Equivalent Persons (EP) = 1 EP per dwelling unit · PDF file2 Council planning staff also indicated general support to the revision of the development, providing consideration of key

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Cardno Humphreys Reynolds Perkins Jewell Pty Ltd ABN 39 092 960 417

Level 2

56 Gordon Street

Mackay QLD 4740

Australia

PO Box 244

Mackay QLD 4740

Australia

Phone: +61 7 4953 2877

Fax: +61 7 4953 2577

www.cardno.com

www.hrppc.com.au

Our Ref :MJJ:RD:11NQ227 Contact: Michael Jewell 23 May 2012

Chief Executive Officer Mackay Regional Council PO Box 41 Mackay QLD 4740

Attention: John Caldwell Dear John

SUSTAINABLE PLANNING ACT – S369 REQUEST TO CHANGE DEVELOPMENT

APPROVAL FROM 11 MULTIPLE DWELLING UNITS TO 7 DWELLING HOUSES ON

LOTS LESS THAN 450M2 – DA-2008-777 – 28 QUARRY STREET, NORTH MACKAY

– LOT 530 ON SP177291 – MACKAY DISTRICT RUGBY UNION INC.

We refer to the Mackay Regional Council Decision Notice dated 29 May 2008 giving notice of Development Permit for a Material Change of Use – 11 x Multiple Dwelling Units. Mackay District Rugby Union Inc., as the registered owner of the subject site and applicant, request a change to the development approval and change to conditions of approval pursuant to Section 369 of the Sustainable Planning Act 2009 (SPA) (refer to Attachment A). Background and overview Council issued a Development Permit (DA-2008-777) for Material Change of Use to create 11 x Multiple Dwelling Units over Lot 530 on SP177291 (refer Attachment B) on 28 May 2008. It is proposed to change this Development Approval to Material Change of Use – 7 x Dwelling Houses on lots less than 450m

2. The proposed Material Change

of Use will maintain the intent of the development approval through the provision of providing low density residential development on the subject site as per attached Plan of Development (refer to Attachment C). Dwelling houses are considered to be more consistent within the surrounding locality, and will compliment the established residential amenity in terms of scale, bulk and appearance. The overall outcome of the request will result in a greater reduction of impacts on the surrounding locality and infrastructure in comparison to existing site approvals. The request will reduce density on the subject site from 224m

2/dwelling to

352m2/dwelling, will decrease the overall vehicles per day on the existing road network,

and further reduce the load on Council’s reticulated water and sewerage network. It is considered that the overall outcome of the proposed Permissible Change request from 11 x Multiple Dwelling Units to 7 x Dwelling Houses is a more desirable low density residential land uses for the existing residential locality and further for Council’s infrastructure network. The proposed Permissible Change was discussed at a meeting between Michael Jewell (Cardno HRP) and Peter Cardiff (MRC) on 17 May 2012. In this meeting,

michellem

Received (Manual Date)

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Council planning staff also indicated general support to the revision of the development, providing consideration of key issues was made prior to lodgement. This application is lodged with Council on this basis. It is noted that the subject site is located within the Sport and Recreation Zone which does not prescribe minimum areas or dimensions for future lots. Despite the zoning of the subject site, future Dwelling Houses to be located on the site will be compliant with the planning scheme based on an Urban Residential zoning as per the surrounding residential locality and proposed residential land use. Proposed Lots 1 – 7, with areas between 279m

2 and 395m

2, are categorised to be

Small Lots (less than 450m2) under the Planning Scheme. In accordance with the

Reconfiguration of Lot Code, Small Lots are required to identify building footprints. In this instance, as no building designs have been confirmed for the Dwelling Houses, Building Envelopes have been provided to achieve an acceptable solution. Setback distances from boundaries for the Building Envelopes have been provided in accordance with relevant sections planning scheme requirements and Queensland Development Code (QDC) MP1.1 requirements. It is intended that Gemini Homes will construct the dwellings, which will be marketed as a ‘house and land’ package. Proposed setbacks further take into consideration existing residential land uses in the locality, site access, provision of services and future building orientation (Refer to Attachment C). Further, it is considered that the request for a Permissible Change is a minor change to the overall land use, and therefore contributions will continue to be calculated under repealed planning scheme policies. In support of the proposed Permissible Change, an Engineering Report has been prepared by Cardno (QLD) Pty Ltd (refer to Attachment D). The engineering report addresses development levels and earthwork, stormwater drainage, access, roadworks, water reticulation, sewerage reticulation and electrical and telecommunications services to coincide with the proposed subdivision development. Change to conditions Existing condition 1: Plan of Development The approved multiple dwelling development must be completed and maintained generally in accordance with the Plan of Development (identified in the Table below) and supporting documentation which forms part of this application, except as otherwise specified by any condition of this approval.

