Attachment 3:     DEHP Response..................................................................... 83

Attachment 4:     DTMR Amended Response................................................... 95

Attachment 5:     DNRM Response.................................................................. 107

Attachment 6:     Ergon Energy Response...................................................... 124

Attachment 7:     QFRS Response................................................................... 126

Attachment 8:     Site Based Management Plan ........................................... 127

Attachment 9:     Stormwater Management Report........................................ 228

13.2      Material Change of Use - "Accommodation Units" (3 Units) (File: 2013/18607)        241

Prepared by:      Danielle Pearn, Coordinator - Planning

Attachment 1:     Body of Report...................................................................... 250

Attachment 2:     Development Plans............................................................... 266

13.3      Material Change of Use - Preliminary Approval to vary the effect of the Planning Scheme and Reconfiguring a Lot - 1 Lot into 81 Lots (5 Stages) (File: 2012/18202)                                                                                                                              274

Prepared by:      Danielle Pearn, Coordinator - Planning

Attachment 1:     Body of Report...................................................................... 295

Attachment 2:     Development Plan................................................................. 319

Attachment 3:     DTMR Response.................................................................. 320

Attachment 4:     DSDIP Response................................................................. 335

Attachment 5:     Estate Development Code.................................................. 337

Attachment 6:     Stormwater Management Plan............................................ 347

 

Status Reports

 

14          Office of the CEO & Organisational Services

 

15          Community & Commercial Services

 

16          Corporate Services

 

17          Infrastructure Services

 

18          Commercial Business

 

19          Building, Facilities & Environmental Services

 

Next General Meeting

 

 

Confidential Items

 

In accordance with the provisions of section 275 of the Local Government Regulation 2012, a local government may resolve to close a meeting to the public to discuss confidential items that it’s Councillors or members consider it necessary to close the meeting.

 

C           Confidential Items

C.1        Land Purchase Proposal

              Classification:      Closed Access

Local Government  Regulation 2012 Section 275(h) other business for which a public discussion would be likely to prejudice the interests of the local government or someone else, or enable a person to gain a financial advantage.

C.2        Deferment of Rates

              Classification:      Closed Access

Local Government  Regulation 2012 Section 275(d) rating concessions.

 

Councillor Business

 

20          Councillor Business

 

 

Closure


Minutes of the General Meeting of maranoa Regional Council held at Roma Administration Centre on 25 September 2013 commencing at 9.00am

 

ATTENDANCE

 

Mayor Cr. R S Loughnan chaired the meeting with Deputy Mayor Cr W S Wason, Cr. J L Chambers, Cr. R J Denton, Cr. C J O’Neil, Cr. M L Price, Cr. D J Schefe, Chief Executive Officer - Julie Reitano, Coordinator Corporate Communications - Jane Frith, and Minutes Officer - Kelly Rogers in attendance.

 

AS REQUIRED

Director Community & Commercial Services - Tony Klein, (Acting) Director Infrastructure Services - Michael Parker, Manager Administration - Dale Waldron,  Manager Financial Operations - Alan Marchant, Manager Social Services - Julie Neil, Coordinator Planning - Danielle Pearn, Coordinator Aboriginal Family Legal Service Southern Queensland - Nicholas Cedric -Thompson, Specialist Development Engineer - Ruth Golden.

 

GUESTS

 

There were no guests in attendance at the meeting.

 

WELCOME

 

The Mayor welcomed all present and declared the meeting open at 9.23 am.    The Chief Executive Officer outlined the reasons for the short delay in the commencement of the meeting.

 

APOLOGIES   

 

Resolution No. GM/09.2013/36

Moved Cr Schefe                                                          Seconded Cr Wason

 

That apologies be received and leave of absence granted for Cr. Flynn & Cr. Newman  for this meeting.

 

CARRIED                                                                                                                      7/0

 

 

 

Confirmation of Minutes

 

Resolution No. GM/09.2013/37

Moved Cr Chambers                                                     Seconded Cr Denton  

 

That the minutes of the General Meeting (16-11.09.13) held on 11 September 2013 be confirmed as amended (with removal of the words ‘the sole’) as detailed below:

 

Resolution No. GM/09.2013/34

Given that Council has gone to significant lengths to resolve access issues for the parties in question, that they are the sole beneficiaries of action taken by Council to date and also noting the accrued value of works undertaken by Council to the benefit of the parties, that no further action or monetary considerations be undertaken and that the status quo remain.

 

 

CARRIED                                                                                                                      7/0

 

 

 

 

Business Arising FROM MiNUTES

 

Following discussion with Councillors, the Chief Executive Officer undertook to resubmit the amended item to Council at its next meeting to clarify Council’s intentions for the next steps.

 

 

On the Table

 

There were no items for discussion on the table.

 

Presentations/Petitions and Deputations

 

There were no presentations/petitions or deputations at the meeting.

 

Consideration of notices of business

 

There were no notices of business for consideration.

 

Consideration of notices of motion

 

There were no notices of motion for consideration.

 

Reception of notices of motion for next meeting

 

No notices of motion were received for the next meeting.

 

Business

 

Office of the CEO & Organisational Services

 

Item Number:                                   10.1

File Number: D13/41568

Subject Heading:                          2013 Christmas Closure of Administration Centres (including all Libraries, Surat Child Care Centre and the Neighbourhood Centre)

Author and Officer’s Title:                Donald  Wells, Manager - Human Resources

Executive Summary: 

As a work-life balance initiative, for the previous five years Elected Members have resolved to close Maranoa Regional Council’s Administration Offices, Regional Libraries, Surat Child Care Centre and Neighbourhood Centre during the period between Christmas and New Year.

 

Discussion:

A ‘Mover’ & ‘Seconder’ was recorded for the draft motion, however, no vote was taken at that time as Council requested further clarification from the reporting officer.  It was determined that the matter should lay on the table for further discussion and debate at a later point during the meeting. 

 

Moved Cr Schefe                                                          Seconded Cr Wason  

That Council:

 

1.       Approve closure of Council’s Offices, Libraries, Surat Child Care Centre and Neighbourhood Centre, excluding essential services, for the Christmas/New Year break from end of business Monday, 20 December 2013 to Wednesday, 1 January 2014 inclusive;

 

2.       Authorise the Chief Executive Officer to communicate the Christmas/New Year closure to Council Employees, Rate Payers, Residents and Customers.

 

NO VOTE TAKEN                                                                                                               

 

Item Number:                                   10.2

File Number: D13/42214

Subject Heading:                          Request for a Contribution to Headstone Repairs - Roma Monumental Cemetery

Location:                                          N/a

Applicant:                                         N/a

Author and Officer’s Title:                Dale Waldron, Manager - Administration

Executive Summary: 

Correspondence has been received from the Applicant requesting that Council contribute to the cost of repairs needed for their’ parents’ grave site in the Roma Monumental Cemetery.

 

Discussion:

Council requested additional information from the reporting officer, and determined that the matter should lay on the table for further discussion at a later point during the meeting, once clarification had been provided.

 

ACTION:

That the matter lay on the table for further discussion at a later point during the meeting.

 

 

 

 

Item Number:                                   10.1

File Number: D13/41568

Subject Heading:                          2013 Christmas Closure of Administration Centres (including all Libraries, Surat Child Care Centre and the Neighbourhood Centre)

Author and Officer’s Title:                Donald  Wells, Manager - Human Resources

Executive Summary: 

As a work-life balance initiative, for the previous five years Elected Members have resolved to close Maranoa Regional Council’s Administration Offices, Regional Libraries, Surat Child Care Centre and Neighbourhood Centre during the period between Christmas and New Year.

 

Discussion:

Following receipt of information from the reporting officer, Council voted on the draft motion as recorded below.

 

Resolution No. GM/09.2013/38

Moved Cr Schefe                                                          Seconded Cr Wason  

That Council:

 

1.   Approve closure of Council’s Offices, Libraries, Surat Child Care Centre and Neighbourhood Centre, excluding essential services, for the Christmas/New Year break from Monday, 23 December 2013 to Wednesday, 1 January 2014 inclusive of both dates;

 

2.   Authorise the Chief Executive Officer to communicate the Christmas/New Year closure to Council Employees, Rate Payers, Residents and Customers.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Manager - Human Resources

 

 

Item Number:                                   10.3

File Number: D13/42905

Subject Heading:                          Council Initiated Advisory Committee Meeting Minutes

Author and Officer’s Title:                Kelly Rogers, Coordinator -  Elected Members & Community Engagement

Executive Summary: 

As part of Council’s Draft Community Engagement Strategy, Council has initiated a number of Advisory Committees to seek community and stakeholder input on key projects and businesses of Council.  Feedback, and the outcomes of these forums, assists Council to identify priorities, inform decisions and develop future strategies and policies.

 

The report provided a copy of confirmed meeting minutes of each of the advisory committees that held meetings during the months of July/August 2013.

 

Discussion:

Cr O’Neil queried whether it would be possible for the Roma Saleyards Advisory Committee meeting minutes to be in the same format/template.    The Coordinator Elected Members & Community Engagement (Minutes Officer) advised that this is currently being worked on.

 

 

Resolution No. GM/09.2013/39

Moved Cr O'Neil                                                            Seconded Cr Denton  

That Council receive and note the confirmed minutes of the following Council initiated committee meetings:-

 

·         Roma CBD Advisory Committee                (30/07/13)

·         Roma CBD Advisory Committee                (27/08/13)

·         Airport Advisory Committee                                   (07/08/13)

·         Roma Saleyards Advisory Committee       (29/07/13)

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Coordinator -  Elected Members & Community Engagement

 

 

Item Number:                                   10.2

File Number: D13/42214

Subject Heading:                          Request for a Contribution to Headstone Repairs - Roma Monumental Cemetery

Author and Officer’s Title:                Dale Waldron, Manager - Administration

Executive Summary: 

Correspondence had been received from the Applicant requesting Council to contribute to the cost of repairs needed for their parents’ grave site in the Roma Monumental Cemetery.

 


 

Discussion:

Following receipt of information from the reporting officer, Council resumed discussion on the item.

The Chief Executive Officer advised Council that a new Cemeteries Policy is currently under development and will be presented to Council for consideration in the near future.  It is the intention that the draft policy will provide a formal framework for a range of cemetery matters including future requests of this nature. 

 

Resolution No. GM/09.2013/40

Moved Cr Denton                                                          Seconded Cr Chambers

That Council not contribute to the cost of repair as all due care and respect was taken when preparing the site for burial.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Manager - Administration

 

 

 

Item Number:                                   10.4

File Number: D13/43119

Subject Heading:                          Financial Management Report for the Period Ending 18 September 2013

Author and Officer’s Title:                Claire Alexander, Specialist - Strategic Finance

Executive Summary: 

The Financial Management Report for the period ending 18 September 2013 was presented at a high level (Refer Table 1 – One Page Summary 2013/14) against Council’s approved 2013/14 budget  for Council’s consideration.

 

The overall result is a (temporary) deficit of $10.6M. The majority of this amount relates to recoverable works - $8.5M is to be claimed for flood restoration works and a further $2.0M on Main Roads Contract works.

 

Resolution No. GM/09.2013/41

Moved Cr Chambers                                                     Seconded Cr Price  

That the Financial Management Report year to date for 2013/14 be received.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Specialist - Strategic Finance

 

 

Item Number:                                   10.5

File Number: D13/43189

Subject Heading:                          Write-Off / Write-On Action arising out Council's Stocktake of Stores Inventory

Author and Officer’s Title:                Alan Marchant, Manager - Financial Operations

Executive Summary: 

This report recommended to Council the formal write-off/write-on of quantities and values arising out of Council’s stocktake of its Stores inventory items as at the 30 June 2013.

 

Discussion:

Council requested additional information from the reporting officer, determining that the matter should lay on the table for further discussion at a later point during the meeting.

 

ACTION:

That the matter lay on the table for further discusson at a later point during the meeting.

 

 

 

Infrastructure Services

 

Item Number:                                   12.1

File Number: D13/40757

Subject Heading:                          Mitchell and Amby Flood Mitigation Studies, Stages 2 & 3

Location:                                          Towns & Surrounds of Mitchell and Amby

Author and Officer’s Title:                Michael Parker, Director - Infrastructure Services (Acting)

Executive Summary: 

Council has received the Mitchell and Amby Flood Mitigation Studies, Stage 1.  The report contained several recommendations to reduce the flood risk and increase the flood resilience of the townships.

 

BMT WBM, the firm engaged to conduct Stage 1 of the study had submitted proposals for Stages 2 & 3 in both towns.

 

Discussion:

The Mayor enquired on the expected completion date of the studies.  The (Acting) Director advised that it was expected that they would be completed by December 2013.

 

Resolution No. GM/09.2013/42

Moved Cr O'Neil                                                            Seconded Cr Chambers  

That Council engage the services of BMT WBM for Stages 2 & 3 of the Mitchell and Amby Flood Mitigation Studies at the estimated costs as detailed:

 

Amby Flood Mitigation Study, Stages 2 & 3: $56,235 (GST Exclusive)

 

Mitchell Flood Mitigation Study, Stages 2 & 3: $98,695 (GST Exclusive)

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Director - Infrastructure Services (Acting)

 

 

Item Number:                                   12.2

File Number: D13/40833

Subject Heading:                          Re: Request for Dust Seal - Pinelands Lane

Author and Officer’s Title:                Kylie Fleischfresser, Coordinator – Infrastructure Planning

Executive Summary: 

Council had received a request to construct a dust seal on Pinelands Lane, Mitchell.


 

Resolution No. GM/09.2013/43

Moved Cr Chambers                                                     Seconded Cr Wason  

That:

 

1.       The  applicant be advised of Council’s Dust Seal Policy and associated budgetary allocation for 2013/14;

 

2.       If the request is approved administratively, in line with budgetary and policy considerations, the adjustment be made to the dust seal budget as part of the next budget review.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Coordinator - Infrastructure Planning

 

 

Item Number:                                   12.3

File Number: D13/41049

Subject Heading:                          Naming of UnNamed Road

Location:                                          Wallumbilla

Applicant:                                         N/a

Author and Officer’s Title:                Kim Edwards, Technical Officer - GIS/CAD

Executive Summary: 

A name is required for an unnamed road located off Swans Road, Wallumbilla, so a rural addressing number can be provided.

 

Discussion:

Council requested a copy of the Road Naming Policy specifications to further consider appropriate names that would meet the policy conventions.  The matter was then laid on the table for further consideration at a later point during the meeting on receipt of the requested information.

 

ACTION:

That the matter lay on the table for discussion at a later point during the meeting.

 

 

 

Item Number:                                   12.4

File Number: D13/42604

Subject Heading:                          Footpath Request - Caroline St, Mitchell

Author and Officer’s Title:                Kylie Fleischfresser, Coordinator - Infrastructure Planning

Executive Summary: 

Council has received a request to construct a footpath on Caroline Street, Mitchell.

 

Resolution No. GM/09.2013/44

Moved Cr Schefe                                                          Seconded Cr O'Neil  

That Council consider this request in future budget considerations.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Coordinator - Infrastructure Planning

 

Cr. O’Neil left the Chamber at 9.59am.

Cr. O’Neil entered the Chamber at 10.01am.


 

Item Number:                                   10.5

File Number: D13/43189

Subject Heading:                          Write-Off / Write-On Action arising out Council's Stocktake of Stores Inventory

Author and Officer’s Title:                Alan Marchant, Manager - Financial Operations

Executive Summary: 

This report recommended to Council the formal write-off/write-on of quantities and values arising out of Council’s stocktake of its Stores inventory items as at the 30 June 2013.

 

Discussion:

Following receipt of further information from the reporting officer, Council resumed discussion on the item, which had been laid on the table at an earlier point during the meeting.

 

Resolution No. GM/09.2013/45

Moved Cr Price                                                             Seconded Cr Wason  

 

That Council approve the write-off/write-on of the quantities and values of those store inventory items identified as requiring adjustment after the completion of the stocktake undertaken in June 2013.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Manager - Financial Operations

 

 

Development, Facilities & Environmental Services

 

Item Number:                                   13.1

File Number: D13/41997

Subject Heading:                          Rename Injune Building

Location:                                          41-45 Hutton Street Injune Qld 4454

Author and Officer’s Title:                Josephine Horsfall, Coordinator - Property & Legal

Executive Summary: 

The Injune Community Partnership had proposed a name change for the building known as the ‘Injune Youth Group Building’ and previously as the “Old Visitor Information Centre’ located 41-45 Hutton Street, Injune being on part of Lot 3 on Plan 171817.

