PLANNING SCHEME COMPLIANCE STATEMENT · PLANNING SCHEME COMPLIANCE STATEMENT FOR CONTRACT REF: 1388.13780 PENGELLY DEVELOPMENTS PROJECT: General Industry, Lot 21 & 22 SP217745, Paget

PLANNING SCHEME COMPLIANCE STATEMENT FOR CONTRACT REF: 1388.13780 PENGELLY DEVELOPMENTS PROJECT: General Industry, Lot 21 & 22 SP217745, Paget

1388.13780 Town Planning Report and Compliance Statement.docx Last printed 8/04/2013 2:52:00 PM Page 1 of 60 Prepared by Struxi Design Pty Ltd

PLANNING SCHEME

COMPLIANCE STATEMENT

for: 1288.13780

Pengelly Developments Ausco Modular

Lots 21 & 22, Gateway Drive, Paget.

Prepared by:

Struxi Design Pty Ltd

ABN 23 115 458 958 QBSA Lic 1080847 57 Neil Street (PO Box 4572) Toowoomba East Qld 4350

p (07) 4638 4658 f (07) 4638 4973 e [email protected] w www.struxi.com.au

mailto:[email protected]

http://www.struxi.com.au/

tracyh

Received (Manual Date)



TABLE OF CONTENTS

1.0 INTRODUCTION ..................................................................................................................................... 3

1.1 This Planning Scheme Compliance Statement ........................................................................................................ 3 1.2 The Site .................................................................................................................................................................. 4 1.3 The Proposal ......................................................................................................................................................... 6 1.4 Level of Assessment and Applicable Codes ........................................................................................................... 7

2.0 COMPLIANCE REPORT ...................................................................................................................... 10

2.1 Mackay, Isaac and Whitsunday Regional Plan 2012.............................................................................................. 10 2.2 State Planning Policies ......................................................................................................................................... 10 2.3 Mackay City Planning Scheme 2006 ..................................................................................................................... 10 2.3.1 Mackay Frame Locality Code ................................................................................................................................ 11 Mackay Locality Generally ................................................................................................................................................. 11 2.3.2 Solutions for the Industry (High Impact) Zone ....................................................................................................... 17 2.3.3 Environment and Infrastructure Code ........................................................................................................................ 20

Infrastructure ........................................................................................................................................................ 20 Environmental Amenity ......................................................................................................................................... 26 Noise and Vibration Management ......................................................................................................................... 27 Air Quality ............................................................................................................................................................. 28 Flooding................................................................................................................................................................ 29 Water Quality ........................................................................................................................................................ 31 Erosion and Sediment Control............................................................................................................................... 34 Coastal Management ............................................................................................................................................ 35 High Impact Activity Areas .................................................................................................................................... 38 Landscape and Fencing ........................................................................................................................................ 41 Community Safety Design Principles ..................................................................................................................... 45 2.3.4 Industrial Code ............................................................................................................................................. 52 Site Suitability ....................................................................................................................................................... 52

4.0 CONCLUSION ....................................................................................................................................... 57

APPENDIX 1 .......................................................................................................................................... 58



1.0 INTRODUCTION

1.1 This Planning Scheme Compliance Statement

This Planning Scheme Compliance Statement (statement) is written on behalf of Pengelly Developments to establish a ‘General Industry’ and workshop on Lots 21 & 22 SP217745, Gateway Drive, Paget. This report accompanies an application for a Material Change of Use by Code Assessment in accordance with the provisions of the Consolidated Planning Scheme for the City of Mackay. This report was prepared by:

Struxi Design Pty Ltd ABN 23 115 458 958 57 Neil Street (PO Box 4572), Toowoomba East Qld 4350 p (07) 4638 4658 f (07) 4638 4973 e [email protected]

mailto:[email protected]



1.2 The Site

Located within a recently created industrial subdivision in the south east region of Mackay City Lots 21 & 22 on SP 217745, Gateway Drive, Paget are currently vacant.

Figure 1 – SP217745



The sub-division is located (See Figure 2); - Within an existing industrial subdivision - Approximately 5km from Mackay Base Hospital - Approximately 4.5 km from the Mackay Central Business District - Approximately 2.5 km from the Bruce Highway (North – South) - Approximately 3.2 km from Peak Downs Highway - Approximately 3.7 km from the Mackay Bypass Road

Figure 2 – Aerial view of subdivision site

The site is a known location of acid sulphate soils. Mitigation measures were agreed and implemented during design of the subdivision.