Plan Name Drawing No. Revision Prepared By Date

Site Plan SD1.01 D MNA Architects 18/03/2099

Lower Floor Plan SD1.02 D MNA Architects 18/03/2099

Upper Floor Plan SD1.03 D MNA Architects 18/03/2099

Roof Plan SD1.04 D MNA Architects 18/03/2099

Elevations 1 SD1.05 D MNA Architects 18/03/2099


Proposed Condition 1: Plan of Development The approved multiple dwelling house development must be completed and maintained generally in accordance with the Plan of Development (identified in the Table below) and supporting documentation which forms part of this application, except as otherwise specified by any condition of this approval.

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Plan Name Drawing No. Revision Prepared By Date

Site Plan SD1.01 D MNA Architects 18/03/2099

Lower Floor Plan SD1.02 D MNA Architects 18/03/2099

Upper Floor Plan SD1.03 D MNA Architects 18/03/2099

Roof Plan SD1.04 D MNA Architects 18/03/2099



Quarry Street Subdivision Concept Layout Plan

Mis 12368 B Cardno (QLD) Pty Ltd

05/12

Reason Condition 1 is to be amended to reflect the amended Plan of Development. Existing Condition 6: Water and Sewerage Headworks Headworks contributions for Water Supply and Sewerage Services must be paid in accordance with Council’s Policy on Developer Contributions for Water Supply and Sewerage Services. Headworks will be applied based on an additional 11ET’s Proposed Condition 6: Water and Sewerage Headworks Headworks contributions for Water Supply and Sewerage Services must be paid in accordance with Council’s Policy on Developer Contributions for Water Supply and Sewerage Services. Headworks will be applied based on an additional 11ET’s 7 ET’s. Reason Condition 6 is to be amended to reflect the Permissible Change request for 7 x Dwelling Houses as per the Proposed Plan of Development. Method (In accordance with Council’s current Policy): Equivalent Persons (EP) = 1 EP per dwelling unit = 1 EP x 7 dwelling units Total EP’s = 7 EP’s Existing Condition 7: Parkland A parkland contribution must be paid in accordance with Council’s Policy on Developer Contributions for Parkland. The parkland contribution will be applied based on an additional 30.8EP’s. Proposed Condition 7: Parkland A parkland contribution must be paid in accordance with Council’s Policy on Developer Contributions for Parkland. The parkland contribution will be applied based on an additional 30.8EP’s 19.6 EP’s. Reason Demand Units calculated in Condition 7 are to be amended to reflect the reduced demand resulting from the proposed Permissible Change request for 7 x Dwelling Houses as per the Proposed Plan of Development. Method (In accordance with Council’s current Policy): Equivalent Persons (EP) = 2.8 EP per dwelling unit = 2.8 EP x 7 dwelling units Total EP’s = 19.6 EP’s

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Existing Condition 8: Transport Network Contributions A transport network contribution must be paid in accordance with Councils Policy on Transport Network Contributions. The transport network contribution will be applied base on an additional 30 vehicle movements per day (vpd’s). Proposed Condition 8: Transport Network Contributions A transport network contribution must be paid in accordance with Councils Policy on Transport Network Contributions. The transport network contribution will be applied base on an additional 30 20.5 vehicle movements per day (vpd’s). Reason Demand Units calculated in Condition 7 are to be amended to reflect the reduced demand resulting from the proposed Permissible Change request for 7 x Dwelling Houses as per the Proposed Plan of Development. A credit of 25 vpd’s has been applied for the existing allotment (Lot 530 on SP177291) as per DA-2008-777. Method (In accordance with Council’s current Policy): Vehicles Per Day (vpd’s) = 6.5 vpd per dwelling unit = 6.5 vpd x 7 dwelling units = 45.5 vpd Credit for Existing Lot = 25 vpd = 45.5vpd – 25vpd Total vpd = 20.5 vpd Existing Condition 10: Landscape Plan Required A detailed site and footpath landscaping plan must be prepared by a qualified Landscape Designer and must be submitted with Operation Works Approval application. The Landscaping plan must include:

Screen planting at the frontage of the site, particularly in front of the refuse area.