 

Resolution No. GM/09.2013/46

Moved Cr O'Neil                                                            Seconded Cr Schefe  

That Council rename the building previously known as the ‘Injune Youth Group Building’ to ‘Injune Community Centre’ and work with Injune Community Partnership to develop signage for the building.

 

CARRIED                                                                                                                      6/1

 

Responsible Officer

Coordinator - Property & Legal

 

 


 

 

Item Number:                                   13.2

File Number: D13/43704

Subject Heading:                          Council Controlled Land Clean Up

Author and Officer’s Title:                Sandra Crosby, Manager - Environmental Health, Compliance & Waste

Executive Summary: 

Additional clarification was sought on Council’s resolution of 11 September 2013, which provided authority for Council to set a prescribed fee for Council, and/or its authorised agent, to implement a clean up process for a section of stock route at Wallumbilla that has the potential to have an approximate cost recovery fee of six thousand dollars ($6,000).

 

Resolution No. GM/09.2013/47

Moved Cr Denton                                                          Seconded Cr Schefe  

That Council extend Resolution No. GM/09.2013/16 to read as follows:

 

That Council endorse actions stated in Part 5 Enforcement, of Local Law No. 1 (Administration) 2011, for the clean-up of stock route land located from Houston’s Road west to Hill Street in Wallumbilla at a cost of approximately six thousand dollars ($6,000) to Council should Item 3 as written below be required to occur.

 

          3. Should the items still remain on the stock route at the end of the Compliance Notice timeframe, Council may seize (dismantle if necessary) and impound the materials.

 

And:

 

a)   Set the prescribed fee for the implementation of the clean up process for that section of stock route from Houston’s Road west to Hill Street, Wallumbilla at six thousand dollars ($6,000); and

 

b)   The cost recovery fees be invoiced to Mrs Bertha Diebert (owner of items on the stock route) upon Council implementing action to clean up the stock route; and

 

c)   Provide Mrs Bertha Diebert with Council’s debt payment timeframe of 30 days, and advise that she may write to Council requesting a ‘payment plan’ agreeable to both parties.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Manager - Environmental Health, Compliance & Waste

 

 

Subject Heading:          suspension of standing orders

Council adjourned the meeting for morning tea at 10.07am.

 

Subject Heading:          resumption of standing orders

Council resumed the meeting at 10.52am.


LATE ITEMS

 

Item Number:                                   L.1

File Number: D13/43040

Subject Heading:                          Unaudited Financial Statements for the Year   ended 30 June 2013

Author and Officer’s Title:                Alan Marchant, Manager - Financial Operations

Executive Summary: 

To provide Council with Maranoa Regional Council’s Unaudited Annual Financial Statements for the financial year ended 30 June 2013 that will be submitted to the Queensland Audit Office.

 

Discussion:

Council deferred discussion on the matter pending supporting documentation for the officer’s report, determining that the matter should lay on the table for further discussion at a later point during the meeting.

 

ACTION:

That the matter lay on the table for further discussion at a later point during the meeting.

 

 

 

Item Number:                                   L.2

File Number: D13/43905

Subject Heading:                          Rural Residents without Water Supply due to Drought Conditions

Author and Councillor:                     Cr. Joy Denton

Executive Summary:

The Rural Financial Counseling Reference Group met for their monthly meeting on 19 September 2013, to discuss current concerns with respect to extremely difficult living conditions experienced by a number of residents in rural and remote areas across the region who are impacted by the drought and subsequent shortages of household water.

 

The Group requested Council give consideration to how these residents may be assisted – including through advocacy to other tiers of government..

 

Discussion:

Council suggested that preliminary discussions occur between the Social Services Departmental officers and the Group in relation to the Emergency Relief program auspiced by Council, noting however that this would not address the issues pertaining to water.    Council also advised that it would be helpful to know the overall number of affected households within the Maranoa region.

 

Resolution No. GM/09.2013/48

Moved Cr Price                                                             Seconded Cr O'Neil  

That Council:

 

1.   Request a briefing from representatives of the Rural Financial Counseling Reference Group as a matter of priority.

 

2.   Delegate authority to the Mayor to approve the implementation of actions informally agreed with Councillors following the above briefing.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Director Community & Commercial Services

 


 

Item Number:                                   L.3

File Number: D13/44435

Subject Heading:                          Toowoomba Surat Basin Study Tour – United States of America & Canada

Author and Councillor:                     Cr. Cameron  O'Neil

Executive Summary:

Councillors Wason & O’Neil attended the Toowoomba Surat Basin Study Tour of the United States of America & Canada on 4 – 18 August 2013, as Council Delegates.  The report outlined a number of recommendations for Council’s consideration and provided an overview of impressions and findings of the locations visited, in responding to the Gas Industry impacts and opportunities..

 

Resolution No. GM/09.2013/49

Moved Cr O'Neil                                                            Seconded Cr Wason  

That Council:

 

1.       Receive and note the report as presented by Cr. Wason & Cr. O’Neil;  and

 

2.        Further investigate:-

 

·         The development of a high quality training hub in the Maranoa;

·         The development of economic strategies to diversify the region’s industries, aiming to ensure maximum benefit for other key industries (such as agriculture, tourism and aviation;

·         Building international economic development partnerships with the Town of Olds and Mountain View County, Alberta, Canada.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Councillor

 

 

Item Number:                                   L.1

File Number: D13/43040

Subject Heading:                          Unaudited Financial Statements for the Year   ended 30 June 2013

Author and Officer’s Title:                Alan Marchant, Manager - Financial Operations

Executive Summary: 

To provide Council with Maranoa Regional Council’s Unaudited Annual Financial Statements for the financial year ended 30 June 2013 that will be submitted to the Queensland Audit Office.

 

Discussion:

Following receipt of attachments referenced in the officer’s report, Council resumed discussion on the item having laid it on the table at an earlier point during the meeting.

 

Resolution No. GM/09.2013/50

Moved Cr Chambers                                                     Seconded Cr Price  

 

That Council endorse the submission of Maranoa Regional Council’s Unaudited Financial Statements for the year ended 30 June 2013 for presentation to the Queensland Audit Office.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Manager - Financial Operations

 

Cr. O’Neil left the Chamber at 11.39am.

Cr. O’Neil entered the Chamber at 11.40am.

 

Item Number:                                   L.4

Subject Heading:                          Material Change of Use - "Extractive Industry", "Industry" (Medium Impact Industry) ERA 16, (File: 2012/18431)

Location:                                          Swans Road, Wallumbilla Qld 4428 (Lot 2 on SP186195)

Applicant:                                         Ostwald Quarries Pty Ltd

Author and Officer’s Title:                Julie Reitano, Chief Executive Officer

Executive Summary: 

Representatives of Ostwald Quarries Pty Ltd met with Council representatives on 24 September in relation to this and other matters.    After having explored other options, the applicant  sought Council’s views on the long term use of East Street for their operation.    To progress consideration of this option, the Ostwald representatives were supportive of community consultation similar to that referred to during Council’s meeting of 24 April 2013. A letter was included by way of attachment.

 

 

Discussion:

Council determined that the matter should lay on the table for further discussion at a later point during the meeting.

 

ACTION:

That the matter lay on the table for further discussion at a later point during the meeting.

 

 

 

 

CONFIDENTIAL ITEMS

 

In accordance with the provisions of section 275 of the Local Government Regulation 2012, 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:-

(a)        the appointment, dismissal or discipline of employees;

(e)        contracts proposed to be made by it;

(f)         starting or defending legal proceedings involving the local government;

          (h)      other business for which a public discussion would be likely to prejudice the interests of the local government or someone else, or enable a person to gain a financial advantage.

 

Resolution No. GM/09.2013/51

Moved Cr O'Neil                                                            Seconded Cr Denton

 

That Council close the meeting to the public at 11.57am.

 

CARRIED                                                                                                                      7/0

 

 

 

 

Cr. O’Neil left the Chamber at 12.03pm.

Cr. O’Neil entered the Chamber at 12.05pm.

 

Cr. O’Neil left the Chamber at 12.21pm.

Cr. O’Neil entered the Chamber at 12.25pm.

 

 

Subject Heading:          suspension of standing orders

Council adjourned the meeting for lunch at 12.30pm.

 

Subject Heading:          resumption of standing orders

Council resumed the meeting at 1.30pm.

 

Resolution No. GM/09.2013/52

Moved Cr Wason                                                          Seconded Cr O'Neil

 

That Council open the meeting to the public at 3.11pm.

 

CARRIED                                                                                                                      7/0

 

 

Subject Heading:          suspension of standing orders

Council adjourned the meeting for a brief recess at 3.13pm.

 

Subject Heading:          resumption of standing orders

Council resumed the meeting at 3.39pm.

 

 

Item Number:                                   12.3

File Number: D13/41049

Subject Heading:                          Naming of UnNamed Road

Location:                                          Wallumbilla

Author and Officer’s Title:                Kim Edwards, Technical Officer - GIS/CAD

Executive Summary: 

A name is required for an unnamed road located off Swans Road, Wallumbilla, so a rural addressing number can be provided.

 

Discussion:

Following receipt of policy specifications, discussions resumed on the item, which had been left on the table earlier during the meeting.

 

Resolution No. GM/09.2013/53

Moved Cr Price                                                             Seconded Cr O'Neil  

 

That Council:

 

  • Re-name the road currently referred to as ‘Off Swans Road’ to ‘Stolz Lane’;

 

  • Name the road currently referred to as ‘No 2 Off Swans Road’ ‘Jenkinsen Road’.  

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Technical Officer - GIS/CAD

 

 

Item Number:                                   C.1

File Number: D13/42244

Subject Heading:                          Business Activity Report - Saleyards and Quarry

Author and Officer’s Title:                Larissa Pears, Coordinator - Community & Commercial Support & Administration

Month & Year of Report:                   August 2013

Name of Department:                       Community & Commercial Services

 

Executive Summary: 

This monthly report was presented to Council to provide a summary of the performance of Council’s Quarry and Saleyards both over the past month and year to date. The information in the report aims to review the month’s activities, give an overview of financial performance and bring to Council’s attention any emerging issues.

 

Resolution No. GM/09.2013/54

Moved Cr Schefe                                                          Seconded Cr Wason  

That Council receive and note the Officer’s report as presented.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Coordinator – Community & Commercial Support & Administration

 

 

Item Number:                                   C.2

File Number: D13/40775

Subject Heading:                          Aboriginal Family Violence prevention Legal Service Tender

Author and Officer’s Title:                Julie Neil, (Acting) Manager - Social Services

Executive Summary: 

The Aboriginal Family Legal Service’s future strategic plan and operational model requires review for Southern Queensland. Opportunities for this service to be autonomous have arisen via a tender for program management. Benefits and implications were addressed within the report.

 

Resolution No. GM/09.2013/55

Moved Cr Denton                                                          Seconded Cr Chambers  

That Council supports the Aboriginal Family Legal Service Advisory Committee Inc. to tender for the Aboriginal Family Violence Prevention Legal Service Program for the Southern Queensland Region by:

 

  • Not tendering for the service when it becomes available in November 2013; and
  • Providing a letter of support to the Aboriginal Family Legal Service Advisory Committee Inc. in the tendering process.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Manager - Social Services

 

Cr. Price left the Chamber at 3.48pm.

Cr. Price entered the Chamber at 3.50pm.


 

 

Item Number:                                   C.3

File Number: D13/42320

Subject Heading:                          Request for Council to waive application fees associated with resolving unapproved building applications

Author and Officer’s Title:                Danielle Pearn, Coordinator - Planning

Executive Summary: 

The applicant had requested that Council waive fees associated with rectifying unapproved building works at specified locations.

 

Resolution No. GM/09.2013/56

Moved Cr Schefe                                                          Seconded Cr Chambers  

 

That Council not approve the applicant’s request to waive fees associated with obtaining the necessary development approvals for a mezzanine floor in one of the Pathfinder sheds (location detailed in the agenda report) and; Council not approve the applicant’s request to waive fees associated with obtaining development approval for a retaining wall on the same site.

 

CARRIED                                                                                                                      5/2

 

Responsible Officer

Coordinator - Planning

 

 

LATE CONFIDENTIAL ITEMS

 

Item Number:                                   LC.1

File Number: D13/43887

Subject Heading:                          Proposed Modifications to Organisational Structure

Author and Officer’s Title:                Julie Reitano, Chief Executive Officer

Executive Summary: 

The report formally put forward a number of suggestions for modifications to the Organisational Structure for Council’s consideration.

 

Resolution No. GM/09.2013/57

Moved Cr Denton                                                          Seconded Cr Price  

That Council:

 

1.       Authorise the Chief Executive Officer to engage with the Council teams about the potential grouping of Directorates as follows, depending on final recruitment processes and assessment:

 

            * Director – Corporate, Community & Commercial Services

            * Director – Development, Facilities & Environmental Services

            * Director – Infrastructures Services

 

          This is to include engagement with the Executive Management Team and relevant officers in relation to a number of items including but not limited to:

 

                        •           The potential transitioning to a single Manager Community Services

                        •           The potential merger of Community Development and Tourism & Events

 

2.       Authorise the Chief Executive Officer to review opportunities to add an additional resource to Executive Services.

 

3.       Approve the amendment of the Infrastructure Services chart to incorporate under the Director the following roles:

 

-  Coordinator Infrastructure Program Funding

-  Technical Officer Engineering Services

-  Funding Officer (currently titled Flood Recovery & Energy Sector Contracts) and

-  Coordinator Flood Recovery Quality.

 

4.         Approve the Principle Solicitor reporting directly to the Manager Social Services.

 

5.       Position number - 0247.1 – Approve a change in title from Coordinator to Specialist -Integrated Safety, Quality & Environment System.

 

6.       Position number - 0268.1  - Approve the  extension of the temporary appointment for the Funding Officer – Flood Recovery & Energy Sector Contracts  from 8/11/13 to 30/6/14.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Chief Executive Officer

 

 

Item Number:                                   LC.2

File Number: D13/44055

Subject Heading:                          Community Care Services - Panel of Preferred Suppliers

Author and Officer’s Title:                Julie Neil, (Acting) Manager - Social Services

Executive Summary: 

A request for Quote was called for a Panel of Preferred Suppliers to provide Home Maintenance Services for Community Care Services to allow the Community Care Services to meet contractual obligations under the Service Agreements between both the Federal and State Government Home and Community Care funding bodies.

 

In accordance with the Maranoa Regional Council Purchasing policy, the Community Care Service sought  Council’s approval to maintain a preferred supplier list.

 

A preferred supplier arrangement is a contractual arrangement used when goods and/or services will be supplied under agreed pricing conditions for a stated period, which in this case is for a 12 month period.

 

Resolution No. GM/09.2013/58

Moved Cr Schefe                                                          Seconded Cr O'Neil  

That Council appoints the following suppliers as their Panel of Preferred Suppliers for Community Care Services Programs for a 12-month period:

 

SERVICE

PROVIDER

Electrical Services

Barclay Electrical Pty Ltd

Plumbing Services

Glen Thomas t/a Roma Plumbing

Carpentry Services

D J & S M Walmsley t/a David Walmsley Builder

Handyman Services

A M & L A Aisthorpe t/a Farmer’s Supplies

Brett’s Handyman Services

D J & S M Walmsley t/a David Walmsley Builder

Carpet Cleaning

B & L Bennett t/a Bottletree Carpet & Tile Care

D J & S M Walmsley t/a David Walmsley Builder

Cleaning Services

D J & S M Walmsley t/a David Walmsley Builder

A M & L A Aisthrope t/a Farmer’s Supplies

Lawn and Gardening Maintenance

Brett Gallagher t/a Brett’s Handyman Services

D J & S M Walmsley t/a David Walmsley Builder

R & B Wallis t/a R & B Mowing

Ron Irwin

Russell Allen Lawn Mowing and Garden Maintenance

A M & L A Aisthorpe t/a Farmer’s Supplies 

John Sokoll t/a John Sokoll Mowing

 

Wood Collection and Chopping

D J & S M Walmsley t/a David Walmsley Builder

Ron Irwin

 

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Manager - Social Services

 

 

Item Number:                                   LC.3

File Number: D13/44369

Subject Heading:                          GAS Disconnection Fee

Author and Officer’s Title:                Alan Marchant, Manager - Financial Operations

Executive Summary: 

This report recommended that Council not introduce the recently approved Disconnection Fee for gas consumers who were existing at the time of the introduction of this new fee.