The site is also subject to the coastal wetlands overlay. Upon advice received from the Environmental Protection Agency dated 4 March 2009, this application does not require referral to the Department of Environment and Heritage Protection (DEHP). This was confirmed recently with Mr Peter Dew from the DEHP after seeking his advice regarding development on other lots within this subdivision (See Appendix 1).

1.3 The Proposal

Pengelly Developments wishes to establish a ‘General Industry’ and workshop on the subject site. The Mackay City Planning Scheme 2006 defines an ‘Industrial Activity’ as

(i) the making of any article or part of any article; (ii) the altering, repairing, servicing, ornamenting, finishing, cleaning, washing, freezing, packing or canning, or adapting for sale, of any article; (iii) the recycling of any material or article involving receiving and processing of such material or article including any stripping, sorting, packing, breaking up or demolition, storage and the ancillary sale or distribution; (iv) the on-site treatment or disposal of waste material other than sewage; (v) the storage, whether for sale or not, of any solid, liquid or gaseous fuel or other dangerous goods referred in the Australian Code for the Transport of Dangerous Goods; or (vi) any process of scientific or technological research.

Any of the following ancillary activities when conducted on the same premises as any of the above activities:

(i) the storage of goods or materials used in connection with or resulting from any of the above activities; (ii) the sale of goods, resulting from such industrial activities provided that the area so used does not exceed 10% of the gross floor area of the building or 200m2 in area whichever is the greater; or (iii) any work of administration or accounting in connection with such activities.

Lots 21 and 22 on SP217745 have a total area of 17492m

2 (5772m

2 & 1.172ha respectively). Ausco Modular is the proposed tenant. Ausco modular are one

of Australia’s leading modular construction companies. With over 16,000 hire buildings, 12 manufacturing facilities across 5 locations and 17 branches servicing customers Australia wide, Ausco Modular provides hire or purchase solutions across a number of sectors including Mining & Energy, Education, Building & Construction, Commercial & Industrial, Healthcare and Government.



1.4 Level of Assessment and Applicable Codes

The proposed application before Mackay Regional Council is for a Development Permit for a Material Change of Use of the premises. A material change of use, of premises, means—

(a) generally— (i) the start of a new use of the premises; or (ii) the re-establishment on the premises of a use that has been abandoned; or (iii) a material increase in the intensity or scale of the use of the premises.

The proposal constitutes ‘Development’ as defined by Section 7(e) of the Sustainable Planning Act 2009. The Mackay City Planning Scheme 2006 places the development within the Mackay Frame Locality – Industry (high impact) Zone. The Site is located within the Coastal Wetlands Overlay Map series 24 Paget (See Figure 3 overleaf) the Flood Inundation Overlay Map series 24 Paget (See Figure 4) and the Acid Sulfate Soils Overlay Map series 24 (See Figure 5).

Figure 3 – Coastal Wetlands Overlay Figure 4 – Flood inundation Overlay



Figure 5 – Acid Sulfate Soils Overlay

The Mackay City Planning Scheme Division 3 Table 5-1 Assessment Categories and Relevant Assessment Criteria for Making a Material Change of Use - Mackay Frame Locality states that a ‘General Industry’ in the Mackay Frame Locality – Industrial Zone is Code Assessable development requiring assessment against the: - Mackay Frame Locality Code - Industrial Code - Environment & Infrastructure Code In accordance with Section 313 of the Sustainable Planning Act 2009 (SPA), the following applicable planning instruments must be assessed against this Code Assessable development application. (2) The assessment manager must assess the part of the application against each of the following matters or things to the extent the matter or thing is relevant to the development—

(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 identified in— (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—an adopted infrastructure charges resolution or the priority infrastructure plan. (3) In addition to the matters or things against which the assessment manager must assess the application under subsection (2), the assessment manager must assess the part of the application having regard to the following—

(a) the common material; (b) any development approval for, and any lawful use of, premises the subject of the application or adjacent premises; (c) any referral agency’s response for the application; (d) the purposes of any instrument containing an applicable code.