Screen planting at the rear of the site to ensure the amenity of the residents from the adjoining club house and carparking area

The plan must show for all areas identified on the approved plan of development the following:

Landscape specification of sufficient detail so that landscape works are to be carried out;

Plant schedule detailing number of plants, species, pot sizes and heigh at planting;

Detail of soil and mulch types, including depths, areas of turf, garden edges and paving finishes;

The details of the irrigation system. Proposed Condition 10: Landscape Plan Required A detailed site easement and footpath landscaping plan must be prepared by a qualified Landscape Designer and must be submitted with Operation Works Approval application. The Landscaping plan must include:

Screen planting at the frontage of the site, particularly in front of the refuse area.

Screen planting at the rear of the site to ensure the amenity of the residents from the adjoining club house and carparking area

The plan must show for all areas identified on the approved plan of development the following:

Landscape specification of sufficient detail so that landscape works are to be carried out;

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Plant schedule detailing number of plants, species, pot sizes and heigh at planting;

Detail of soil and mulch types, including depths, areas of turf, garden edges and paving finishes;

The details of the irrigation system. Reason Condition 10 is to be amended to reflect the revised Plan of Development. The proposed Permissible Change request is for Dwelling Houses and a common access easement. It is considered that a landscaping plan is only applicable to the access easement and footpath in this instance. Existing Condition 12: Screening: Architectural screening is to be provided to Bedroom 1 and Living area of the southern units to ensure privacy from the adjoining residential dwelling. Lighting from the surrounding carpark shall be screened by baffles or alternatively the units screened to ensure the amenity of the new residents is maintained. Proposed Condition 12: Screening: Architectural screening is to be provided to Bedroom 1 and Living area of the southern units to ensure privacy from the adjoining residential dwelling. Lighting from the surrounding carpark shall be screened by baffles or alternatively the units dwellings screened to ensure the amenity of the new residents is maintained. Reason Condition 12 is to be amended to reflect the Permissible Change request for 7 x Dwelling Houses. It is considered that as the dwellings are to be detached and setback as per Queensland Development Code (QDC) and planning scheme requirements (refer to Attachment C – Revised Plan of Development), architectural screening is not applicable in this instance. Existing Condition 14: Waste Storage Area: The waste storage area must be provided in the location shown on the approved plan and must comply with the following:

a) Contain an impervious surface b) Contain sufficient storage space for the storage of a 240 litre refuse and

recycling bin for each unit. Proposed Condition 14: Deleted Reason Condition 14 is to be deleted. It is considered that the Lot sizes provide sufficient on-site area for storage and maintenance of private refuse storage. Existing Condition 15: Waste Collection The developer is required to enter into an agreement with a Council certified waste collection contractor. This agreement must include the method for collecting both waste and recycling bins and be able to manoeuvre the vehicle on site. Proposed Condition 15: Waste Collection The developer is required to enter into an agreement with a Council certified waste collection contractor. This agreement must include the method for collecting both waste and recycling bins and be able to manoeuvre the vehicle on site from Quarry Street frontage.

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Reason Waste collection vehicles will not be required to enter the site to service the dwellings. It is considered that refuse collection by a Council certified waste collection contractor is capable of occurring from the legal road frontage, Quarry Street, for waste collection. Existing Condition 16: No Dual Key Units The approval does not approve any potential multiple key dwelling units within the proposed unit configuration. Proposed Condition 16: Deleted Reason Condition 16 is to be deleted. Dual Key Units are not proposed as part of the Permissible Change request. Existing Condition 18: Outdoor Storage The outdoor storage of any equipment or material and any service area shall be aesthetically screened so as not to be visible from (insert street/s). Proposed Condition 18: Deleted Reason Condition 18 is to be deleted. Any equipment and material storage is to be located within private allotments. A service area has not been provided as part of the Permissible Change request. Permissible Change Test Section 367 of the SPA defines a permissible change in relation to a development approval. This definition also sets out a number of requirements that the change to the development approval must meet in order to be a permissible change. One of these requirements is that the change to the development approval must not result in a substantially different development to that which was approved. For this assessment, reference is made to the Statutory Guideline 06/09- Substantially Different Development When Changing Applications and Approvals for assessment. TEST 1 – Involves a new use with different or additional impacts Response: Notwithstanding that the development will result in 7 dwelling houses, the overall intent of the subject site will remain. The change does not introduce a new use as the approved use of the site is Low Density Residential. Any external impacts as a result of the development will not increase as a result of the change. The overall change from 11 x Multiple Dwelling Units to 7 x Dwelling Houses is not expected to introduce any new impacts. TEST 2 - Results in the application applying to a new parcel of land Response: The proposed change is over the same area of land as the approved development, being Lot 530 on SP177291.