 

Resolution No. GM/09.2013/59

Moved Cr Chambers                                                     Seconded Cr Price  

That Council not apply  the newly approved Disconnection Fee for gas consumers who were existing at the time of the introduction of this new fee.   Further that Council advise new customers appropriately of the new fee structure.  

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Manager - Financial Operations

 

 

Item Number:                                   LC.4

File Number: D13/44508

Subject Heading:                          Feedback to Date on Land Negotiations – Roma Flood Mitigation Project

Author and Officer’s Title:                Julie Reitano, Chief Executive Officer

Executive Summary: 

Discussions have occurred with some of the identified, affected  land owners.    The purpose of the report was  to provide an update to Council, and seek guidance on the next steps.

 

Resolution No. GM/09.2013/60

Moved Cr Price                                                             Seconded Cr Schefe  

 

That Council authorise valuations for each of the properties having regard to both market value and the costs and impacts associated with a resumption process.   Further that the selection of valuer be at the discretion of the identified land owners.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Chief Executive Officer

 

 

Item Number:                                   LC.5

File Number: D13/44265

Subject Heading:                          Proposal - House Raising

Author and Officer’s Title:                Michael Parker, Director - Infrastructure Services (Acting)

Executive Summary: 

Council had discussed compensation issues relating to the impact of Stage 1 of the Roma Flood Mitigation Project.

 

The residence at the  specified location has been identified as being a case for raising, due to the modelled increase in water depth due to the Stage 1 levee.

 

Resolution No. GM/09.2013/61

Moved Cr Wason                                                          Seconded Cr O'Neil  

That Council approve a financial contribution to the owner of the identified property for financial assistance towards house raising; and delegate authority to the Chief Executive Officer to determine the monetary amount based on the reasonable cost of the house raising.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Director - Infrastructure Services (Acting)

 

 

Item Number:                                   L.4

File Number: D13/44492

Subject Heading:                          Material Change of Use - "Extractive Industry", "Industry" (Medium Impact Industry) ERA 16, (File: 2012/18431)

Location:                                          Swans Road, Wallumbilla Qld 4428 (Lot 2 on SP186195)

Applicant:                                         Ostwald Quarries Pty Ltd

Author and Officer’s Title:                Julie Reitano, Chief Executive Officer

Executive Summary: 

Representatives of Ostwald Quarries Pty Ltd met with Council representatives on 24 September in relation to this and other matters.    After having explored other options, the applicant  sought Council’s views on the long term use of East Street for their operation.    To progress consideration of this option, the Ostwald representatives were supportive of community consultation similar to that referred to during Council’s meeting of 24 April 2013. A letter was included by way of attachment.

 

Discussion:

Council again commenced discussions on the item, having left the matter on the table for further discussion at a later point during the meeting.

 

Resolution No. GM/09.2013/62

Moved Cr Price                                                             Seconded Cr Chambers  

 

That:

 

•        Ostwalds Quarry be thanked for their letter and offer to participate in consultation, but the  developer be advised that Council has elected alternative arrangements;

 

•        Council proceed with community consultation in Wallumbilla & the surrounding district, seeking public views on traffic management in Wallumbilla & surrounds, including but not limited to East Street.   Further that this be done separate to any steps that may be required under a development assessment process for specific applications.

 

CARRIED                                                                                                                      7/0

 

Responsible Officer

Chief Executive Officer

 

 

 

Item Number:                                   LC.6

File Number: D13/44497

Subject Heading:                          Marra Marra Road Grid Application

Author and Officer’s Title:                Julie Reitano, Chief Executive Officer

Executive Summary: 

Council was in receipt of a grid application for the second location referred to in Council’s meeting of 12 June 2013.  Some additional matters had come to light which required Council’s consideration.

 

Resolution No. GM/09.2013/63

Moved Cr O'Neil                                                            Seconded Cr Schefe  

That:

 

1.         As informally circulated, Council note and endorse the response forwarded to the applicant in respect to the additional road request.

 

2.         Council temporarily defer processing the application – given the personal hardship reasons outlined in the report, and note the request from the Ombudsman’s Office to not remove the grid until such time as that Office has had time to review the matter.

 

3.         Council provide the package of documentation to the Ombudsman’s Office for review and advice in respect to the matters raised with them.

 

4.             Council await advice on the outcome of the application for a permit to occupy, and reconsider the grid application at a later time.

 

CARRIED                                                                                                                      6/1

 

Responsible Officer

Chief Executive Officer

 

In closing the Mayor thanked Councillors for their attendance at the previous day’s official Sod Turning Ceremony for the Roma Flood Mitigation Project Stage 1 Levee in Roma, and the official opening of the Mitchell Multipurpose Health Service Extension.

 

The Mayor, Councillors and Chief Executive Officer acknowledged and expressed appreciation for the contribution of the Director – Community & Commercial Services, Mr Tony Klein, wishing him well in his future endeavours after officially finishing in the role on 4 October 2013.

 


CLOSURE

 

There being no further business, the Mayor thanked Council for their attendance and declared the meeting closed at 4.16pm.

                                 

 

These Minutes are to be confirmed at the next General Meeting of Council to be held on 9 October 2013, at Roma Administration Centre.

 

 

 

 

...............……….................                                                      ..................................

Mayor.                                                                          Date.

 

 

    


Maranoa Regional Council

    

General Meeting -  9 October 2013

Officer Report

Meeting: General  9 October 2013

Date: 27 September 2013

Item Number: 10.1

File Number: D13/44980

 

Subject Heading:                     Southern Queensland Country Travellers' Guide - 2014/15

Classification:                                  Open Access  

Name of Applicant:                        

Location:                                          

Author & Officer’s Title:                 Ryan Gittins, Coordinator - Economic Development

 

Executive Summary: 

Pursuant to resolution GM/08.2013/33 Council is to establish a membership with the Outback Queensland Tourism Association (OQTA) in addition to its existing membership with Southern Queensland Country Tourism (SQCT). 

 

As Council intends to join OQTA immediately and will be a member of two Regional Tourism Organisations (RTO’s) for at least the 2013-14 financial year, and potentially the next, existing budget will be allocated to respective marketing campaigns in a more strategic manner.

 

In view of the decision to join the OQTA and reconsider SQCT membership for the 2014-15 period, Council’s endorsement of this approach is sought.

 

 

Officer’s Recommendation: 

That Council endorses a payment of $6,556 (incl. GST) to secure four pages of editorial within SQCT’s 2014/15 Travellers’ Guide.

 

 

Body of Report:

Historically, the Maranoa Regional Council has relied on the marketing and support services of one RTO. Council has recently resolved to establish a membership with the OQTA, in addition to its current membership with SQCT, in order to cater for two markets simultaneously – the population of southern Queensland and long-haul tourists who intend to visit the outback.

SQCT’s correspondence, dated 17 September 2013, has requested Council’s consideration of possible inclusion within the 2014/15 Southern Queensland Country Travellers’ Guide publication. For the 2012-13 season, MRC purchased 7 pages of editorial within the inaugural travellers’ guide, an investment totaling $11,473. Inclusion within the 2013-14 edition of this publication has been offered at the same rate of $1490 (exc GST) per page; however, in view of our intention to advertise in both the OQTA touring guide as well as SQCT, it is recommended that Council reduces its investment to 4 pages. 

It is the author’s opinion that the information contained within this publication can be condensed without compromising the integrity of the message to potential tourists.

If Council was to endorse this course of action the investment would total $6,556, the saving of $4,917 could be invested in the OQTA’s destination brochure and other collaborative campaigns with both of our RTO’s. 

Consultation (internal/external):

Cr. Ree Price

Ed Sims, Manager – Major Projects, Economic Development & Tourism

 

Southern Queensland Country Tourism – Monica Groenert

Risk Assessment (Legal, Financial, Political etc.):

Nil

Policy Implications:

Nil

Financial Resource Implications:

$6,556 incl. GST

Promotional collateral is included within the Tourism Unit’s annual budget.

 

Link to Corporate Plan:

Corporate Plan 2009-2013 8.4.2(a) To identify and implement actions that facilitates the development of the regional tourism industry.

Supporting Documentation:

1View

Southern Queensland Country Tourism - 2014/15 Travellers' Guide editorial

D13/44935

 

Report authorised by:

Edward Sims, Manager - Major Projects, Economic Development & Tourism


Attachment 1

Southern Queensland Country Tourism - 2014/15 Travellers' Guide editorial

 

17 September 2013

 

Ms Julie Reitano

Chief Executive Officer

Maranoa Regional Council

PO Box 42, Mitchell QLD 4465

 

 

 

 

Dear Julie,

 

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

 

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

 

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

 

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

 

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

·     In response to consumer enquiries resulting from SQCT marketing campaigns

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

·     iPad and tablet application available

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

·     RACQ branches throughout Queensland

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

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

 

 

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

 

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

 

I look forward to hearing from you.

 

Kind regards,

 

Monica

 

Monica Groenert

Marketing Manager

 

 

c.c.         Ed Sims, Maranoa Regional Council

Cr. David McMahon, SQCT Board Director

                               


Maranoa Regional Council

    

General Meeting -  9 October 2013

Officer Report

Meeting: General  9 October 2013

Date: 27 September 2013

Item Number: 10.2

File Number: D13/45023

 

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

Classification:                                  Open Access   

Name of Applicant:                        

Location:                                          

Author & Officer’s Title:                 Ryan Gittins, Coordinator - Economic Development

 

Executive Summary: 

Councillor Price & Ryan Gittins represented the Maranoa Regional Council (MRC) at the 2013 Destination Q Forum, held on the Gold Coast on 27 & 28 August.

 

This year’s forum built on the foundations that were established at the inaugural Destination Q Forum, held in Cairns on 25 & 26 June 2012. Numerous administrative and legal constraints have been removed by the State Government in the year that followed the Cairns Forum, allowing this year’s Destination Q to concentrate on the long-term strategic direction of the tourism industry.

 

The initiative taken by the State Government to collaborate with tourism operators is a positive step for the entire industry. The involvement of Ministers and high-level departmental staff at the forum indicates their willingness to listen to the ideas, complaints and suggestions of the tourism industry and undertake corrective actions as required. These are positive steps for Queensland and its tourism industry as the Government aims to double visitor expenditure by 2020. 

 

 

Officer’s Recommendation:

 

That Council endorses the post-event review contained within this report.

 

 

Body of Report:

 

This event signalled the 12-month anniversary of the inaugural Destination Q forum, the historic event where State Government and the tourism industry developed a partnership agreement in order to:

 

·    Reduce legal and administrative barriers to the development of the      state’s tourism industry,

·    Determine the strategic direction of the industry and the infrastructure required to support this vision, and

·    Reduce impediments to tourism investment in Queensland.

 

Several State Government Ministers and authorised delegates were present at this year’s forum to show their support for the development of the tourism industry, including:

 

The Hon. Campbell Newman MP – Premier of Queensland

The Hon. Jann Stuckey MP – Minister for Tourism, Major Events, Small Business &   the Commonwealth Games.

The Hon. Jarrod Bleijie MP – Attorney General & Minister for Justice.

The Hon. Scott Emerson MP – Minister for Transport & Main Roads.

The Hon. Steve Dickson MP – Minister for National Parks, Recreation, Sport & Racing.

The Hon. John-Paul Langbroek MP – Minister for Education, Training &Employment.

 

The Ministers reported on the work each department undertook with the view of achieving the aims of the partnership agreement as listed above. Significant measures were introduced in the 2012/13 financial year to reduce legal and administrative barriers to national park access, liquor licensing and tourism signage approval. The inaugural forum (and subsequent partnership agreement) concentrated on the ‘low-hanging fruit’, the initiatives that could be easily introduced in the short-term, whereas this year’s forum concentrated on the strategic direction of Queensland’s tourism industry.

 

The strategic themes that were discussed at Destination Q are as follows:

·    Building strong partnerships,

·    Delivering quality, great service and innovation,

·    Growing investment and success,

·    Preserving our nature and culture,

·    Offering iconic experiences, and

·    Targeting a balanced portfolio of markets.

 

This forum was unique as delegates were given the opportunity to discuss the above themes and contribute to the strategies and associated tasks that will be implemented in the upcoming years. A series of workshops were facilitated to firstly develop the potential strategic directions. These proposals were voted upon in a series of elimination presentations which culminated in the adoption of 18 draft strategies that will be refined for inclusion within the partnership agreement and 20 year plan document.

 

The outcomes of this forum can be seen in the attached document, the 2013 Destination Q Partnership Agreement. Currently this document does not contain specific tasks; however, there are two areas in which the MRC can empower local tourism operators to introduce specific initiatives namely:

 

Deliver a quality service culture

-     Introduce customer service workshops and accreditation schemes.

-     Ensure that business owners know the importance of good customer service and how this impacts on repeat visitation.

 

Deliver innovative and unique events and experiences

-     Introduce an investment attraction program targeted towards ecotourism operators (Carnarvon Gorge).

-     Promote glamour-camping or ‘glamping’ packages in the Carnarvon Gorge, potentially utilising local helicopter companies to provide tourists with a scenic entry to the gorge.

 

From an attendee’s point-of-view it appears that the forum outcomes will be positive for the tourism industry. A collaborative approach to the industry’s development involving local & state governments, RTO’s and operators will benefit the tourists and the regions that they visit.

 

Consultation (internal/external):

Cr. Ree Price

Ed Sims, Manager – Major Projects, Economic Development & Tourism       

Risk Assessment (Legal, Financial, Political etc.):

Nil

Policy Implications:

Nil

Financial Resource Implications:

Expenditure for attendance at next year’s Destination Q Forum will be included within the unit’s operational budget.

 

Link to Corporate Plan:

Corporate Plan 2009-2013 8.4.2(a) To identify and implement actions that facilitates the development of the regional tourism industry.

Supporting Documentation:

1View

2013 Destination Q Partnership Agreement - Wed 28 Aug 2013

D13/45921

 

Report authorised by:

Edward Sims, Manager - Major Projects, Economic Development & Tourism


Attachment 1

2013 Destination Q Partnership Agreement - Wed 28 Aug 2013

 





Maranoa Regional Council

    

General Meeting -  9 October 2013

Officer Report

Meeting: General  9 October 2013

Date: 30 September 2013

Item Number: 10.3

File Number: D13/45253

 

Subject Heading:                     Clearview Rise Street Naming Competition

Classification:                                  Open Access  

Name of Applicant:                         Economic Development Queensland

Location:                                          

Author & Officer’s Title:                 Ryan Gittins, Coordinator - Economic Development

 

Executive Summary: 

In email correspondence, dated 25 July 2013, Economic Development Queensland (EDQ) requested Council’s assistance to conduct a naming competition for a new street in the Clearview Rise residential estate.

 

The Community Development team provided marketing assistance and as of 26 September the competition has been completed.  EDQ representatives arrived at a shortlist of 3 proposed names for the street, for Council’s consideration and subsequent endorsement.  

 

Officer’s Recommendation: 

That Council considers the shortlisted entries and endorses one of the following names as per the recommendations of EDQ:

A.  Bromeliad Street,

B.  Showground Drive, or

C.  Heritage Hill Road.

 

Body of Report:

In email correspondence, dated 25 July 2013, Economic Development Queensland (EDQ) requested Council’s assistance to promote a naming competition for a new street in the Clearview Rise residential estate. Community members were provided with the opportunity to enter the competition at the Santos GLNG Food & Fire Fest, held on Saturday 14 Sep 2013. The proposed street location is highlighted in the picture below:

A total of 63 entries were received, EDQ members subsequently undertook a short listing process to arrive at a final selection of 7 possible names. EDQ representative, Samantha Brew, has suggested that the name be chosen from the three options as stated in the Officer’s Recommendation. By removing all family names from the shortlist Council will not be allow itself to be accused of favouritism to a particular family. If Council is willing to entertain the option of approving a family name, the entire shortlist can be found below (in no particular order):

 

·    Showground Drive (signifying historical showground location)

·    Keegan Street (Family name)

·    Salisbury Street (Family name)

·    Bromeliad Street (following other flower names in the estate)

·    Heritage Hill Road (Signifying site history)

·    Stanford Street (Family name)

·    Kimlin Street (Family name)

 

Council’s consideration is sought to endorse one name from the above shortlist for the new street in Clearview Rise.