As such, the following is a detailed assessment of this proposal against the planning instruments described above.



2.0 COMPLIANCE REPORT

2.1 Mackay, Isaac and Whitsunday Regional Plan 2012

Due to the code assessable nature of this development application the Mackay, Isaac and Whitsunday Regional Plan 2012 is not applicable to this development application.

2.2 State Planning Policies

The Minister for Local Government and Planning has identified the following State Planning Policies as having been appropriately reflected in the planning scheme:

Development and Conservation of Good Quality Agricultural Land – SPP 1/92 Development in the Vicinity of Certain Airport and Aviation Facilities – SPP 1/02 Planning and Managing Development Involving Acid Sulfate Soils – SPP 2/02 Mitigating the Adverse Impacts of Flood, Bushfire & Landslide – SPP 1/03

There are no other State Planning Policies applicable to this application.

2.3 Mackay City Planning Scheme 2006

The following information herewith contains a comparison of the proposal against the relevant performance criteria and acceptable solutions contained in the Mackay City Planning Scheme 2006.



2.3.1 Mackay Frame Locality Code

Mackay Locality Generally

SPECIFIC OUTCOMES ACCEPTABLE / PROBABLE SOLUTIONS PROPOSAL

ASSESSABLE DEVELOPMENT

P1

Commercial development is located in the commercial zone and does not detract from the network of centres referred to in the Desired Environmental Outcomes.

S1

No solution specified.

Not Applicable The proposed development is in the Industry (High Impact) zone.

P2

Residential development where residential use is the predominant activities (as distinct from farming for example) occurs on land located within the Village zone, Urban Residential zone and the Rural Residential zone.

S2


Not Applicable The proposed development is in the Industry (High Impact) zone.




P3

Tourist development sites generally exhibit a number of the following characteristics:

(i) proximity to infrastructure and services adequate to meet the day-to-day needs of the tourist population likely to be generated by development on the site; and

(ii) proximity to a natural attraction without the potential for adverse effects upon the attributes or values which give rise to the attractiveness of the site; or

(iii) an area of land sufficient to contain fully the extent of the proposed development and the potential impacts likely to flow from it;

(iv) land suitable in its physical characteristics to accommodate the form, scale and intensity of development proposed without imposing unnecessary or unacceptable impacts upon the surrounding area; or

(v) are not located within established residential areas or accessed only via residential street.

S3


Not Applicable

The proposed development is in the Industry (High Impact) zone.

P4

Land uses adjacent to industrial areas and key extractive resources areas which are incompatible with those areas include a buffer which mitigates any adverse impacts from the industrial use on the new use.

S4


Complies A buffer establishing adequate separation between the industrial estate and adjacent incompatible land uses was approved during the application establishing the subdivision.

P5

Residential development on land zoned for

S5


Not Applicable The proposed development is an industrial development in the Industry (High Impact) zone.




residential uses, adopts or creates new traffic and transport systems which:

(i) are based on the hierarchy of roads;

(ii) are appropriate to the transport and traffic tasks required by the proposed development, having regard to its scale, intensity and character;

(iii) are linked efficiently and safely with the existing road network;

(iv) promote the safe movement of traffic, cyclists and pedestrians throughout the development area; and

(v) minimises the potential for through traffic and local traffic conflicts and for industrial and non-industrial traffic conflicts.

P6

Rail infrastructure corridors in the City are protected from the constraining effects of proximate, sensitive land uses by seeking buffers, acoustic screens or other forms of physical separation. Where development occurs in close proximity to a rail corridor, appropriate mitigation measures in the design and siting of buildings and recreation space are provided.

S6


Not Applicable The proposed development is not in a rail corridor.

P7

New uses and development within the rail corridor, including rail freight yards, stations and shunting yards, has regard for the environmental impacts upon adjacent and adjoining properties.

S7


Not Applicable The proposed development is not in a rail corridor.




P8

The network of cane tramways throughout the City is protected from the effects of incompatible development. New estate development for urban residential, rural residential or village purposes is planned to minimise the potential for tramway traffic to conflict with vehicular, bicycle or pedestrian traffic through a combination of careful design and maintaining adequate buffers or separations.