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TEST 3 - Dramatically changes the built form in terms of scale, bulk and appearance Response: The overall scale, bulk and appearance on the subject site will be significantly reduced. Notwithstanding this, the reduction in the number of dwellings and built form proposed on the subject site will provide a positive outcome for the adjoining land owners and the surrounding locality (increase visual amenity and privacy and reduce site cover and potential overshadowing, etc). The proposed Permissible Change request will maintain the approved intent of the subject site for a low density residential development. TEST 4 - Changes the ability of the proposal to operate as intended. For example, reducing the size of a retail complex may reduce the capacity of the complex to service the intended catchment Response: The changes will not inhibit the development from functioning as intended. The approved use is for a residential development with the Permissible Change request also being for low density residential development (7 x Dwelling Houses). TEST 5 - Removes a component that is integral to the operation of the development Response: The proposed change will not remove an integral component to the operation of the development. The approved use is for a residential development with the Permissible Change request also being for low density residential development (7 x Dwelling Houses). TEST 6 - Significantly impacts on traffic flow and the transport network, such as increasing traffic to the site Response: The proposed change is not expected to result in significant traffic impacts within the locality. An Access Easement has been proposed as part of the Permissible Change, giving all dwelling houses legal access to Quarry Street. The proposed will reduce the demand on the existing road network by 9.5 Vehicles per Day (vpd). TEST 7 - Introduces new impacts or increases the severity of known impacts Response: There are no new or increased impacts expected as the development will continue to be for low density residential development. TEST 8 - Impacts on infrastructure provision, location or demand Response: There are no significant impacts on infrastructure within the locality expected as a result of the proposed change. Refer to Engineering Report (Attachment C) for details on proposed services connection. Other Assessment Factors Section 367 further sets out a number of requirements that the change to the development approval must meet in order to be a permissible change. The following table summarises the remainder of the assessment required under Section 367(1)

1.

1 These assessments have been made with

consideration of Section 367 (2) & 367 (3).

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Section Description Existing Proposed Comment

1 (b)(i) Additional Referral Agencies

Nil

Nil

No Referral Agencies will be triggered.

1(b)(ii) Change to Level of Assessment

Impact Impact The proposed change will not alter the level of assessment.

1(c) Submissions N/A N/A There were no properly made submissions as part of DA-2008-777

1(d) Prohibited Development

N/A N/A The proposed change does not constitute prohibited development for the purposes of SPA.

Fee Calculation Method

Material Change of Use – 7 Dwelling Houses Rule Dwelling House = $820 per Dwelling House = $820 x 7 dwelling houses = $5,740

Permissible Change = 20% of Current Application Fee =$5,740 x 20% =$1,148 Summary As demonstrated, by the satisfaction of the various assessments required under section 367, the proposed change is deemed to be a Permissible Change. Approval of the requested changes by the Assessment Manager is recommended. It is also requested that the Assessment Manager issue a notice in accordance with Section 376. If you have any queries please contact me on 4953 2877. Yours faithfully

Michael Jewell Office Manager and Principal For Cardno HRP Enc.

Attachments: Attachments: A – Request to Change an Existing Approval Template – Version 1.1 B – Decision Notice – MRC - DA-2008-777 C – Revised Plan of Development – Prepared by Cardno (QLD) Pty Ltd – Quarry Street Subdivision – Concept Layout Plan D – Engineering Report – Prepared by Cardno (QLD) Pty Ltd Cheque made payable to Mackay Regional Council for $1,148

CC. Mackay Rugby Union Club Inc.

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ATTACHMENT A – REQUEST TO CHANGE AN EXISTING APPROVAL TEMPLATE – VERSION 1.1

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ATTACHMENT B – DECISION NOTICE – MRC - DA-2008-777

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ATTACHMENT C – REVISED PLAN OF DEVELOPMENT

12

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ATTACHMENT D – ENGINEERING REPORT – PREPARED BY CARDNO (QLD) PTY LTD

1 Application details – form 1 part A —IDAS form Version 1.0 December 2009

Integrated Development Assessment System template

Department of Infrastructure and Planning

Qplan

Request to change an existing approval template(Sustainable Planning Act 2009 version 1.1 effective March 2010)

This template may be used for giving a written notice asking the responsible entity to make a permissible change to a development approval under section 369 of the Sustainable Planning Act 2009 (SPA). It should be noted that if the responsible entity for the request has a form for the request, the request must made using that form.

This template must be lodged with the following entity (the responsible entity) as applicable:

if the change is to a condition imposed by a Minister under chapter 6, part 11, division 1 of SPA the template must be lodged with the Minister that imposed the condition

if the approval was given by a Minister under chapter 6, part 11, division 2 of SPA the template must be lodged with the Minister that gave the approval

if the change is to a condition of the approval imposed by a concurrence agency the template must be lodged with the concurrence agency

if the approval was given by the Planning and Environment Court the template must be lodged with the Planning and Environment Court

in all other cases the template must be lodged with the assessment manager for the original development application.