Consultation (internal/external):

Ed Sims, Manager – Major Projects, Economic Development & Tourism

Katrina Marsh, (Acting) Manager – Community Development

Economic Development Queensland – Samantha Brew

Risk Assessment (Legal, Financial, Political etc.):

Nil

Policy Implications:

Nil

Financial Resource Implications:

Nil

 

Link to Corporate Plan:

Corporate Plan 2009-2013 8.4.3(a) To develop community capacity and encourage community engagement so as to address identified needs and opportunities to enhance the quality of life and wellbeing for residents of our region

Supporting Documentation:

1View

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

D13/45361

 

Report authorised by:

Edward Sims, Manager - Major Projects, Economic Development & Tourism


Attachment 1

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

 

 


Maranoa Regional Council

    

General Meeting -  9 October 2013

Officer Report

Meeting: General  9 October 2013

Date: 30 September 2013

Item Number: 10.4

File Number: D13/45310

 

Subject Heading:                     Maranoa Business Excellence Program

Classification:                                  Open Access  

Name of Applicant:                        

Location:                                          

Author & Officer’s Title:                 Ryan Gittins, Coordinator - Economic Development

 

Executive Summary: 

Maranoa Regional Council’s (MRC) Economic Development Unit, in collaboration with The Department of State Development, Infrastructure & Planning (DSDIP) and the Western Star, is introducing a business support program - the Maranoa Business Excellence Program (BEP).

 

The first event is scheduled for Tuesday 8 Oct 2013, with the entire program consisting of approximately 10 forums & workshops.

 

Officer’s Recommendation: 

That Council endorses this briefing report.

 

 

Body of Report

In accordance with the Maranoa Regional Economic Development Strategy, Theme 2 – Strategy 2.2, the Economic Development Unit is introducing a business support program with the view of developing the capabilities of local business and industry. The program will be managed by internal staff in collaboration with DSDIP officers, media support will be provided by the Western Star. Please refer to the table below for a complete rundown of the program:

 

Topic/Event

Description

Expected Date

Business System

Policies and procedures for how a business trades, maintains consistency across inventory management, customer engagement, staff retention, quality control and financial management.

8 Oct

Systems for Business

Workplace Health & Safety – WHS QLD

23 Oct

Business Mentoring Business (BMB)

Small group workshop to discuss the 2 previous topics and any changes that businesses have introduced.

6 Nov

Engagement Forum – Ostwald Brothers

Small group meetings with local tier 4 & 5 suppliers – informing the local business community of specific requirements for supply chain compliance.

26 Nov

Engagement Forum – Laing O’Rourke / Hutchinsons

Small group meetings with local tier 4& 5 suppliers – informing the local business community of the specific requirements for supply chain compliance.

Feb 2014

 

Digital Economy

websites, e-commerce and social media components

Feb 2014

 

Importance of capability statements

Informing businesses about the importance of having an accurate capability statement and how to convey this information.

Feb 2014

 

BMB

Small group workshop to discuss the 2 previous topics and any changes that businesses have introduced.

Mar 2014

Council tender / procurement

Information session on completing a Council tender – expectations, structure etc.

Apr 2014

 

The program consists of two elements: the information sessions and Business Mentoring Business (BMB) forums. The BMB forums are scheduled for the month following the relevant information sessions, thus allowing participants to revisit these topics after they have had sufficient time to implement changes on their own behalf. A facilitator will be present to provide specialised advice to businesses who may be encountering problems with introducing specific changes. 

The topic areas have been chosen in accordance with the recommendations of the local business survey that preceded the first BMB session in Nov 2012. It is noted that the local business community is dynamic and that the issues faced by local businesses are constantly evolving. Events will only be promoted a month in advance, allowing the program to accommodate adjustments as required.

Consultation (internal/external):

Cr. O’Neil

Ed Sims, Manager – Major Projects, Economic Development & Tourism

Jane Frith, Coordinator – Corporate Communications

 

Commence Roma – Sharyn Garrett

Department of State Development, Infrastructure & Planning – Sarah Holt

Department of State Development, Infrastructure & Planning – Sue Roche

The Western Star – Karin-Ane King

Risk Assessment (Legal, Financial, Political etc.):

Nil

Policy Implications:

Nil

Financial Resource Implications:

Financial Contribution - $10,000 (included within 2013/14 budget)

In-kind contribution – venue hire

 

 

Link to Corporate Plan:

Corporate Plan 2009-2013 8.4.1(b) To facilitate the provision of support initiatives for existing businesses and industry in the interest of maintaining and developing the regional economy.

Supporting Documentation:

Nil

Report authorised by:

Edward Sims, Manager - Major Projects, Economic Development & Tourism


Maranoa Regional Council

    

General Meeting -  9 October 2013

Officer Report

Meeting: General  9 October 2013

Date: 2 October 2013

Item Number: 10.5

File Number: D13/46032

 

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

Classification:                                  Open Access  

Name of Applicant:                         CHIPS

Location:                                          

Author & Officer’s Title:                 Ryan Gittins, Coordinator - Economic Development

 

Executive Summary: 

On 12 December 2012 Council resolved to approve amendments to the Injune Placemaking Strategy to allow a number of developments on the site referred to as the Injune Multipurpose Precinct, situated on the corner of Hutton St and Second Avenue. Subsequent to the Council resolution, a number of intervening events occurred, resulting in the postponement of the original project.

 

The Cultural Heritage Injune Preservation Society (CHIPS) is now requesting Council’s consideration for one individual project, the relocation of the old National Australia Bank (NAB) building from its current location to the Injune Multipurpose Precinct.

 

CHIPS is planning on relocating and restoring the building with the help of volunteer labour and is planning on submitting an application for round 1 of the 2013/14 Community Grants Program. As this project will be facilitated on Council land, Council’s approval is a pre-requisite for this grant application.

 

 

Officer’s Recommendation: 

That Council approves CHIPS request to relocate the old NAB building to the Injune Multipurpose Precinct, subject to the following conditions:

 

A.        That their project conforms with all relevant building & plumbing approvals

      and processes.

B.        That the structure is to be located opposite the existing courthouse building, on the boundary line to RSL Memorial Hall lot (boundary of 36 & 38 Hutton Street).

C.        That funding for this project is made available from the community of Injune and/or successful grant application/s.

 

 

 

Body of Report:

 

Resolution GM.421.12 (12 Dec 2012) stated that Council:

 

1.   Approve proposal E (utilisation of the Courthouse to display memorabilia) as there are no construction or associated costs involved with that project. This proposal does not conflict with the Injune Placemaking Strategy.

2.   Approve amendments to the Injune Placemaking Strategy in accordance with proposals A-D stated above.

3.   Approve Proposal A (construction of museum) due to the significant donation of Mr Laycock ensuring limited financial impact on Council (aside from legal costs).

4.   Approve amendments to the Injune Placemaking Strategy to support proposals B & C. This approval would be subject to funding availability within the community of Injune (or other institution).

5.   Approve amendments to the Injune Placemaking Strategy to support proposal D (restoration of dwelling). This approval would be subject to a successful funding application through the Jupiters Casino Community Benefits Fund (or similar institution).

 

A number of intervening events, including a structural fire and withdrawal of funding, (that was required for resolution 3 above) have resulted in the postponement of the overall CHIPS project. The group is now requesting Council’s consideration for the removal and relocation of the old NAB building to the Multipurpose Precinct. Council’s approval has been granted for this project as per resolution GM.421.12; however, CHIPS is requesting that the building is positioned in a new location as per the draft plan below:

The scale drawing above indicates that if the NAB building is positioned in this manner (Blue Rectangle) it will not impact on the future development of the precinct. Access to the RSL storage room will still be accommodated as approximately 5.5m space has been provided between the SE corner of the NAB building and the corner of the stage area.

If Council is to endorse this project, and the proposed position of the NAB building, this resolution will support the CHIPS’ grant application for round 1 of the 2013/14 Community Grants Program. 

Consultation (internal/external):

Julie Reitano, Chief Executive Officer

Ed Sims, Manager – Major Projects, Economic Development & Tourism

Megan Swords, Coordinator – Community Development (Injune)

 

Janice Humphreys – Cultural Heritage Injune Preservation Society (CHIPS)

Risk Assessment (Legal, Financial, Political etc.):

Nil

Policy Implications:

Nil

Financial Resource Implications:

On costs are calculated at approximately $7,500 per year.

 

Link to Corporate Plan:

Corporate Plan 2009-2013 8.4.2(a) To identify and implement actions that facilitates the development of the regional tourism industry.

Supporting Documentation:

1View

FINAL Placemaking Plan - INJUNE

D12/2563

 

Report authorised by:

Edward Sims, Manager - Major Projects, Economic Development & Tourism


Attachment 1

FINAL Placemaking Plan - INJUNE

 









 


Maranoa Regional Council

    

General Meeting -  9 October 2013

Officer Report

Meeting: General  9 October 2013

Date: 2 October 2013

Item Number: 12.1

File Number: D13/45989

 

Subject Heading:                     Grid Replacement Yuleba – Taroom Road

Classification:                                  Open Access  

Name of Applicant:                         N/a

Location:                                           Yuleba - Taroom Road

Author & Officer’s Title:                 Michael Parker, Director - Infrastructure Services (Acting)

 

Executive Summary: 

 

Council considered APLNG Work Package 2a and 2b at its General Meeting held on 24 July 2013 and awarded a contract to RoadTek South for the improvement works, subject to concurrence acceptance from Origin Energy.

 

Part of the Resolution (GM 07.2013/28) stated ‘removal of a grid’ on the road.

Subsequent discussion with the landowner and Origin Energy representatives has resulted in a compromise in that Origin Energy have advised that they will accept the cost of the grid replacement.

 

 

Officer’s Recommendation: 

 

That Council now include the grid replacement in APLNG work package 2a, with the cost being met by Origin Energy.

 

 

 

Body of Report:

 

During preliminary discussion with the landowner, prior to design commencement, the landowner did request that the grid in question be retained, as it was critical to management of the property.

 

Subsequently the decision was made to remove the grid due to the high cost, and vehicle numbers.

 

The landowner advocated for its retention and it was also found that the original cost of retention was overstated due to an incorrect grid being specified.

 

 

Consultation (internal/external):

Origin Energy

Mr Tony McLennan

 

Risk Assessment (Legal, Financial, Political etc.):

Nil

Policy Implications:

Nil

Financial Resource Implications:

Work would be fully funded by APLNG.

 

Link to Corporate Plan:

Corporate Plan 2009-2013 8.5.1(a) To provide professional and technical engineering advice and support for Council in an effective and timely
manner.

Supporting Documentation:

Nil

Report authorised by:

Julie Reitano, Chief Executive Officer  


Maranoa Regional Council

    

General Meeting -  9 October 2013

Officer Report

Meeting: General  9 October 2013

Date: 18 September 2013

Item Number: 13.1

File Number: D13/43245

 

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

Classification:                                  Open Access  

Name of Applicant:                         David Murray Bassingthwaighte and Suzanne Bassingthwaighte c/- Fyfe Pty Ltd

Location:                                           Warrego Highway, Jackson Qld 4426 (Lot 12 SP218512)

Author & Officer’s Title:                 Danielle Pearn, Coordinator - Planning

 

Executive Summary:  The application seeks approval for a Material Change of Use for “Extractive Industry” and Environmentally Relevant Activity 16 – Extractive and Screening Activities (up to 100,000 tonne/year) on land at 41476 Warrego Highway, Jackson QLD 4426, described as Lot 12 on SP218512. 

 

The application is subject to Impact Assessment against the relevant provisions of Bendemere Shire Planning Scheme 2006.  Two submissions were received during the public notification period (06/06/2013-28/06/2013).

 

 

Officer’s Recommendation:  Council approve the application for a Material Change of Use – “Extractive Industry” and Environmentally Relevant Activity 16 – Extractive and Screening Activities (up to 100,000 tonne/year) on land at 41476 Warrego Highway, Jackson QLD 4426, described as Lot 12 on SP218512, subject to the following conditions:

 

Preamble

 

(a)     Refer to http://www.cmdg.com.au for the Capricorn Municipal Development Guidelines (CMDG).

 

General

 

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 a Material Change of Use – “Extractive Industry” and Environmentally Relevant Activity 16 2(a) & 3(b) – Extraction and Screening Activities in accordance with the approved plans:

 

Plan/Document Number

Plan/Document Name

Date

SLP001

Jackson Quarry Site Layout Plan

21/05/2013

SP003

Jackson Quarry Extraction Area 1 Plan

21/05/2013

SP006

Jackson Quarry Extraction Area 2 Plan

21/05/2013

EP001

Jackson Quarry Extraction Plan

21/05/2013

 

6x3 Site Office_Jackson Quarry Elevation

23/08/2012

 

Elevation (Amenities Building)

 

 

4.      During the course of the development works, the developer shall ensure that all works are carried out by appropriately qualified persons and the developer and the persons carrying out and supervising the work shall be responsible for all aspects of the works, including public and worker safety, and shall ensure adequate barricades, signage and other warning devices are in place at all times.

 

5.      All civil and related work shall be designed and supervised by RPEQ Registered Professional Engineers of Queensland (RPEQ) who are competent in the construction of the works.

 

6.      The developer is responsible for locating and protecting any Council and public utility services, infrastructure and assets that may be impacted on during construction of the development.  Any damage to existing infrastructure (kerb, road pavement, existing underground assets, etc) that is attributable to the progress of works on the site or vehicles associated with the development of the site shall be immediately rectified in accordance with the asset owners’ requirements and specifications and to the satisfaction of the asset owners’ representative(s).

 

7.      All works 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) the CMDG, (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. 

 

Stormwater and Drainage

 

8.      Stormwater, erosion and sediment is to be managed in accordance with the Stormwater Management Plan prepared by Ausrocks dated 27 February 2013 and the CMDG – D5 Design Guidelines ‘Stormwater Drainage Design’.

 

9.      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.

 

10.    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.

 

11.    There must be no increases in any silt loads or contaminants in any overland flow from the development site.

 

12.    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.

 

Erosion Control

 

13.    All construction works on site to be undertaken in accordance with the Institute of Engineers (Australia) (IEAUST) Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction sites and the CMDG Design Guidelines – D7. 

 

14.    If there is a possibility of erosion or silt or other materials being washed off the property being developed during the development process, the developer must document and implement a management plan that prevents this from occurring.  Erosion and sediment controls shall be maintained at all times during the course of the project. 

 

15.    Measures shall be applied to prevent site vehicles tracking sediment and other pollutants onto adjoining roads during the course of the construction period and to prevent dust nuisance during construction.

 

16.    Stockpiles of topsoil, sand, aggregate, spoil or other material capable of being moved by the action of running water shall be stored clear of drainage paths and be prevented from entering the road and/or drainage system.

 

17.    Should it be necessary for the road and/or drainage system to be reinstated or cleaned up due to erosion and/or sedimentation from the site, then such works shall be undertaken at no cost to Council.  Such works shall be undertaken immediately where there is a potential hazard to pedestrians and/or passing traffic.

 

Services Provisions

 

18.    Reticulated sewerage is unavailable to the development site. A development permit for plumbing and drainage works shall be sought from Council for any sewerage system provided onsite.

 

19.    At all times during the operation of the extractive activities effluent is to be disposed of in accordance with On-site Sewerage Code DNRM AS1547.2000 and On-site Sewerage Facilities Guidelines for Effluent Quality DNRM.

 

20.    The development must be provided with on-site water supply with sufficient capacity to meet operational needs, including ablutions facilities, potable uses and watering to minimise dust nuisance.