S8


Not Applicable The proposed development is an industrial development and is not a new estate development for urban residential, rural residential or village purposes. The development will not interfere with tramway traffic or vehicular, bicycle or pedestrian traffic.

P9

New development is serviced by the full range of urban infrastructure in an orderly, efficient and equitable manner as established in the priority infrastructure plan.

S9


Not Applicable The proposed development is in an existing industrial estate and is provided with the full range of urban infrastructure.

P10

Land fronting the Bruce Highway has limited direct access, if any, to the highway in accordance with the requirements and specifications of the Department of Main Roads.

S10


Not Applicable The subject site does not front the Bruce Highway.

P11

The route of the possible future Port Access corridor linking the industrial areas of the City with the Mackay seaport is preserved.

S11


Not Applicable The proposed development is not in the route of the possible future Port Access corridor linking the industrial areas of the City with the Mackay seaport.

P12

The use and development of port land subject to freehold lease or similar title, or land adjacent to the

S12


Not Applicable The proposed development is not on port land subject to freehold lease or similar title, or land adjacent to the airport.




airport, includes mechanisms to minimise, mitigate and manage any environmental impacts on the freehold land which may arise from the port operations.

P13

The operational efficiency of the major road transport routes serving the Mackay seaport, the airport, the railway and the Paget industrial area is maintained by:

(i) ensuring adequate buffers or separations between noise and traffic sensitive activities and these major routes; and

(ii) planning development according to the road hierarchy illustrated on the Information Map – Key Infrastructure.

S13


Complies The proposed development will have no significant impact on the operational efficiency of the major road transport routes and the development is in accordance with the road hierarchy as illustrated on the information map.




P14

Open space areas are protected from the adverse affects of development through:

(i) limiting development within open space areas to low impact activities, facilities and works that maintain the value of the area;

(ii) locating development on adjoining land in parts of the site less likely to have adverse effects;

(iii) providing buffers to open space areas of sufficient width to mitigate any adverse effects; and

(iv) adopting impact mitigation and management measures for development likely to cause adverse effects.

S14


Not Applicable The proposed development is in an existing industrial estate and is not within an open space area.

P15

Open space and recreation areas are preserved by providing that development of land in proximity to high use areas (e.g. the racecourse at Ooralea) is designed and sited to take into account:

(i) noise;

(ii) lighting; and

(iii) traffic impacts of activities and major events.

S15


Not Applicable The proposed development is in an existing industrial estate and is not in close proximity to a high use areas.



2.3.2 Solutions for the Industry (High Impact) Zone


ASSESSABLE DEVELOPMENT

P1

Industrial development in the Industry (High Impact) zone will comprise mostly:

(i) larger scale industry (i.e. requiring greater than 3500m2 site area); or

(ii) requiring additional infrastructure such as road widening, power supply; or

(iii) has an impact that is likely to require buffering or restrictions on hours of operations.

S1


Complies The proposed development is in an existing industrial estate. The proposed development requires a site area greater than 3500m

2 if located in

other zones the development would require buffering or restrictions on operating hours.

P2

Industrial developments are located with respect to the road network so as to:

(i) provide for a suitable unconstrained access point to prevent the introduction of heavy vehicle traffic into local streets; and

(ii) have industrial traffic located on roads designed and constructed for such use.

S2


Complies The proposed development is located to provide a suitable unconstrained access point to prevent the introduction of heavy vehicle traffic into local streets and channel all traffic onto roads designed and constructed for such uses.




P3

Industrial developments include:

(i) buffers or other mitigating measures to screen nearby sensitive activities from the operational impacts of the industrial activity;

(ii) landscaping to the site and the street, creating a high quality urban streetscape in which the visual scale of buildings and the reflected glare and light of premises is effectively mitigated; and

(iii) measures for the treatment and disposal of stormwater and waste water to remove insoluble pollutants (e.g. sediments, sludges and oily residues).

S3


Complies Stormwater will be directed to an onsite detention stormwater treatment system and then to councils reticulation system via a stormwater management system as proposed by a RPEQ.

P4

Industries do not impact on the use of other sites, by:

(i) causing increased traffic flows in local streets;

(ii) releasing unacceptable or uncontrolled emissions or contaminants to the environment; and

(iii) generate noise above acceptable levels.