Attach extra pages if there is insufficient space on this template. Terms used in this template having the meaning given in the Sustainable Planning Act 2009.

1. Who is making the request?

Name/s (individual or company name in full)

For companies, contact name

Postal address

Contact phone number

Mobile number (non-mandatory)

Fax number (non-mandatory)

e-mail address (non-mandatory)

@

liam.donald

Text Box

Mackay District Rugby Union Inc.

liam.donald

Text Box

C/- Cardno HRP

liam.donald

Text Box

Po Box 244, Mackay, QLD 4740

liam.donald

Text Box

07 4953 2877

liam.donald

Text Box

07 4953 2577

liam.donald

Text Box

[email protected]

2 Request to change an existing approval template Version 1.1 March 2010

Integrated Development Assessment System form

2. What are the details of the existing approval sought to be changed?

Type of approval Identification number Date decision notice or negotiated decision notice issued

Name of entity that issued the approval or imposed the condition sought to be changed

Development permit

Preliminary approval

3. Is the approval for a mobile and temporary environmentally relevant activity (ERA)?

No

Yes—complete table A and then go to question 5

Table A—name of each local government area in which the mobile and temporary ERA is proposed to operate/ is operating

4. Location of the premises (complete table B and/or table C as applicable. Identify each lot in a separate row)

Table B—street address/lot for the premises or street address/lot on plan for the land adjoining or adjacent to the premises

street address/lot on the plan

street address/lot on plan for the land adjoining or adjacent to the premises (appropriate for development in water e.g. jetty, pontoon)

Street address Lot on plan description

Unit no.

Street no.

Street name and official suburb/ locality name

Post-code

Lot no. Plan type and plan no.

Local government area (e.g. Logan, Cairns)

liam.donald

Text Box

x

liam.donald

Text Box

DA-2008-777

liam.donald

Text Box

27 May 2009

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Mackay Regional Council

liam.donald

Text Box

x

liam.donald

Text Box

x

liam.donald

Text Box

28

liam.donald

Text Box

Quarry Street, North Mackay

liam.donald

Text Box

4740

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Text Box

Lot 530 SP177291

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Text Box

Mackay


Integrated Development Application System form

Table C—premises coordinates (appropriate for development in remote areas, over part of a lot or in water e.g. channel dredging in Moreton Bay)

Coordinates (note: place each set of coordinates in a separate row)

Easting Northing Latitude Longitude

Zone reference

Datum Local government area (if applicable)

GDA94

WGS84

Other

5. Details of the proposed change

6. Is owner’s consent required for this request? (refer to notes at the end of this form for more information)

No

Yes—complete either table D or table E as applicable

Table D

Name of owner of the land

I, the above-mentioned owner of the land, consent to the making of this request.

Signature of owner of the land

Date

Table E

Name of owner of the land

The owner’s written consent is attached

liam.donald

Text Box

From 11 Multiple Dwelling Units to 7 Dwelling Houses on Lots less than 450sqm

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x


7. Does the request involve a state resource prescribed under the Sustainable Planning Regulation 2009, schedule 14? (e.g. the application involves state land, or taking quarry materials. Refer to the notes at the end of this form for more information)

No Yes—the written agreement of the chief executive from whom evidence would need to be obtained under the Sustainable Planning Act 2009, section 254(1) must be attached.

8. Has a pre-request response notice been given for this request?

No

Yes—a copy of the pre-request response notice must be attached to this request

9. Is a copy of this request required to be given to another entity under section 372 of the Sustainable Planning Act 2009? (refer to notes at the end of this form for more information)

No

Yes—complete Table F

Table F

A copy of this request has been provided to the entities identified below (provide details for each entity given a copy of the request and the date the copy was given)

Assessment manager for the original application

Concurrence agencies for the original application

Any other entity prescribed by a regulation

10. Provide details of any other supporting information attached to this request

Notes for completing this template This template is not an approved form under the Sustainable Planning Act 2009. The entity responsible for deciding the

request may have their own form for the purpose of making a written request to change an existing development approval. A change to an existing development approval may involve: o a change to an approval given by the assessment manager o a change to a condition imposed by a concurrence agency o a change to an approval given by the Minister under a Ministerial call in o a change to a condition imposed by the Minister under a Ministerial direction o a change to an approval given by the Planning and Environment Court

liam.donald

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x

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x

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x

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Mackay Regional Council

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Cover letter, Decision Notice DA-2008-777, Amended Plans