 

21.    All supplies of potable water and disposal of waste water is to be carried out by a suitably licensed contractor.

 

22.    The development is to be connected to a reticulated electricity supply service in accordance with the relevant service provider’s requirements and specifications along with relevant building standards, requirements and specifications.

 

23.    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.

 

24.    All services installation, including water, sewerage, 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) the CMDG, (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

 

25.    At all times while the use continues, waste containers shall be maintained on site in a clean and tidy state and shall be emptied and the waste removed from the site on a regular basis.

 

Access and Roads

 

26.    All weather vehicle access shall be provided for traffic movement within the development site.

 

27.    Any parking areas on the site shall be clear of vehicular movement areas.  No parking area shall be allowed to encroach into swept paths of vehicular movements.

 

28.    Any damage to Council 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.

 

29.    Unsealed internal roads are to be watered upon receipt of any complaint regarding dust nuisance caused by vehicle movements to and from the site, as determined by, and to the satisfaction of Council.

 

30.    All vehicular access and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Division 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) the Capricorn Municipal Development Guidelines (CMDG) Design Guidelines – D1 ’Geometric Road Design’ 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.

 

Earthworks

 

31.    All earthworks shall be undertaken in accordance with Capricorn Municipal Development Guidelines (CMDG) D6 ‘Site Regrading’ Design Guidelines.

 

32.    All re-shaped disturbed land must be similar in form to surrounding undisturbed land.

 

33.    All backfilled excavations must be overfilled to allow for settlement.

 

Latest versions

 

34.    Where another condition refers to a specific published standard, manual or guideline, including specifications, drawings, provisions and criteria within those documents, that condition shall be deemed as referring to the latest versions of those publications that are publicly available at the time the first operational works or compliance approval is lodged with the assessment manager or approval agency for those types of works to be performed or approved, unless a regulation or law requires otherwise.

 

Operations of Approved Use

 

35.    All development approval conditions related to the establishment of the approved development must be fulfilled prior to any approved use commencing.

 

36.    All approved uses must be carried out in accordance with the requirements of the approved Site Based Management Plan.

 

37.    Hours of operation of the approved use are limited to 6am-6pm Monday to Saturday.  No operations are to occur on Sundays or Public Holidays.

 

38.    The operator is to notify adjoining property owners and/or occupiers a minimum of 3 days prior to undertaking any blasting activities on the site.

 

39.    Weeds and pests are to be monitored and controlled in accordance with the Pest and Weed Management Plan contained in the Site Based Management Plan prepared by Ausrocks dated 7 March 2013.

 

40.    At the end of operations, remediation of the site is to occur after consultation with the landowner and generally in accordance with the Rehabilitation Management Plan contained in the Site Based Management Plan prepared by Ausrocks dated 7 March 2013.

 

Advertising Signs

 

41.    Any proposed advertising devices shall be subject to a further development application and planning approval unless the advertising devices are in accordance with the exempt or self assessable requirements of the relevant Council planning scheme.

 

42.    Any free-standing advertising signage or structure to be constructed on site shall be designed by an RPEQ (Structural) Engineer and certification provided for both design and construction. 

 

Avoiding Nuisance

 

43.    All lighting of the site, including temporary 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.

 

44.    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.

 

45.    The area and its surrounds shall be kept in an orderly fashion, free of rubbish and clear of weeds and long grasses.  The approved development and the premises are to be maintained in a clean and tidy condition and not to pose any health and safety risks to the community.

 

No Cost to Council

 

46.    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.

 

47.    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 any use commencing onsite.

 

Electricity Easement

 

48.    Natural ground level within the easement should not be altered without approval from Ergon Energy.  Should any cut and/or fill be proposed within the easement, detailed civil design drawings showing proposed levels (and the location of Ergon Energy prior to any works commencing on site).

 

49.    Access to the easement and access along the easement must be available to Ergon Energy personnel and equipment at all times.  Where fencing prohibits access to and along the easement area, gates must be supplied and installed at the developer/owner’s expense.

 

50.    A high strength guard barrier is to be constructed at a minimum distance of 15 metres from the base of any high voltage tower if in the vicinity of the quarrying activities / vehicle movement areas.  Design of the barrier is to be approved by Ergon Energy before construction to determine suitability and any special earthing requirements.  All costs associated with the construction of the barrier will be at the expense of the developer.

 

51.    Due to the likely increase in vehicle movements, signage is to be installed where any access track / vehicle movement areas intersect with the easement, alerting drivers to the presence of the powerline and tower to reduce risk of damage or contact.

 

52.    Should changes to any Ergon Energy infrastructure be proposed or required as part of the development, those changes are made with Ergon Energy’s consent and at the developer/owner’s expense (unless otherwise agreed to by Ergon Energy).

 

 

Body of Report:

Refer to Attachment 1.

Consultation (internal/external):

-     Department of Environment and Heritage Protection (Concurrence Agency)

-     Department of Transport and Main Roads (Concurrence Agency)

-     Department of Natural Resources and Mines (Concurrence Agency)

-     Ergon Energy (Advice Agency)

-     Qld Fire & Rescue Service (Third Party Advice Agency)

-     Public Notification was carried out in accordance with the requirements of SPA.

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

D13/43359

2View

Development Plans

D13/45671

3View

DEHP Response

D13/25327

4View

DTMR Amended Response

D13/43421

5View

DNRM Response

D13/43287

6View

Ergon Energy Response

D13/17332

7View

QFRS Response

D13/27757

8View

Site Based Management Plan

D13/10674

9View

Stormwater Management Report

D13/43794

 

Report authorised by:

Robert Hayward, Director- Development, Facilities & Environmental Services


Attachment 1

Body of Report

 

Body of Report

 

1.0       Background information

 

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

 

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

 

Figure 1 – Site Locality                                                                      Source: Bendemere Shire Planning Scheme

 

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

 

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

 

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

 

-     1 x D9 Dozer

-     1 x Wheel Loader

-     1 x Excavator

-     1 x Fuel Truck

-     1 x Maintenance Truck

-     1 x Crushing Plant (Cone crusher)

-     1 x Screening Plant and;

-     2 x Light Vehicles 

 

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

 

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

 

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

 

 

2.0       Definition of use and assessment status

 

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

 

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

 

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

 

 

3.0       Desired Environmental Outcomes

 

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

 

(a) Environment

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(b) Economic

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(c)  Community Well-Being & Lifestyle

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

4.0       Overall Outcomes for Rural Zone Code

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

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

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(f)    maintains the rural amenity;

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(m) does not impact adversely on infrastructure.

 

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

 

 

5.0       Rural Zone Code

 

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

Relevant performance criteria -  the Rural Zone Code

Assessment responses

For all of the Rural Area

1. Infrastructure

PC1 Electricity

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

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

 

PC2 Water Supply

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

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

PC3 Effluent disposal

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

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

 

 

PC4 Stormwater/Inter-allotment Drainage

Stormwater is collected and discharged so as to:

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

b)   prevent the waterlogging of nearby land; and

c)   protect and maintain environmental values.

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

 

PC5 Vehicle Access

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

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

PC6 Parking and manoeuvring

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

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

PC7 Roads

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

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

 

PC8.1 Highways

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

 

PC8.2 State Controlled Roads

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

 

PC8.3 Noise Sensitive Development

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

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

 

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

 

 

 

 

PC9 Gas and Oil Pipelines

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

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

 

PC10 Refuse Tips and Effluent Treatment Plants

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

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

PC11.1 Rail Corridors

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

 

PC11.2 Noise Attenuation

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

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

 

 

 

 

 

PC12 Electricity Transmission Line Easement – Vegetation

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

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

PC13 Electricity Transmission Line Easement – Separation Distance

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

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

 

2.  Environment

 

PC14 Watercourses

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

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

PC15 Flooding

Premises are designed and located so as:

a)   not to be adversely impacted upon by flooding;

b)   to protect life and property; and

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

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

PC16 Air Emissions

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

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

PC17 Noise Emissions

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

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

PC18 Water Quality

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

a)   the biological integrity of aquatic ecosystems;

b)   recreational use;

c)   supply as drinking water after minimal treatment;

d)   agricultural use; or

e)   industrial use.

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

 

PC19 Excavation and Filling

Excavation and filling of land ensures:

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

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

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

PC20 Construction Activities

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

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

PC21 Good Quality Agricultural Land

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

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

 

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

PC22 Vegetation Retention

Development retains vegetation for the:

a)   protection of scenic quality;

b)   protection of general habitat;

c)   protection of soil quality; and

d)   establishment of open space corridors and networks.

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

PC23 Protected Areas

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

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

PC24 Sloping Land

Development is undertaken to ensure:

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

b)   safety of persons and property is not compromised.

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

PC25 Bushfire Hazard Area

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

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

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

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

 

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

PC26 Character Buildings

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

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

PC27 Cultural Heritage

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

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

 

 


 

6.0       Road use

 

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

 

 

7.0       Submissions

 

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

 

David and Patricia Sedgwick

"Nastone"

92 Trims Road

Jackson Qld 4426

 

Ronald Markey and Muriel Markey

291 Trims Road

Jackson QLD 4426

 

The planning issues raised by the submitters are examined below:

Issue

Response

Hours of Operation

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

Dust Management

-    impact of dust on neighbouring residences

-    reduction in pasture due to spread of excess dust

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

Blasting Operations – impacts on livestock

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

 

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

 

8.0       Other assessment issues

 

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

 

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

 

 

 


Attachment 2

Development Plans

 







Attachment 3

DEHP Response

 













Attachment 4

DTMR Amended Response

 













Attachment 5

DNRM Response

 
















Attachment 5

DNRM Response

 



Attachment 6

Ergon Energy Response

 



Attachment 7

QFRS Response

 


Attachment 8

Site Based Management Plan

 









































Attachment 8

Site Based Management Plan

 


Attachment 8

Site Based Management Plan

 




Attachment 8

Site Based Management Plan

 


Attachment 8

Site Based Management Plan

 










Attachment 8

Site Based Management Plan

 


Attachment 8

Site Based Management Plan

 



Attachment 8

Site Based Management Plan

 


Attachment 8

Site Based Management Plan

 



Attachment 8

Site Based Management Plan

 


Attachment 8

Site Based Management Plan

 






Attachment 8

Site Based Management Plan

 









Attachment 8

Site Based Management Plan

 




























Attachment 9

Stormwater Management Report

 














Maranoa Regional Council

    

General Meeting -  9 October 2013

Officer Report

Meeting: General  9 October 2013

Date: 25 September 2013

Item Number: 13.2

File Number: D13/44670

 

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

Classification:                                  Open Access  

Name of Applicant:                         Blana Pty Ltd ATF The Purple Pony Trust C/- ADAM + SPARKS Town Planning + Development

Location:                                           55 Raglan Street, Roma QLD 4455 (Lot 16 on RP30933)

Author & Officer’s Title:                 Danielle Pearn, Coordinator - Planning

 

Executive Summary:  This application seeks approval for a Material Change of Use for Accommodation Units (3 Units) on land at 55 Raglan Street, Roma QLD 4455, described as Lot 116 on RP30933.  

 

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 (24/07/2013 – 14/08/2013).

 

The proposed development is generally consistent with the provisions of the Roma Town Council Planning Scheme including the DEOs and Urban Area Code.

 

 

Officer’s Recommendation:  Council approve the application for Material Change of Use – Accommodation Units (3 Units) at 55 Raglan Street, Roma QLD 4455, described as Lot 116 on RP30933, subject to the following conditions:

 

Preamble

 

Refer to http://www.cmdg.com.au/ for the Capricorn Municipal Development Guidelines (CMDG).

 

Complete and Maintain

 

1.      Complete and maintain the approved development as follows: (i) generally 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:

 

Plan/Document number

Plan/Document name

Date

1412SK-02 Rev A Sheet 2 of 7

Demolition and Services Plan

27/03/2013

1412SK-03 Rev E Sheet 3 of 7

Site Plan

As amended in red

26/09/2013

1412TC-01 Rev A Sheet 1 of 1

Site Plan

28/06/2013

1412SK-04 Rev A Sheet 4 of 7

Lower Level Floor Plan

27/03/2013

1412SK-05 Rev A Sheet 5 of 7

Upper Level Floor Plan

27/03/2013

1412SK-06 Rev A Sheet 6 of 7

North & West Elevation

27/03/2013

1412SK-07 Rev A Sheet 7 of 7

South West & East Elevation

27/03/2013

1412E-01 Rev A Sheet 1 of 1

Floor Plan & North & West Elevation

06/05/2013

CMDG-R-041 Rev B

CMDG - Residential Driveway Slab and Tracks

07/2011

D5

Capricorn Municipal Development Guidelines – Stormwater Drainage Design D5 Design Guidelines

03/2012

D7

CMDG – Erosion Control and Stormwater Management Design Guideline

03/2012

D11

CMDG - Water Reticulation Design Guideline

10/2007

D12

CMDG - Sewerage Reticulation Design Guideline

10/2007

 

4.    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.

 

5.    During the course of constructing the works, the developer shall ensure that all works are carried out by appropriately qualified persons and the developer and the persons carrying out and supervising the work shall be responsible for all aspects of the works, including public and worker safety, and shall ensure adequate barricades, signage and other warning devices are in place at all times.

 

6.    All civil and related work shall be designed and supervised by RPEQ Registered Professional Engineers of Queensland (RPEQ) who are competent in the construction of the works.

 

7.    All works on or near roadways shall be adequately signed in accordance with the “Manual for Uniform Traffic Control Devices – Part 3, Works on Roads”.

 

8.    The developer is responsible for locating and protecting any Council and public utility services, infrastructure and assets that may be impacted on during construction of the development.  Any damage to existing infrastructure (kerb, road pavement, existing underground assets, etc) that is attributable to the progress of works on the site or vehicles associated with the development of the site shall be immediately rectified in accordance with the asset owners’ requirements and specifications and to the satisfaction of the asset owners’ representative(s).

 

9.    All works 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) the CMDG, (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

 

Latest versions

 

10.  Where another condition refers to a specific published standard, manual or guideline, including specifications, drawings, provisions and criteria within those documents, that condition shall be deemed as referring to the latest versions of those publications that are publicly available at the time the first operational works or compliance approval is lodged with the assessment manager or approval agency for those types of works to be performed or approved, unless a regulation or law requires otherwise.

 

Stormwater and Drainage

 

11.  Major and minor event stormwater drainage systems are to be provided for the development site in accordance with the Queensland Urban Drainage Manual (QUDM) (Volume 1 text, Volume 2 Design Charts), Australian Rainfall and Runoff (Volume 1 A guide to Flood Estimation) and CMDG – D5 Design Guidelines ‘Stormwater Drainage Design’.

 

12.  Stormwater run-off from roof and impervious surface areas is to be collected internally and piped to the drainage system in Arthur Street or Raglan Street adjacent to the site in accordance with a lawful point of discharge.  

 

13.  Stormwater must not be allowed to pond on the property being developed during the development process and after the development has been completed.

 

14.  Adjoining properties and roads are to be protected from ponding or nuisance from stormwater as a result of the works.  Ensure the stormwater runoff from the site does not adversely impact on flooding or drainage of properties that are upstream, downstream or adjacent to the site.

 

15.  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 the development has been completed.

 

Erosion Control

 

16.  All construction works on site are to be undertaken in accordance with the Institute of Engineers (Australia) (IEAUST) Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction sites and the CMDG Design Guidelines – D7. 

 

17.  Measures shall be applied to prevent site vehicles tracking sediment and other pollutants onto adjoining roads during the course of the construction period and to prevent dust nuisance during construction.

 

18.  Should it be necessary for the road and/or drainage system to be reinstated or cleaned up due to erosion and/or sedimentation from the site, then such works shall be undertaken at no cost to Council. 

 

Services Provisions

 

19.  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) and the CMDG Design Guideline - D12 ‘Sewerage Reticulation’, at no cost to Council.

 

20.  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) and the CMDG Design Guideline – D11 ‘Water Reticulation’, at no cost to Council.

 

21.  The development must 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).

 

22.  The development is to be connected to reticulated gas supply at no cost to Council.

 

23.  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).

 

24.  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) the CMDG 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.