Note: The provisions of the Environmental Protection Policy (Air), Environmental Protection Policy (Water) and Environmental Protection Policy (Noise) apply.

S4


Complies The proposal is in an existing industrial estate and therefore will not affect traffic flows in local streets The proposal will not release unacceptable or uncontrolled emissions or contaminants to the environment. The proposal will not generate noise above acceptable levels of that expected in an existing industrial estate.




P5

Industrial development maintains the amenity of adjoining land uses by providing:

(i) suitable landscape buffers;

(ii) screen fencing along common boundaries;

(iii) sensitive placement of advertising devices; and

(iv) sympathetic built form which does not dominate the streetscape.

S5


Complies A 4.5m wide landscape buffer strip is proposed along the road frontage with an aesthetically pleasing street appeal. The site will be fully fenced similar to that of surrounding developments. Any advertising signs will be strategically place to not detract from the development.



2.3.3 Environment and Infrastructure Code

Infrastructure


INFRASTRUCTURE PROVISION

P1

Adequate infrastructure is provided in time to meet the needs of the development.

S1 The timing for provision of infrastructure for development complies with the standards and contribution requirements detailed in the Engineering Design Guidelines Planning Scheme Policy.

Complies The proposal is in an existing industrial estate that has adequate infrastructure to meet the requirements of this development.

P2

Premises are provided with appropriate areas of private and public open space.

Note: Guidance in regards to the design and

provision of open space is provided in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy

S2

The provision of open space complies with the standards and requirements detailed in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy.

Complies The proposed development complies with the standards and requirements detailed in Planning Scheme Policy No. 12 – Open Space.




P3

Premises have

(i) an adequate, safe and reliable supply of water, including potable water, and is connected, where possible, to an existing reticulated water supply.

(ii) the planning and design of potable water infrastructure considers Water Sensitive Urban Design (WSUD) such as water conservation initiatives.

S3.1

Premises are connected to Council’s reticulated water supply system. S3.2 If connection to Council’s reticulated water supply system is not possible, a potable water supply is provided in accordance with the standards detailed in the Engineering Design guidelines Planning Scheme Policy).

Complies The proposal will connect to council’s reticulated water supply system.

P4

Treatment and disposal of waste water ensures:

(i) no adverse ecological impacts on the environment, particularly nearby receiving environments including surface waters and ground water; and

(ii) the cumulative impacts of on site waste water treatment will not cause deterioration of environmental conditions;

(iii) the planning and design of wastewater infrastructure considers Water Sensitive Urban Design (WSUD) such as wastewater management measures.

S4.1

Connection to Council’s reticulated sewerage treatment system; or

S4.2

Where connection to Council reticulated sewerage system is not possible, and where 20 people or less, Council will refer to the requirements of the Environmental Protection (Water) Policy 1997 and the On Site Sewerage Code (NR&M July 2002) and AS 1547. to ensure the premises are suitable for effluent disposal. S4.3 Where more than 20 people, no solution specified.

Complies The proposal will connect to council’s reticulated sewerage system.




STORMWATER MANAGEMENT

P5

Drainage works are planned for and designed to ensure that adjoining land and the existing upstream and downstream drainage systems are not adversely affected by development, taking into account:

(i) Water Sensitive Urban Design (WSUD) principles such as: protect natural systems; enhance natural waterway systems within urban development using natural channel design principles; detention of stormwater instead of rapid conveyance; minimise impervious areas; utilisation of stormwater to conserve potable water; integrate stormwater treatment into the landscape; water efficient landscaping; and protection of water related environmental values .

(ii) need for a stormwater system that can be economically maintained;

(iii) safety of pedestrians and vehicles;

(iv) location of discharge;

(v) construction of buildings, structures or paving up to site boundaries which avoid blocking or concentrating natural flow paths2.

(vi) fauna movement is provided for through bridges and culverts.

S5

Drainage works complies with the requirements of the Engineering Design Guidelines Planning Scheme Policy

Complies Stormwater will be directed to an onsite mechanical treatment device and then to councils reticulation system via a stormwater management system as proposed by a RPEQ and will be in accordance with the Engineering Design Guidelines Planning Scheme Policy.