Question 6: Under section 371 of the Sustainable Planning Act 2009, if the person making the request is not the owner of the land to

which the approval relates, the request must be accompanied by the owner’s consent. However, owner’s consent is not required if the approval:

o relates to land that was acquisition land to which section 263(2)(d) of the Sustainable Planning Act 2009 applied when the application for the approval was made

o is for building work or operational work for the supply of community infrastructure on land designated for the community infrastructure, or

o the consent of the owner would not be required under section 263(1) of the Sustainable Planning Act 2009 if a development application were made for the requested change

Also, owners’ consent is not required if the responsible entity is satisfied that: o the number of owners of the land make it impracticable to obtain owners’ consent, and the requested change does

not materially affect the owners’ land, or o having regard to the nature of the proposed change, the owner has unreasonably withheld consent and the

requested change does not materially affect the owner’s land.

Question 7: Section 370(3) and (4) of the Sustainable Planning Act 2009 requires that if an application for the development approval

were made at the time of making this request and evidence under section 264(1) of the Sustainable Planning Act 2009 would be required to support the application, this request must be accompanied by the written agreement of the chief executive from whom evidence would be required under section 264(1). (Section 264 of the Sustainable Planning Act 2009 provides that if a development involves a State resource, a regulation may require the application to be supported by certain evidence prescribed under the regulation. Schedule 14 of the Sustainable Planning Regulation 2009 prescribes the State resources for which evidence is required to be given, and the evidence required, to support the application.) Question 9:

Section 372 of the Sustainable Planning Act 2009 requires that a copy of the request be given to: o the assessment manager for the original application, if the request is made to a concurrence agency, the Minister, or

the court o any concurrence agencies for the original application, if the request is made to the assessment manager for the

original application, the Minister or the court o any other entity prescribed by a regulation.

However, a copy of the request is not required to be given to an entity that has given a pre-request response notice for the request.

OFFICE USE ONLY

Date received Reference numbers

Residential Development Lot 530 on SP177291, Quarry Street Engineering Report

Prepared for Mackay Rugby Union Club

May 2012 Job Number U13398

Residential Development, Lot 530 on SP177291, Quarry Street – Engineering Report Prepared for Mackay Rugby Union Club

May, 2012 i s:\jobs\13398 mru quarry street subdivision\doc\2012\05\rep 01.doc

Cardno (Qld) Pty Ltd

ABN 57 051 074 992

3/42 East Gordon Street, Mackay Qld 4740

PO Box 759, Mackay Qld 4740

Australia

Telephone: 07 4957 5880

Facsimile: 07 4951 1070

[email protected]

www.cardno.com.au

Document Control

Version Date Author Reviewer Approved

1 May 2010 Jason O’Neill JWO R.Perkins RDP R. Perkins RDP

"© 2010 Cardno (Qld) Pty Ltd All Rights Reserved. Copyright in the whole and every part of this document belongs

to Cardno (Qld) Pty Ltd and may not be used, sold, transferred, copied or reproduced in whole or in part in any

manner or form or in or on any media to any person without the prior written consent of Cardno (Qld) Pty Ltd.”


May 2012 Cardno (Qld) Pty Ltd ii s:\jobs\13398 mru quarry street subdivision\doc\2012\05\rep 01.doc

Table of Contents 1 Introduction .............................................................................................................................. 1

2 Site Description ........................................................................................................................ 1

3 Subdivision Layout .................................................................................................................. 1

4 Development Levels/Earthworks ............................................................................................. 2

5 Stormwater Drainage ............................................................................................................... 2

5.1 Existing Site Drainage ........................................................................................................ 2

5.2 Proposed Stormwater Drainage System ............................................................................. 2

5.3 Stormwater Quality Management ........................................................................................ 3

6 Access ...................................................................................................................................... 4

7 Roadworks ............................................................................................................................... 4

8 Water Reticulation .................................................................................................................... 4

8.1 Headworks Contributions .................................................................................................... 5

9 Sewerage Reticulation ............................................................................................................. 5

9.1 Headworks Contributions .................................................................................................... 5

10 Electrical and Telecommunications Services ..................................................................... 5

11 Conclusion ........................................................................................................................... 6

List of Figures

Figure 1: Concept Layout Plan


May 2012 Cardno (Qld) Pty Ltd 1 s:\jobs\13398 mru quarry street subdivision\doc\2012\05\rep 01.doc

1 Introduction

This report has been prepared by Cardno (Qld) Pty Ltd to accompany Material Change of Use and

Reconfiguration of a Lot (RoL) applications to Mackay Regional Council.

The property which is the subject of these applications is currently described as Lot 530 on

SP177291. The site is situated off Quarry Street in North Mackay.