 

25.  Services and infrastructure required in connection with the establishment of the approved development must be provided at no cost to Council.

 

Rubbish Collection

 

26.  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.

 

27.  All waste containers shall be shielded from the view of travelling public and neighbours.

 

Access, Car parking and Manoeuvring

 

28.  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.

 

29.  Access to the development site is to be provided via two 3.0 metre wide vehicle crossovers constructed in accordance with drawing CMDG-R-041 Rev B - Residential Driveway Slab and Tracks, dated 07/2011.  The location of the vehicle crossovers shall be in accordance with the approved plan 1412SK-03 Rev E Sheet 3 of 7 “Site Plan”, dated 29/06/13.

 

30.  The existing vehicle access to the site from Arthur Street shall be made redundant.

 

31.  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.

 

32.  The entrance to Units 1 and 2 are to be fenced and gated to delineate the entrance areas from the onsite vehicle manoeuvring area.

 

33.  Provide a total of eight (8) car parking spaces on the site in accordance with the approved plans as amended in red by Council. 

 

34.  Car parking by residents or paying guests associated with the use of the site is to be contained on the site and is not to occur on Arthur Street or on Raglan Street within 500 metres of the site. Paying guests include those who have accommodation on the site supplied as part of a work contract or commercial arrangement.

 

35.  Residents or paying guests associated with the use of the site are not to park commercial or industrial vehicles on Arthur Street or on Raglan Street within 500 metres of the site. 

 

36.  The parking of vehicles on the site is restricted to vehicles whose dimensions do not exceed the B99 standard in Australian Standard AS/NZS 2890.1.2004 Parking Facilities, Part 1: Off-street Car Parking.

 

37.  Parking bay configurations (width and lengths) are to be in accordance with AS/NZS 2890.1:2004 Parking Facilities Part 1: Off-Street Car Parking.

 

38.  Vehicles entering and exiting the development site must be able to enter and leave in forward direction.  Reversing out of development site is not permitted.  Vehicle manoeuvres in this regard are to be totally contained within the development site boundaries.

 

39.  Vehicle access and manoeuvring areas are to comply with AS/NZS 2890.1:2004 Parking facilities Part 1: Off-street car parking.

 

40.  All car parking 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. 

 

41.  All landscaping, streetscaping, vehicular access, parking, roads, bikeways, footpaths, street lighting, parks, street plantings, street furniture and related items 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) Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas” (v) any relevant Australian Standard that applies to that type of work, (vi) the CMDG and (vii) 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.

 

External Roadworks

 

42.  Arthur Street is to be upgraded in accordance with Schedule 2: “Standards for Roads, Carparking, Access and Manoeuvring Areas” and Capricorn Municipal Development Guidelines Section D1 Table D1.06.03 Access Street. These works will include but not be limited to widening of pavement and seal and installation of kerb and channelling to the full extent of the Arthur Street frontage. In lieu of these works being undertaken a contribution of $13,750.00 (GST included) shall be paid to Council.

 

Environmental

 

43.  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).

 

44.  The developer shall immediately clean up and satisfactorily remove any deposited construction material or silt runoff from the development site.

 

Landscaping and Fencing

 

45.  Site landscaping is to be provided in accordance with the approved Site Plan 1412SK-03 Rev E Sheet 3 of 7, dated 29/06/13.  Landscaping is to comprise a mix of trees, shrubs and ground covers. Landscaping to include at least 4 trees which will have a minimum height of 4 metres when fully grown.

 

46.  Ground covers should fully cover vegetated areas within 1 year of planting.

 

47.  Site landscaping must be planted prior to occupation of the accommodation units.

 

48.  Site landscaping must not interfere with electrical infrastructure nor restrict maintenance access to any onsite infrastructure, public utility or easement.

 

49.  Screen fencing to a height of 1.8 metres is to be established along the northern and western boundaries of the site.

 

Avoiding Nuisance

 

50.  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.

 

51.  All lighting shall be directed or shielded so as to ensure that no glare directly affects nearby properties.

 

52.  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.

 

53.  Whilst the approved works are in progress, no nuisance is to be caused to adjoining properties and occupiers by the way of noise, smoke, dust, rubbish, contaminant, stormwater discharge or siltation at any time, including non-working hours.

 

54.  Whilst the approved works are in progress, waste containers must remain on site and be maintained in a clean and tidy state and shall be emptied and the waste removed from the site on a regular basis.

 

55.  Unless otherwise approved in writing by the Council, approved hours of construction are restricted to Monday – Saturday 6.00 am to 6.00 pm – noise permitted.  Work or business which causes audible noise must not be conducted from or on the subject land outside the above times or on Sundays or Public Holidays.

 

56.  Any damage to roads and infrastructure, that is attributable to the progress of works on the development site or to vehicles associated with the development of the site, shall be repaired to at least the previous condition and at no cost to Council or, if the Council agrees, the cost of repairs may paid to Council for the Council to carry out the repairs.

 

Use

 

57.  All development approval conditions related to the establishment of the approved development must be fulfilled prior to any approved use commencing.

 

58.  The developer is to notify Council upon completion of the conditions of approval and prior to occupation of the dwelling units.

 

Infrastructure Contributions

 

59.  An infrastructure contribution, in accordance with Council’s adopted Priority infrastructure Plan, of $42,000.00 is payable to the Council. The stated charge is to be paid prior to commencement of construction.

 

No Cost to Council

 

60.  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.

 

61.  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):  

-     Ken Ryan and Associates Pty Ltd and Lou Scarpato Futureproof Strategies as part of the LOCAL GOVERNMENT PLANNING ALLIANCE (Planning Consultant - Development Assessment).

-     Specialist Compliance (Internal)

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.

 

A higher standard has been imposed for parking than is listed in AS 7.1 for parking. Parking for accommodation units as set out in Schedule 2 of the planning scheme, has a minimum standard of 1.5 car parks per unit.

 

As these proposed accommodation units have four bedrooms per unit and multiple bathrooms, they are larger than normal units. Because each unit could potentially be used by four unrelated persons, the on-site car parking has been increased from six spaces to eight spaces. Even with this increase there is still the prospect of resident vehicles being parked in the surrounding streets.

 

To help address the impacts from this type of development in residential areas, the conditions of approval require all car parking from residents and paying guests to be on-site.

 

The conditions cover parking by paying guests which includes those persons who have accommodation on the site supplied as part of a work contract or commercial arrangement but may not be listed as tenants on a lease.

 

The standard used is less than that for a motel which usually requires 1 car park per bedroom.

 

The conditions also prohibit the parking of commercial and industrial vehicles in Arthur Street or within 500 metres of the site in Raglan Street.

 

Similar conditions will be proposed for future developments of this type.

 

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

D13/44480

2View

Development Plans

D13/46123

 

Report authorised by:

Robert Hayward, Director- Development, Facilities & Environmental Services


Attachment 1

Body of Report

 

1.0 Background Information

 

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

 

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

 

Figure 1 - Locality Plan

 

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

 

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

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

 

Figure 4 – View of existing residence from Raglan Street frontage

 

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

 

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

 

 

2.0       Definition of Use and Assessment Status

 

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

 

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

 

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

 

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

 

 

3.0      Assessment Against the Planning Scheme

 

Desired Environmental Outcomes

 

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

 

(a)   Environment

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(b)    Economic

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(c)    Community Well-Being & Lifestyle

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

Overall Outcomes for Urban Area Code

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

The proposal does not involve industrial development.

 

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

 

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

 

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

 

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

 

Performance Criteria of the Urban Area Code

 

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

 

 Performance Criteria

Assessment Responses

 A.    For all of the Town Area

 Infrastructure

PC 1 Electricity

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

 

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

PC 2 Water supply

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

 

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

PC 3 Effluent disposal

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

 

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

 

 

PC 4 Stormwater/Inter-allotment Drainage

Stormwater is collected and discharged so as to:

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

(b)  prevent the waterlogging of  nearby land; and

(c)  protect and maintain environmental values.

 

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

PC 5 Vehicle Access

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

 

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

 

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

PC 6 Density

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

 

Not Applicable – The proposed development is for Accommodation Units.

PC 7 Parking and manoeuvring

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

                         

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

 

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

 

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

 

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

 

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

 

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

PC 8 Roads

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

 

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

PC 9 State Controlled Roads

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

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

PC 10 Development Adjacent to State Controlled Roads

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

 

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

 

 

PC 11 Noise Sensitive Development

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

 

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

PC 12 Development in the Vicinity of Aerodrome

Development

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

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

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

 

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

PC 13 Development in the Vicinity of Aerodrome

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

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

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

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

(d)     interfering with navigation or communication facilities;

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

(f)     transient intrusions into the aerodromes operational space.

 

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

PC 14 Gas and Oil Pipelines

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

                         

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

 

PC 15 Refuse Tips and Effluent Treatment Plants

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

                         

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

PC 16 Rail Corridors

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

 

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

PC 17 Noise Attenuation

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

 

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

2. Environment

PC 18 Watercourses

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

 

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

PC 19 Protected Areas

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

 

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

 

PC 20 Flooding

Premises are designed and located so as:

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

(b) to protect life and property; and

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

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

PC 21 Air Emissions

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

 

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

PC 22 Noise Emissions

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

 

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

PC 23 Water Quality

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

(a)  the biological integrity of aquatic ecosystems;

(b)  recreational use;

(c)  supply as drinking water after minimal treatment;

(d)  agricultural use; or

industrial use; and

(e)  Minimises nuisance or harm to adjoining land owners

 

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

 

PC 24 Excavation and Filling

Excavation and filling of land ensures:

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

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

 

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

 

PC 25 Construction Activities

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

 

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

PC 26 Bushfire Hazard Area

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

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

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

 

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

PC 27 Character Buildings

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

 

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

PC 28 Cultural Heritage

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

 

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

B. For the Residential Zone

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

PC 29 Height

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

 

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

PC 30 Site Coverage and Setbacks

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

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

 

AS 30.1

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

 

AS 30.2 – AS 30.4

Not Applicable – The development is not for dual occupancies.

 

AS 30.5 - AS 30.7

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

 

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

PC 31 Residential amenity For Dual Occupancies and Accommodation Units:

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

 

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

 

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

PC 32 Landscaping For Dual Occupancies and Accommodation Units:

Landscaping on the site should be:

(a)  visually pleasing and create an attractive environment;

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

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

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

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

 

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

 

 

4.0 Exercise of Council Discretion in Impact Assessable Development Applications

 

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

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

 

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

 

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

 

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

 

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

 

1.15 Impact Assessable

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

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

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

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

 

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

 

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

 

Application of the discretion to parking

 

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

PC 7 Parking and manoeuvring

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

The relevant acceptable solution is:

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

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

 

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

 

The relevant parking considerations are:

 

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

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

3.   There are 12 bedrooms on the site.

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

5.   Each unrelated person may have a vehicle.

6.   The submitted plans show six car parks

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

 

Response:

 

Development to incorporate eight car parks on-site.

 

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

 

5.0       Assessment Summary

 

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

 

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

 

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

 

 


Attachment 2

Development Plans

 









Maranoa Regional Council

    

General Meeting -  9 October 2013

Officer Report

Meeting: General  9 October 2013

Date: 1 October 2013

Item Number: 13.3

File Number: D13/45666

 

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

Classification:                                  Open Access  

Name of Applicant:                         Roma Property Group C/- Urban and Rural

Location:                                           150 Bowen Street, Roma (Lot 3 on RP30957)

Author & Officer’s Title:                 Danielle Pearn, Coordinator - Planning

 

Executive Summary:  This application seeks a Development Permit for Reconfiguring a Lot – 1 into 81 lots, in five stages on land at 150 Bowen Street, Roma QLD 4455.  The proposed reconfiguration will create 81 residential lots to the west of the Roma township in an emerging residential area. A Preliminary Approval to vary the effect of the planning scheme is also sought, to have future development on the site assessed under the Bowen Street Residential Estate Preliminary Approval Document.

 

The proposed lots are generally consistent with the minimum area and width requirements for lots in the Residential Zone in the Urban Area. The development is proposed to be carried out in five stages, with a part of the ultimate internal road layout to be constructed at each stage.  Four larger lots have been proposed for future Dual Occupancy development at a later stage.

 

The proposed development is generally consistent with the provisions of the Roma Town Planning Scheme 2006 including the Desired Environmental Outcomes and Overall Outcomes of the Reconfiguring a Lot Code, and aligns with the Council’s draft Strategic Plan.

 

The proposed development is outside the Priority Infrastructure Area (PIA) and calculations for infrastructure costs have been in accordance with Council’s policy.

 

 

Officer’s Recommendation:  Council approve the application for Reconfiguring a Lot; and approve in part the application for a Material Change of Use for a Preliminary Approval to Affect the Planning Scheme; on land at 150 Bowen Street, Roma QLD 4455 and described as Lot 3 on RP30957, subject to the following conditions:

 

Preliminary Approval Requirements

 

1.      This Preliminary Approval applies to Lot 3 on RP30957, referring to proposed Lots 1 to 81 on approved Plan No. 102721#003 Rev. 2, ‘Bowen Street Residential Estate Subdivision Proposal Plan, dated 08/08/2013 (the ‘Preliminary Approval Area’).

 

2.      The extent to which this Preliminary Approval overrides the Roma Town Planning Scheme 2006 is limited to development as outlined in the level of assessment tables below, and where development is compliant with the conditions of this approval.

 

2 (a) Level of Assessment Table – Material Change of Use

Column 1 Use Class

Column 2 Assessment Category

Applicable Codes

Dwelling House

 

Self Assessable

Bowen Street Residential Estate Development Code

Dual Occupancy where located on ‘Dual Occupancy Lots’ on approved Plan No. 102721#003 Rev 2, ‘Bowen Street Residential Estate Subdivision Proposal Plan, dated 08/08/2013

Code Assessable

Bowen Street Residential Estate Development Code

All other uses

All other uses whether defined or nor defined in the Roma Town Planning Scheme 2006

Impact Assessable

Roma Town Planning Scheme 2006

 

2 (b) Level of Assessment Table – Other Development within the Preliminary Approval Area

Column 1 Use Class

Column 2 Assessment Category

Applicable Codes

Reconfiguring a Lot

 

Code Assessable

Bowen Street Residential Estate Development Code

Carrying out operational work for reconfiguring a lot

Code Assessable if reconfiguring is assessable development

Filling and Excavation Code

Bowen Street Residential Estate Development Code

Carrying out building work where not associated with a material change of use

Self Assessable if undertaking associated with existing buildings on the site

Bowen Street Residential Estate Development Code

Placing an advertising sign or hoarding on premises not associated with a Material Change of Use

Self Assessable if an advertising side otherwise,

 

Code Assessable

Advertising Devices Code

 

3.      The prescribed period for this Preliminary Approval is 5 years from the date that the approval takes effect.

 

Advice

 

This approval given under Section 242 of the Sustainable Planning Act 2009 does not permit development to occur. All future development must be approved by Council through a Development Permit where required under the Level of Assessment.

 

 

Development Permit for Reconfiguring a Lot (1 into 81 Lots)

 

CONDITIONS OF APPROVAL FOR ALL STAGES

 

Preamble

 

Refer to www.cmdg.com.au for the Capricorn Municipal Development Guidelines (CMDG)

 

Complete and Maintain

 

5.      Complete and maintain the approved development as follows: (i) generally 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.

 

6.      Complete and maintain all operational and plumbing and drainage work associated with this development approval, including work required by any of the development approval conditions.

 

7.      Maintain the approved development being Reconfiguring a Lot (1 into 81 lots) over 5 stages in accordance with the following approved plans:

Plan/Document number

Plan/Document name

Date

102721#003 Rev. 2

Bowen Street Residential Estate Subdivision Proposal Plan

08/08/2013

25043-BRI-C Rev B

Site Based Stormwater Management Plan

08/042013

CMDG D5

Capricorn Municipal Development Guidelines – Stormwater Drainage Design D5 Design Guidelines

03/2012

CMDG D7

Capricorn Municipal Development Guidelines - Erosion Control and Stormwater Management D7 Design Guidelines

03/2012

CMDG-D11

Capricorn Municipal Development Guidelines – Water Reticulation D11 Design Guidelines

10/2007

CMDG-D12

Capricorn Municipal Development Guidelines – Sewerage Reticulation Design D12 Design Guidelines

09/2007

 

8.      This approval is subject to an Operational Works approval, in accordance with the Sustainable Planning Act 2009, for infrastructure works including among others, roads, sewerage, water, gas and stormwater dispersal, prior to any work, other than the reconfiguration of the land, is commenced. This operational works application is to include, among others, designs for the infrastructure works.