EXTERNAL WORKS

P6

Kerb and channelling is provided to a satisfactory standard and constructed to:

(i) prevent edge fretting;

(ii) perform required drainage functions;

(iii) provide the appropriate level of control for vehicle movement;

(iv) allow ready access to abutting properties at suitable locations; and

(v) contribute to the desired streetscape character of the locality.

S6

Premises are provided with kerb and channel in accordance with the Engineering Design Guidelines Planning Scheme Policy.

Complies

The proposal will provide kerb and channel in accordance with the Engineering Design Guidelines Planning Scheme Policy and will be designed and certified by a RPEQ.

ROADS

P7

All proposed road pavement surfaces:

(i) are of a quality and durability suitable to the intended traffic volumes and loads;

(ii) provide all-weather access;

(iii) allow the discharge of rainfall;

(iv) provide the safe passage of vehicles and pedestrians; and

(v) provide a reasonable, comfortable riding quality.

S7

Roads are provided in accordance with the Engineering Design Guidelines Planning Scheme Policy ‘.

Complies

The subject site has existing natural fall and the proposal intends any alteration to this to be of low impact. The proposal intends to provide driveways, turning areas, parking and vehicle standing areas that are designed, constructed and maintained in accordance with the Engineering Design Guidelines Planning Scheme Policy.




DRAINAGE NETWORKS

P8

In urban areas, the major drainage network is designed and constructed with the capacity to control stormwater flows under normal and minor system blockage conditions for the DFE applicable to drainage so that:

(i) floodways are restricted to areas where there is no damage to property or hazards for motorists, and

(ii) runoff is directed to a lawful point of discharge through competently designed and constructed outlet works

S8

Design requirements of the Engineering Design Guidelines Planning Scheme Policy.

Complies

The proposal intends to adhere to the requirements of the Engineering Design Guidelines Planning Scheme Policy.

PUBLIC UTILITIES

P9

Street lighting and signs are provided to ensure the safety of both vehicles and pedestrians, and to facilitate access and movement.

S9

Street lighting and signage comply with the requirements of the Engineering Design Guidelines Planning Scheme Policy.

Complies The proposal is in an existing industrial estate and therefore has preinstalled street lighting.

INFRASTRUCTURE PAYMENTS

P10

The costs of providing infrastructure is funded by the development giving rise to the need for the infrastructure.

S10

The funding of infrastructure complies with the requirements of the Contributions Planning Scheme Policy.

Complies The developer intends to make infrastructure contributions in accordance with Planning Policy No. 16 - Contributions




CAR PARKING AND ACCESS

P11

Premises are provided with:

(i) adequate vehicle parking spaces to satisfy the anticipated requirements of the activity;

(ii) safe and efficient access and manoeuvring areas to meet the anticipated volume and type of traffic;

(iii) large vehicles are able to enter and leave the site without prejudicing the safety and efficiency of the road;

(iv) access driveways are located and designed to minimise conflicts with traffic and pedestrians; and

(v) vehicle crossings from the carriageway to the frontage of the site are constructed and finished to appropriate standards for the expected volume and type of traffic generated by activities on the site.

S11.1

Vehicle parking on the site is in accordance with the rates specified in Schedule 2.

S11.2

Vehicles are able to enter and exit the site (with the exception of dwelling house and duplex) in a forward gear.

S11.3

The design of car parking and access complies with the requirements detailed in the Engineering Design Guidelines Planning Scheme Policy.

Complies The proposal intends to provide on-site car parking in accordance with the standards and number stated in Schedule 2.

The proposal intends to provide driveways, turning areas and that will allow all vehicles to enter and exit the site in a forward gear.

The proposal intends to provide driveways, turning areas, parking and vehicle standing areas that are designed, constructed and maintained in accordance with the Engineering Design Guidelines Planning Scheme Policy.



Environmental Amenity


LIGHTING MANAGEMENT

P1

Outdoor lighting does not cause a loss of amenity to adjacent premises or adversely impact on native fauna as a result of the light it emits either directly or by reflection.

Note: Council will refer to the provisions of AS4282

– Control of the Obtrusive Effects of Outdoor Lighting

S1


Complies

The proposal will utilize lighting similar to that already used in the subdivision. These fixtures will be placed adequately so as to not cause a loss of amenity to any adjacent premises or adversely impact on native fauna as a result of the light it emits either directly or by reflection.