The land is currently zoned as sport and recreation and is currently utilised by the Mackay Rugby

Union Club. This report considers the following engineering aspects applicable to this proposed

development:

n Subdivision Layout

n Development Levels / Earthworks

n Stormwater Drainage

n Access

n Roadworks

n Water Reticulation

n Sewerage Reticulation

n Electrical and Telecommunications Services

This report summarises the findings of our investigations and analyses.

2 Site Description

The site is currently owned by the Mackay Rugby Union Club and has their club house located on

this lot. The site has a frontage of approximately 50 metres to Quarry Street.

The site has a current urban residential allotment directly adjacent to part of its southern boundary

with the remainder of the lot encompassed by land zoned as open space. The open space area

includes the sporting fields, a carparking area and other structures and amenities associated with

the Rugby Union Club.

3 Subdivision Layout

The proposal is to create a seven lot residential subdivision with a balance lot at the rear for the

existing club house. The balance lot will be in a battle-axe configuration to maintain access from

Quarry Street along the northern side of the proposed residential area. The access for the club

house will therefore continue to be via the parent lot and through the adjacent carpark.

To service the residential area, a common access driveway is proposed from Quarry Street.

Please refer to Figure 1 showing the proposed layout.



4 Development Levels/Earthworks

The existing site grades from the south-western corner to the north-eastern corner of the proposed

residential allotments at an average slope of 1 in 12. As the existing grade on the proposed

allotments is considerable, the use of retaining walls on the uphill and down-hill sides of the

proposed allotment may need to be considered to provide flatter and more attractive lots for building

construction

The proposed lots in this development will be required to have a finished surface level equal to or

exceeding the local Q100 water surface level. As the western portion of the subject site where the

residential lots are proposed to be situated is not considered to be located in a flood prone area, the

local Q100 water surface level is expected will be the critical design criterion.

The overall development concept is to flatten the grade across the proposed lots by lowering the

height at the back of lots 4, 5, 6 & 7 and retaining the material uphill of these lots. With regard to lots

1, 2, 3 & 7, it is proposed to provide a retaining wall along the downhill boundary and provide filling

to flatten the fall across these lots. Any deficit in fill material is proposed to be sourced from local

borrow areas.

Due to the elevation of the existing land for the proposed residential area ranging from

approximately 6.8m to 11.0m AHD, any required excavation within the residential area will remain at

a level well above 5.0m AHD. Therefore Acid Sulphate Soils (ASS) are not expected to be

encountered for any proposed cut to fill operations in the residential area as described above.

However any trench excavation in the eastern areas will need a geotechnical investigation to

determine if these lower areas are subject to ASS.

5 Stormwater Drainage

5.1 Existing Site Drainage

The existing undeveloped land grades towards the north-east with the subject site and uphill

catchment currently draining into the zoned open space land immediately to the east which is utilised

for the sporting fields.

This surface runoff from the current site and the uphill catchment will combine with flows from the

Goose ponds in the open space area before eventually proceeding into the Barnes Creek

catchment.

5.2 Proposed Stormwater Drainage System

Due to the earthworks proposal to utilise retaining walls to provide flatter grades on the allotments,

rear allotment drainage is proposed to capture surface flows upstream of any retained areas.

A surface and underground drainage system is proposed to collect and convey the stormwater runoff

from the site to the nominated point of discharge.



Please refer to Figure 1 showing the location of the proposed point of discharge and the general

concept of the proposed stormwater drainage system.

It is proposed that pipe stubs will be provided at the rear allotment drainage pits to enable

connection of roof-water from lots 1, 2 & 3. Similarly, a pipe stub will be provided in the stormwater

drainage pit located on the downstream side of lot 7 to enable effective connection of the roof-water

lines from this particular lot. Whereas, lots 4, 5 & 6 are proposed to surface drain into the common

access driveway with roof-water lines from these lots to be connected to the kerb and channel.

For this typical stormwater layout, an easement will be required to cross lot 7 to enable the

stormwater from the access driveway to enter into the proposed stormwater system and be

conveyed across lot 7 via underground and surface flow and connect to a linking drainage system

located to the east of the proposed residential areas and within the balance lot containing the

clubhouse. Easements will also be required over this required eastern drainage line and the

interconnecting rear allotment drainage lines at the northern and southern sides of the residential

area.

The ultimate discharge point is to be the natural low point in the adjacent open space land. From

this culvert outlet, suitable protection works will be provided to prevent scour and dissipate the

energy from the outflows. The outflow will then continue as sheet flow across the adjacent open

space area.