 

9.      As the development is outside the identified Priority Infrastructure Area, any upgrade or extension to downstream Council infrastructure for sewerage, water, gas or stormwater dispersal required to accommodate the added capacity will be the responsibility of the developer.

 

10.    Any damage to existing roads and infrastructure (kerb, road pavement, existing underground assets etc) that is attributable to the progress of works on the site or vehicles associated with the development of the site shall be immediately rectified in accordance with the asset owners’ requirements and specifications and to the satisfaction of the asset owners’ representative(s).

 

11.    All civil and related work shall be designed and supervised by RPEQ Registered Professional Engineers of Queensland (RPEQ) who are competent in the construction of the works.

 

Development Permit for Reconfiguring a Lot (Stage 1 - 1 into 4 lots)

 

Stormwater and Drainage

 

12.    Each lot is to be provided with a lawful point of discharge.

 

13.    Stormwater must not be allowed to pond on the property being developed during the development process and after the 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.

 

14.    Any increases in volume, concentration or velocity of stormwater from the property being developed must be channeled to lawful points of discharge or to other storage or dispersal arrangements which must all be agreed in writing by the Council.

 

15.    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 have been completed.

 

16.    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.

 

Erosion Control

 

17.    If there is a possibility of erosion or silt or other materials being washed off the property being developed during the development process, the developer must document and implement a management plan that prevents this from occurring.

 

Avoiding Nuisance

 

18.    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.

 

Services Provisions

 

19.    Each lot must be provided with a connection to the reticulated sewerage system in accordance with the Water Services Association of Australia (WSAA) publication WSA02-2002 Sewerage Code of Australia (version 2.3) and the Capricorn Municipal Development Guidelines D12 ‘Sewerage Reticulation’, at no cost to Council.

 

20.    The sewer reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this sewer reticulation main.

 

21.    Each lot must be provided with a water connection, up to and including a path cock, to the water distribution network in accordance with the Water Services Association of Australia (WSAA) publication WSA03-2002 Water Reticulation Code of Australia (version 2.3) and the Capricorn Municipal Development Guidelines D11 ‘Water Reticulation’ at no cost to Council.

 

22.    Each lot must be provided with connection to the reticulated gas supply prior to approval of the plan of survey. 

 

23.    The gas reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this gas reticulation main.

 

24.    A certificate(s) must be obtained from a provider agency stating that telecommunications connections can be made to all new allotments prior to approval of the plan of survey. 

 

25.    A certificate(s) must be obtained from a provider agency stating that underground electricity supply network connections can be made to all new allotments and that adequate electricity supplies are available prior to approval of the plan of survey. 

 

26.    All sewerage mains, water mains and associated infrastructure located within allotment boundaries must be contained within a three metre wide registered easement.

 

27.    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) the Capricorn Municipal Development Guidelines (CMDG) where it applies, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that the 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.

 

28.    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.

 

Access, Roads, Landscaping and Lighting

 

29.    Bowen Street is to be upgraded in accordance with Schedule 2: “Standards for Roads, Carparking, Access and Manoeuvring Areas” and Capricorn Municipal Development Guidelines Section D1 Table D1.06.03 Urban Collector. These works will include but not be limited to widening of pavement and seal and installation of kerb and channelling to full extent of Bowen Street frontage. In lieu of these works being undertaken a contribution of $39,516.00 (GST included) is be paid to Council.

 

30.    The landowner shall be responsible for construction and maintenance of vehicle driveways from the property boundary to the respective street frontage of the proposed lots, and for obtaining any approvals that may be required and for complying with the applicable designs and standards.

 

31.    Vehicle crossovers to the proposed lots 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.  The location of vehicle accesses must not interfere with bottle trees located in the road reserve.

 

32.    All vehicular accesses and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) the CMDG Design Guidelines – D1 ’Geometric Road Design’ 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.

 

Prior to Plan Approval

 

33.    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 prior to the Council approving the plan of survey.

 

34.    All development approval conditions related to the establishment of the approved development must be fulfilled prior to any plans of survey being approval.

 

Infrastructure Contributions

 

35.    You shall pay to Council, prior to plan approval, a contribution for trunk infrastructure equivalent to Council’s Priority Infrastructure Plan of $63,000.00.

 

No Cost to Council

 

36.    All costs associated with the approved development shall be met by the developer including costs of survey, easement preparation and registration, document lodgement, plan approval and land transfers, unless there is specific agreement by other parties, including the Council, to meeting those costs.

 

Development Permit for Reconfiguring a Lot (Stage 2 - 1 into 3 lots)

 

Stormwater and Drainage

 

37.    Each lot is to be provided with a lawful point of discharge.

 

38.    Stormwater must not be allowed to pond on the property being developed during the development process and after the 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.

 

39.    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.

 

40.    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 have been completed.

 

41.    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.

 

Erosion Control

 

43.    If there is a possibility of erosion or silt or other materials being washed off the property being developed during the development process, the developer must document and implement a management plan that prevents this from occurring.

 

Avoiding Nuisance

 

44.    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.

 

Services Provisions

 

45.    Each lot must be provided with a connection to the reticulated sewerage system in accordance with the Water Services Association of Australia (WSAA) publication WSA02-2002 Sewerage Code of Australia (version 2.3) and the Capricorn Municipal Development Guidelines D12 ‘Sewerage Reticulation’, at no cost to Council.

 

46.    The sewer reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this sewer reticulation main.

 

47.    Each lot must be provided with a water connection, up to and including a path cock, to the water distribution network in accordance with the Water Services Association of Australia (WSAA) publication WSA03-2002 Water Reticulation Code of Australia (version 2.3) and the Capricorn Municipal Development Guidelines D11 ‘Water Reticulation’ at no cost to Council.

 

48.    Each lot must be provided with connection to the reticulated gas supply prior to approval of the plan of survey. 

 

49.    The gas reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this gas reticulation main.

 

50.    A certificate(s) must be obtained from a provider agency stating that telecommunications connections can be made to all new allotments prior to approval of the plan of survey. 

 

51.    A certificate(s) must be obtained from a provider agency stating that underground electricity supply network connections can be made to all new allotments and that adequate electricity supplies are available prior to approval of the plan of survey. 

 

52.    All sewerage mains, water mains and associated infrastructure located within allotment boundaries must be contained within a three metre wide registered easement.

 

53.    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) the Capricorn Municipal Development Guidelines (CMDG) where it applies, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that the 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.

 

54.    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.

 

Access, Roads, Landscaping and Lighting

 

55.    Bowen Street is to be upgraded in accordance with Schedule 2: “Standards for Roads, Carparking, Access and Manoeuvring Areas” and Capricorn Municipal Development Guidelines Section D1 Table D1.06.03 Urban Collector. These works will include but not limited to widening of pavement and seal and installation of kerb and channelling to full extent of Bowen Street frontage. In lieu of these works being undertaken a contribution of $20,808.92 (GST included) be paid to Council.

 

56.    The developer must arrange and meet all costs associated with having the road reserve area transferred to Council’s ownership prior to plan approval.

 

57.    The construction of all internal roads is to be in accordance with Schedule 2 – Standards for Roads, Car parking, Access and Manoeuvring.

 

58.    The landowner shall be responsible for construction and maintenance of vehicle driveways from the property boundary to the respective street frontage of the proposed lots, and for obtaining any approvals that may be required and for complying with the applicable designs and standards.

 

59.    Vehicle crossovers to the proposed lots 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.  The location of vehicle accesses must not interfere with bottle trees located in the road reserve.

 

60.    The developer must prepare and submit a detailed landscape concept plan for approval by the Council as part of any application for Operational Works.

 

61.    All vehicular accesses and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) the CMDG Design Guidelines – D1 ’Geometric Road Design’ 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.

 

Prior to Plan Approval

 

62.    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 prior to the Council approving the plan of survey.

 

63.    All development approval conditions related to the establishment of the approved development must be fulfilled prior to any plans of survey being approval.

 

Infrastructure Contributions

 

64.    You shall pay to Council, prior to plan approval, a contribution for trunk infrastructure equivalent to Council’s Priority Infrastructure Plan of $63,000.00.

 

No Cost to Council

 

65.    All costs associated with the approved development shall be met by the developer including costs of survey, easement preparation and registration, document lodgement, plan approval and land transfers, unless there is specific agreement by other parties, including the Council, to meeting those costs.

 

Development Permit for Reconfiguring a Lot (Stage 3 - 1 into 10 lots)

 

Stormwater and Drainage

 

66.    Each lot is to be provided with a lawful point of discharge.

 

67.    Stormwater must not be allowed to pond on the property being developed during the development process and after the 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.

 

68.    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.

 

69.    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 have been completed.

 

70.    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.

 

Erosion Control

 

71.    If there is a possibility of erosion or silt or other materials being washed off the property being developed during the development process, the developer must document and implement a management plan that prevents this from occurring.

 

Avoiding Nuisance

 

72.    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.

 

Services Provisions

 

73.    Each lot must be provided with a connection to the reticulated sewerage system in accordance with the Water Services Association of Australia (WSAA) publication WSA02-2002 Sewerage Code of Australia (version 2.3) and the Capricorn Municipal Development Guidelines D12 ‘Sewerage Reticulation’, at no cost to Council.

 

74.    The sewer reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this sewer reticulation main.

 

75.    Each lot must be provided with a water connection, up to and including a path cock, to the water distribution network in accordance with the Water Services Association of Australia (WSAA) publication WSA03-2002 Water Reticulation Code of Australia (version 2.3) and the Capricorn Municipal Development Guidelines D11 ‘Water Reticulation’ at no cost to Council.

 

76.    Each lot must be provided with connection to the reticulated gas supply prior to approval of the plan of survey. 

 

77.    The gas reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this gas reticulation main.

 

78.    A certificate(s) must be obtained from a provider agency stating that telecommunications connections can be made to all new allotments prior to approval of the plan of survey. 

 

79.    A certificate(s) must be obtained from a provider agency stating that underground electricity supply network connections can be made to all new allotments and that adequate electricity supplies are available prior to approval of the plan of survey. 

 

80.    All sewerage mains, water mains and associated infrastructure located within allotment boundaries must be contained within a three metre wide registered easement.

 

81.    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) the Capricorn Municipal Development Guidelines (CMDG) where it applies, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that the 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.

 

82.    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.

 

Access, Roads, Landscaping and Lighting

 

83.    Bowen Street is to be upgraded in accordance with Schedule 2: “Standards for Roads, Carparking, Access and Manoeuvring Areas” and Capricorn Municipal Development Guidelines Section D1 Table D1.06.03 Urban Collector. These works will include but not limited to widening of pavement and seal and installation of kerb and channelling to full extent of Bowen Street frontage. In lieu of these works being undertaken a contribution of $67,151.70 (GST included) be paid to Council.

 

84.    The developer must arrange and meet all costs associated with having the road reserve area transferred to Council’s ownership prior to plan approval.

 

85.    The construction of all internal roads is to be in accordance with Schedule 2 – Standards for Roads, Car parking, Access and Manoeuvring.

 

86.    The landowner shall be responsible for construction and maintenance of vehicle driveways from the property boundary to the respective street frontage of the proposed lots, and for obtaining any approvals that may be required and for complying with the applicable designs and standards.

 

87.    Vehicle crossovers to the proposed lots 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.  The location of vehicle accesses must not interfere with bottle trees located in the road reserve.

 

88.    The developer must prepare and submit a detailed landscape concept plan for approval by the Council as part of any application for Operational Works.

 

89.    All vehicular accesses and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) the CMDG Design Guidelines – D1 ’Geometric Road Design’ 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.

 

Prior to Plan Approval

 

90.    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 prior to the Council approving the plan of survey.

 

91.    All development approval conditions related to the establishment of the approved development must be fulfilled prior to any plans of survey being approval.

 

Infrastructure Contributions

 

92.    You shall pay to Council, prior to plan approval, a contribution for trunk infrastructure equivalent to Council’s Priority Infrastructure Plan of $210,000.00.

 

No Cost to Council

 

93.    All costs associated with the approved development shall be met by the developer including costs of survey, easement preparation and registration, document lodgement, plan approval and land transfers, unless there is specific agreement by other parties, including the Council, to meeting those costs.

 

Development Permit for Reconfiguring a Lot (Stage 4 - 1 into 37 lots)

 

Stormwater and Drainage

 

94.    Stormwater runoff from the site is to be discharged generally in accordance with the Stormwater Management Plan prepared by Wood & Grieve Engineers dated 8 April 2013, to a lawful point of discharge in accordance with the Queensland Urban Drainage Manual (QUDM) (Volume 1 text, Volume 2 Design Charts), Australian Rainfall and Runoff (Volume 1 A guide to Flood Estimation) and CMDG – D5 Design Guidelines ‘Stormwater Drainage Design’.

 

95.    Each lot is to be provided with a lawful point of discharge.

 

96.    Stormwater must not be allowed to pond on the property being developed during the development process and after the 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.

 

97.    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.

 

98.    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 have been completed.

 

99.    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.

 

100.  The developer must arrange and meet all costs associated with having the area identified as ‘Drainage Reserve’, including proposed Lot 31, transferred to Council’s ownership prior to plan approval.

 

Erosion Control

 

101.  If there is a possibility of erosion or silt or other materials being washed off the property being developed during the development process, the developer must document and implement a management plan that prevents this from occurring.

 

Avoiding Nuisance

 

102.  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.

 

Services Provisions

 

103.  Each lot must be provided with a connection to the reticulated sewerage system in accordance with the Water Services Association of Australia (WSAA) publication WSA02-2002 Sewerage Code of Australia (version 2.3) and the Capricorn Municipal Development Guidelines D12 ‘Sewerage Reticulation’, at no cost to Council.

 

104.  The sewer reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this sewer reticulation main.

 

105.  Each lot must be provided with a water connection, up to and including a path cock, to the water distribution network in accordance with the Water Services Association of Australia (WSAA) publication WSA03-2002 Water Reticulation Code of Australia (version 2.3) and the Capricorn Municipal Development Guidelines D11 ‘Water Reticulation’ at no cost to Council.

 

106.  The water reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this water reticulation main.

 

107.  Each lot must be provided with connection to the reticulated gas supply prior to approval of the plan of survey. 

 

108.  The gas reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this gas reticulation main.

 

109.  A certificate(s) must be obtained from a provider agency stating that telecommunications connections can be made to all new allotments prior to approval of the plan of survey. 

 

110.  A certificate(s) must be obtained from a provider agency stating that underground electricity supply network connections can be made to all new allotments and that adequate electricity supplies are available prior to approval of the plan of survey. 

 

111.  All sewerage mains, water mains and associated infrastructure located within allotment boundaries must be contained within a three metre wide registered easement.

 

112.  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) the Capricorn Municipal Development Guidelines (CMDG) where it applies, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that the 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.

 

113.  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.

 

Access, Roads, Landscaping and Lighting

 

114.  Dedicate as road reserve the areas shown on approved plan 102721#003 Rev 1 dated 08/08/2013 with the following dimensions:

          a.      Road One to be 20 metres wide

          b.      Road Two and Road Three to be 18 metres wide.

 

115.  Construct roads and associated drainage for these roads in accordance with Capricorn Municipal Development Guidelines Table D1.06.04 and D1.06.03:

          • 20m wide road reserve as Minor Urban Collector

          • 18m wide road reserve as Access Street.

 

          An operational works application is to be submitted and approved by Council before construction of these roads and drainage.

 

116.  A 1.5m wide concrete footpath is to be constructed on one side of Road One in accordance with Capricorn Municipal Development Guidelines Table D1.06.04 and Figure D1.06.2.

 

117.  A 1.5m wide concrete footpath is to be constructed along one side of Road Two in accordance with Capricorn Municipal Development Guidelines Figure D1.06.1.

 

118.  The developer must arrange and meet all costs associated with having the road reserve area transferred to Council’s ownership prior to plan approval.

 

119.  The construction of all internal roads is to be in accordance with Schedule 2 – Standards for Roads, Car parking, Access and Manoeuvring.

 

120.  The landowner shall be responsible for construction and maintenance of vehicle driveways from the property boundary to the respective street frontage of the proposed lots, and for obtaining any approvals that may be required and for complying with the applicable designs and standards.

 

121.  Vehicle crossovers to the proposed lots 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.  The location of vehicle accesses must not interfere with bottle trees located in the road reserve.

 

122.  The developer must prepare and submit a detailed landscape concept plan for approval by the Council as part of any application for Operational Works.

 

123.  All vehicular accesses and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) the CMDG Design Guidelines – D1 ’Geometric Road Design’ 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.

 

Prior to Plan Approval

 

124.  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 prior to the Council approving the plan of survey.

 

125.  All development approval conditions related to the establishment of the approved development must be fulfilled prior to any plans of survey being approval.

 

Infrastructure Contributions

 

126.  You shall pay to Council, prior to plan approval, a contribution for trunk infrastructure equivalent to Council’s Priority Infrastructure Plan of $777,000.00.

 

No Cost to Council

 

127.  All costs associated with the approved development shall be met by the developer including costs of survey, easement preparation and registration, document lodgement, plan approval and land transfers, unless there is specific agreement by other parties, including the Council, to meeting those costs.

 

Development Permit for Reconfiguring a Lot (Stage 5 - 1 into 27 lots)

 

Stormwater and Drainage

 

128.  Stormwater runoff from the site is to be discharged generally in accordance with the Stormwater Management Plan prepared by Wood & Grieve Engineers dated 8 April 2013, to a lawful point of discharge in accordance with the Queensland Urban Drainage Manual (QUDM) (Volume 1 text, Volume 2 Design Charts), Australian Rainfall and Runoff (Volume 1 A guide to Flood Estimation) and CMDG – D5 Design Guidelines ‘Stormwater Drainage Design’.

 

129.  Each lot is to be provided with a lawful point of discharge.

 

130.  Stormwater must not be allowed to pond on the property being developed during the development process and after the 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.

 

131.  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.

 

132.  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 have been completed.

 

133.  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.

 

134.  The developer must arrange and meet all costs associated with having the area identified as ‘Drainage Reserve’, including proposed Lot 36, transferred to Council’s ownership prior to plan approval.

 

Erosion Control

 

135.  If there is a possibility of erosion or silt or other materials being washed off the property being developed during the development process, the developer must document and implement a management plan that prevents this from occurring.

 

Avoiding Nuisance

 

136.  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.

 

Services Provisions

 

137.  Each lot must be provided with a connection to the reticulated sewerage system in accordance with the Water Services Association of Australia (WSAA) publication WSA02-2002 Sewerage Code of Australia (version 2.3) and the Capricorn Municipal Development Guidelines D12 ‘Sewerage Reticulation’, at no cost to Council.

 

138.  The sewer reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this sewer reticulation main.

 

139.  Each lot must be provided with a water connection, up to and including a path cock, to the water distribution network in accordance with the Water Services Association of Australia (WSAA) publication WSA03-2002 Water Reticulation Code of Australia (version 2.3) and the Capricorn Municipal Development Guidelines D11 ‘Water Reticulation’ at no cost to Council.

 

140.  The water reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this water reticulation main.

 

141.  Each lot must be provided with connection to the reticulated gas supply prior to approval of the plan of survey. 

 

142.  The gas reticulation main is to be extended to service these lots. An operational works application is to be submitted and approved by Council before construction of this gas reticulation main.

 

143.  A certificate(s) must be obtained from a provider agency stating that telecommunications connections can be made to all new allotments prior to approval of the plan of survey. 

 

144.  A certificate(s) must be obtained from a provider agency stating that underground electricity supply network connections can be made to all new allotments and that adequate electricity supplies are available prior to approval of the plan of survey. 

 

145.  All sewerage mains, water mains and associated infrastructure located within allotment boundaries must be contained within a three metre wide registered easement.

 

146.  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) the Capricorn Municipal Development Guidelines (CMDG) where it applies, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that the 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.

 

147.  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.

 

Access, Roads, Landscaping and Lighting

 

148.  Dedicate as road reserve the areas shown on approved plan 102721#003 Rev 1 dated 08/08/2013 with the following dimensions:

          a.  Road Two and Road Four to be 18 metres wide.

 

149.  Construct roads and associated drainage for these roads in accordance with Capricorn Municipal Development Guidelines Table D1.06.03:

          • 18m wide road reserve as Access Street.

 

150.  A 1.5m wide concrete footpath is to be constructed along one side of Road Two in accordance with Capricorn Municipal Development Guidelines Figure D1.06.1.

 

151.  The developer must arrange and meet all costs associated with having the road reserve area transferred to Council’s ownership prior to plan approval.

 

152.  The construction of all internal roads is to be in accordance with Schedule 2 – Standards for Roads, Car parking, Access and Manoeuvring.

 

153.  The landowner shall be responsible for construction and maintenance of vehicle driveways from the property boundary to the respective street frontage of the proposed lots, and for obtaining any approvals that may be required and for complying with the applicable designs and standards.

 

154.  Vehicle crossovers to the proposed lots 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.  The location of vehicle accesses must not interfere with bottle trees located in the road reserve.

 

155.  The developer must prepare and submit a detailed landscape concept plan for approval by the Council as part of any application for Operational Works.

 

156.  All vehicular accesses and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) the CMDG Design Guidelines – D1 ’Geometric Road Design’ 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.

 

Prior to Plan Approval

 

157.  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 prior to the Council approving the plan of survey.

 

158.  All development approval conditions related to the establishment of the approved development must be fulfilled prior to any plans of survey being approval.

 

Infrastructure Contributions

 

159.  You shall pay to Council, prior to plan approval, a contribution for trunk infrastructure equivalent to Council’s Priority Infrastructure Plan of $567,000.00.

 

No Cost to Council

 

160.  All costs associated with the approved development shall be met by the developer including costs of survey, easement preparation and registration, document lodgement, plan approval and land transfers, unless there is specific agreement by other parties, including the Council, to meeting those costs.

 

 

Body of Report:  Refer to Attachment 1.

Consultation (internal/external):

-     Ken Ryan and Associates Pty Ltd and Lou Scarpato Futureproof Strategies as part of the LOCAL GOVERNMENT PLANNING ALLIANCE (Planning Consultant - Development Assessment)

-     Engineering comment sought internally.

External consultation has been undertaken as required under SPA. 

-     Department of Transport and Main Roads (Concurrence Agency)

The DTMR has provided a letter of response dated 12 June 2012.  This letter includes conditions, which are required to be included as part of any approval.  An amended subdivision plan was submitted to Council following receipt of the DTMR’s concurrence agency response.  The DTMR have viewed the amended plan and advised that the plan is considered to be "generally in accordance with" the former plan and their conditions of approval do not require amending in this instance.

-     Department of State Development, Infrastructure and Planning (Concurrence Agency)

-     Public notification was undertaken in accordance with the requirements of SPA.

Risk Assessment (Legal, Financial, Political etc.):

The applicant has appeal rights under SPA against any decision of Council.

Policy Implications:

The proposed development is consistent with other decisions by Council to encourage residential development adjacent to existing residential development in flood free lands on the rising slopes to the west of Roma. It is consistent with the strategic directions endorsed by Council in its consideration of a new planning scheme.

The proposed development is an appropriate use of land which is no longer suitable for its Rural zoned use under the present planning scheme. The conversion of this rural land to residential use will eliminate the future use of that land for rural purposes. If the land was used for as-of-right rural purposes, these rural activities could have an impact (because of dust, noise, smell and hours of operation and the lack of a buffer) on the adjoining residential housing.

Although the land sits outside the Priority Infrastructure Area (PIA), it is adjacent to PIA service networks. Infrastructure charges totaling $1,680,000.00 will be paid by the developer to Council to help meet the additional loads placed on these service networks. This is consistent with the approach taken by Council for residential development adjacent to the PIA. The developer adjacent to the PIA is required to pay the same infrastructure charges as a developer inside the PIA and any additional costs associated with connecting the new development to services networks inside the PIA.

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

D13/45789

2View

Development Plan

D13/45693

3View

DTMR Response

D13/25242

4View

DSDIP Response

D13/45951

5View

Estate Development Code

D13/45696

6View

Stormwater Management Plan

D13/45699

 

Report authorised by:

Robert Hayward, Director- Development, Facilities & Environmental Services


Attachment 1

Body of Report

 

1.0       Background information

 

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

 

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

 

The staging of the development is outlined below:

 

Stage

Number of proposed lots

1

4

2

4

3

9

4

37

5

27

 

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

 

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

·    Bowen Street Residential Estate Development Code

·    Amended lot size and dimensions table

·    Amended ‘Standards for Roads’ Schedule

 

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

 

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

 

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

 

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

 

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

 

 

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

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

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

Figure 1 - Locality Plan                                                                       Source: Google Maps

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

 

Figure 2 - Zoning                                             Source: Roma Town Planning Scheme 2006

 

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

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

Figure 3 - Aerial Photograph                                                               Source: Google 2010

 

 

3.0       Assessment against the planning scheme

Impact assessment

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

(a) the State planning regulatory provisions;

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

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

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

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

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

(e) any applicable codes in the following instruments—

(i)   a structure plan;

(ii)  a master plan;

(iii) a temporary local planning instrument;

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

(v)  a planning scheme;

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

 

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

 

Proposed use is in conflict with planning scheme

 

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

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

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

 

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

 

“Reasons for Part Refusal

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

Column 1 Use Class

Column 2 Assessment Category

Accommodation Units

Code Assessable

The reasons for refusal are:

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

(c) Community Well-Being & Lifestyle

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

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

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

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

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

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

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

 

Desired Environmental Outcome

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

 

(a) Environment

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(b) Economic

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

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

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

 

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

 

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

 

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

 

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

 

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

 

(c)  Community Well-Being & Lifestyle

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

Overall Outcomes for Reconfiguring a Lot Code

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

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

Relevant performance criteria -  the Reconfiguring a Lot Code

Assessment responses

PC 1 Rural Area – Minimum Lot Size

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

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

PC 2 Rural Residential Zone – Minimum Lot Size

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

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

PC 3 Commercial Zone – Minimum Lot Size

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

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

PC 4 Industry Zone – Minimum Lot Size.

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

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

PC 5 Residential Zone – Minimum Lot Size

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

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

PC 6 Special Use Zone – Minimum Lot Size

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

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

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

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

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

PC 8 Layout and Design

The reconfiguration of lots:

a) ensures safe and liveable communities;

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

c) integrates with adjoining land; and

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

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

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

PC 9 Siting of Buildings and Structures

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

a) watercourses;

b) ridgelines and escarpments;

c) cultural heritage places;

d) GQAL; and

e) protected areas.

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

PC 10 Electricity Transmission Line Easement

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

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

PC 11 Street Lighting

Street lighting is provided:

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

b) to an appropriate engineering standard.

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

PC 12 Water Supply

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

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

PC 13 Effluent Disposal

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

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

PC 14 Stormwater

Stormwater is collected and discharged so as to:

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

b) protect and maintain environmental values.

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

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

PC 15 Electricity

Each lot is provided with an adequate supply of electricity.

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

PC 16 Vehicle Access

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

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

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

PC 17 Roads, Firebreaks and Fire Maintenance Trails

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

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

 

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

PC 18 Electricity transmission Line Easement – Separation Distance

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

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

PC 19 Excavation and Filling

Excavating or filling of land:

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

(b) minimises soil erosion; and

(c) limits detrimental impacts on water quality.

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

 

PC 20 Construction Activities

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

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

 

PC 21 Bushfire Hazard Area

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

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

 

Overall Outcomes for Rural Zone Code

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

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(e) maintains the rural amenity;

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(l)   does not impact adversely on infrastructure.

 

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

 

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

 

The proposed development is not for Intensive Animal Industries.

 

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

 

Performance Criteria

Assessment Responses

§ A. For all of the Rural Area

Infrastructure

PC 1 Electricity

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

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

PC 2 Water Supply

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

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

PC 3 Effluent Disposal

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

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

 

PC 4 Stormwater/Inter-allotment Drainage

Stormwater is collected and discharged so as to:

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

(b) prevent the waterlogging of nearby land; and

(c) protect and maintain environmental values.

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

PC 5 Vehicle Access

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

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

PC 6 Density

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

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

PC 7 Parking and Manoeuvring

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

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

PC 8 Roads

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

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

PC 9 State Controlled Roads

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

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

PC 10 Development Adjacent to Highways

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

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

PC 11 Noise Sensitive Developments

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

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

PC 12 Development in the Vicinity of Aerodrome

Development in the vicinity of an aerodrome:

·    does not adversely affect the operation of the aerodrome;

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

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

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

PC 13 Development in the Vicinity of Aerodrome

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

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

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

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

d)   interfering with navigation or communication facilities;

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

f)    transient intrusions into the aerodromes operational space.

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

PC 14 Gas and Oil Pipelines

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

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

PC 15 Refuse Tips and Effluent Treatment Plants

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

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

PC 16 Rail Corridors

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

 

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

PC 17

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

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

PC 18 Electricity Transmission Line Easement – Vegetation

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

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

                                                

PC 19 Electricity Transmission Line Easement – Separation Distance

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

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

2. Environment

PC 20 Watercourses

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

The proposed development is not in proximity to a watercourse.

PC 21 Flooding

Premises are designed and located so as:

a) not to adversely impacted upon by flooding;

b) to protect life and property; and

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

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

PC 22 Air Emissions

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

 

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

PC 23 Noise Emissions

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

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

PC 24 Water Quality

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

(a) the biological integrity of aquatic ecosystems;

(b) recreational use;

(c) supply as drinking water after minimal treatment;

(d) agricultural use; or

(e) industrial use.

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

PC 25 Excavation and Filling

Excavation and filling of land ensures:

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

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

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

PC 26 Construction Activities

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

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

PC 27 Separation of Incompatible Land Uses

Separation distances are provided to ensure:

a)   the future of surrounding uses;

b)   infrastructure items are protected from incompatible development;

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

d)   conflict arising from incompatible uses in minimised.

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

PC 28 Good Quality Agricultural Land

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

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

 

PC 29 Vegetation Retention

Development retains vegetation for the :

a)   protection of scenic quality;

b)   protection of general habitat;

c)   protection of soil quality; and

d)   establishment of open space corridors and networks.

The site does not contain established vegetation to be retained.

PC 30 Protected Areas

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

The site is not mapped as containing protected areas.

PC 31 Sloping Land

Development is undertaken to ensure:

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

b)   Safety of persons and property is not compromised.

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

PC 32 Bushfire Hazard Area

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

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

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

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

PC 33 Character Buildings

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

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

PC 34 Cultural Heritage

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

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

PC 35 Residential Outbuildings

Rural residential amenity is to be maintained.

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

Specific Land Uses

PC 36 – Catteries and Kennels

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

PC 37-40 – Commercial Premises

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

PC 41-44 – Community Use 

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

Dwelling House

PC 45 Height

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

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

PC 46 Site Coverage and Setbacks

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

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

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

PC 47 Character Buildings

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

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

PC 48-51 – Forestry

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

PC 52-54 – Home Based Business

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

PC 55-58 – Host Home Accommodation

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

PC 59-63.2 – Industrial

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

PC 64-66 – Refrigerated Animal Carcass Storage

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

PC 67 – Service Station

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

PC 68 – Telecommunications Facility

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

PC 69-72 – Temporary Workers Accommodation

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

PC 73-75 – Tourist Facility

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

4.0       Other assessment issues

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


Attachment 2

Development Plan

 


Attachment 3

DTMR Response

 
















Attachment 4

DSDIP Response

 



Attachment 5

Estate Development Code

 











Attachment 6

Stormwater Management Plan

 

































Attachment 6

Stormwater Management Plan

 










Attachment 6

Stormwater Management Plan

 


Attachment 6

Stormwater Management Plan

 



Attachment 6

Stormwater Management Plan

 


Attachment 6

Stormwater Management Plan

 



Attachment 6

Stormwater Management Plan