It is proposed that the internal stormwater drainage for the development will be designed to the

following criteria:

• Underground drainage: Q5

• Overland surcharge: Q100

To provide a suitable Q100 overflow capacity to the access driveway, the easement crossing lot 7

will need to be shaped to direct the surcharge flow over the proposed retaining structure.

5.3 Stormwater Quality Management

Stormwater run-off quality will be controlled during construction through development of Council

approved sediment and erosion control plans and good site management practices. Temporary

sediment and water quality control measures can be incorporated during construction.

If required, limited stormwater quality treatment could be incorporated in the stormwater drainage

design of the development.

Due to the limitation of available land for development, stormwater quality improvement using

detention basin type measures is not considered a practical option. Instead, enhancement of

stormwater runoff quality could be achieved with the use of modular treatment units such as

Humeceptor STC units, Rocla CDS units, Ecosol units, or other similar units immediately

downstream of the discharge from the access driveway to provide treatment of the discharges from

the common driveway area.



6 Access

The access location for the higher density residential area will be from Quarry Street as shown in the

proposed development layout attached to this report.

Each lot will provide car accommodation within the site enabling vehicles to reverse out onto the

common access driveway and re-enter Quarry Street forward facing. With regard to lot 7 at the end

of the common access driveway, an internal turnaround area for a car should be provided within the

allotment as typically shown on the concept development layout.

7 Roadworks

The internal access driveway will typically be as per the proposed layout shown in Figure 1.

The proposed 7.5 metre wide reserve or easement for this access driveway will have the following

details as summarised below.

• 5.5 m pavement width from back of kerb to back of kerb

• Nominal 1 m verge width

Roadworks will generally include a reinforced concrete driveway slab over a granular pavement

layer. The concrete pavement will be designed from laboratory CBR tests on samples of the

subgrade material and details will be in accordance with Austroads requirements. It is anticipated

that the concrete pavement will be in the order of 125 to 150mm thick.

It is expected that construction details will be as follows:

• Reinforced concrete pavement with kerbs cast monolithically

• Mountable kerb and channel profile to both sides

• Subsoil drainage

8 Water Reticulation

An existing water service that runs from a water meter in the south-west corner of the current lot

fronting Quarry Street services the existing clubhouse. Accordingly, this water service and meter will

need to be relocated. A 100mm diameter water main is proposed to be constructed along the

common access driveway to service the new residential lots. It is also proposed to extend this main

further to the east through the proposed easement over lot 7 to enable the service and associated

meter for the club house to be supplied from this new main.

The existing water service or main leading the current water meter in the south-west corner of lot 4 is

proposed to be converted to a standard water service for lot 4.

The proposed 100mm diameter main will connect to the existing 100mm diameter in Quarry Street.



The new residential allotments will be supplied with reticulated water for residential use through

service connections to each lot and fire fighting capacity via fire hydrants along the access driveway.

The proposed water reticulation network is proposed to generally follow the layout shown in

Figure 1 attached to this report

8.1 Headworks Contributions

External headworks charges would be applicable in accordance with Council’s policy.

9 Sewerage Reticulation

Currently there is an existing 150mm diameter sewer main located across the eastern portion of the

current site to service the existing clubhouse and other amenities. Accordingly, it is proposed to

connect to an existing manhole near the rugby clubhouse and provide a 150mm sewer main

extension to service the new residential lots.

The proposed sewerage reticulation network is proposed to generally follow the layout as shown in

Figure 1 attached to this report.

The extended sewer mains will provide each allotment with a house drainage connection point.

9.1 Headworks Contributions

External headworks charges would be applicable in accordance with Council’s policy.

10 Electrical and Telecommunications Services

Existing electrical and telecommunications services are present in the adjacent Quarry Street. It will

be necessary to apply to Ergon and Telstra for network connections for the proposed development.

Any capacity check may highlight the need for external upgrading to these networks to secure

sufficient capacity to adequately service the proposed development. However, subject to any

external upgrading requirements, it should be possible for the provision of additional connections to

be provided to the proposed development as an extension from the existing infrastructure located in

the vicinity.



11 Conclusion

Based on our preliminary analysis we anticipate that future development of the subject land as

outlined herein should pose no insurmountable engineering difficulties that would either preclude

development of the site for urban residential purposes.

Subject to standard development approval conditions, it is expected that detailed investigation,

design and liaison with Council at the Operational Works application stage should resolve any

outstanding issues in relation to internal and external infrastructure.



FIGURES

Figure 1: Concept Layout Plan

Documents

Equivalent Persons (EP) = 1 EP per dwelling unit · PDF file2 Council planning staff also indicated general support to the revision of the development, providing consideration of key