OVER SHADOWING

P2

The amenity of adjacent residential land is not adversely affected by shadows cast by adjoining building or structures.

S2

Buildings do not cast a shadow over more than 30% of an adjoining residential lot at any time between the hours of 9am and 3pm on 22 June.

Complies Buildings will not cast a shadow over more than 30% of an adjoining residential lot at any time between the hours of 9am and 3pm on 22 June.

BUILDING SETBACKS

P3

Residential buildings are sited to minimise loss of amenity for residents’ adjacent to cane tram lines.

S3

Residential buildings are set back a minimum of:

(i) 50m from cane tram lines; and

(ii) 100m from cane tram line level crossings and sidings.

Not Applicable There are no residential buildings either on, adjacent to or adjoining the site.




P4

Buildings are set back from a road frontage to:

(i) complement the existing built form; and

(ii) preserve the safety of vehicle movement along adjoining roads.

S4


Complies Buildings are set back at least 6m from Gateway Drive.

Noise and Vibration Management


P1

Noise and vibration do not detract from the amenity of residents or employees of any adjacent premises.

S1


Complies All noise generating equipment (eg motors, compressors) will be controlled so that noise nuisance is not caused to surrounding premises.

P2

Premises accommodating uses which are likely to generate noise are designed and constructed with noise attenuation measures to avoid noise nuisance to nearby uses.

S2


Complies Landscape buffers and distance will offer noise attenuation to avoid noise nuisance to nearby uses. All noise generating equipment (eg motors, compressors) will be controlled so that noise nuisance is not caused to surrounding premises.




P3

Noise sensitive uses locating adjacent to State controlled transport infrastructure incorporate attenuation, building design and orientation measures.

Note: Development adjacent to State controlled roads complies with the Department of Main Roads – Road Traffic Noise Management Code of Practice.

S3


Not Applicable The proposed development is not located adjacent to state controlled transport infrastructure.

Air Quality


P1

Premises used for purposes likely to generate emissions such as air pollutants, heat and odours incorporate:

(i) physical measures for removing pollutants from emissions prior to discharge to the atmosphere;

(ii) physical measures for reducing the temperature gradient between emissions and the atmosphere prior to discharge; and

(iii) operational systems, including monitoring systems for major industry and major infrastructure, which maintain emissions within ANZECC guideline standards.

S1


Complies The proposed development is not expected to create any adverse air pollutants, heat or odours.



Flooding


P1

Premises subject to risk of inundation or damage through flood are provided with immunity to that risk in order to reduce potential property damage and to ensure public safety.

Note: Council will refer to the provisions of AS4282 – Control of the Obtrusive Effects of Outdoor Lighting

S1.1

Development is sited on land that would not be subject to flooding during a DFE; or

S1.2

For development comprising a residential element, the floors of all habitable rooms are located 300mm above the DFE; or

S1.3

For non residential development or development involving temporary or moveable residential structures (e.g. caravan parks):

(i) buildings are located and designed so that floor levels (except areas used for car parking) are 300mm above the DFE; or

(ii) there is at least one evacuation route that remains passable for emergency evacuations during all floods up to and including the DFE.

Complies The subject site is located above the DFE level as per the subdivision approval.

P2

There is no increase in the number of people living or working on a flood prone site, except where the premises are occupied on a short term or intermittent basis.

S2


Not Applicable This criterion does not apply to this proposal.




P3

Development does not result in adverse impacts for the safety of people or the capacity to use land within a floodplain and does not involve:

(i) Any physical alteration to a watercourse; or

(ii) Net filling of 50 cubic metres; or

(iii) The proposed works either:

(A) avoid any reductions of on-site flood storage capacity and contain within the subject site any changes in depth/duration/velocity in flood waters of all floods up to and including the DFE; or

(B) do not change the flood characteristics at the DFE outside the subject site in ways that result in:

- loss of flood storage;

- loss of / changes to flow paths;

- acceleration or retardation of flows; or

- any reduction of flood warning times elsewhere on the floodplain.

S3


Complies This project complies with this criterion.

P4

Storage and handling of hazardous substances on sites that are subject to risk of inundation or damage through flood, ensures that persons and property are not placed at unreasonable risk.

S4

Storage or handling of substances that may be a hazard to the environment or human safety by the risk of contamination due to flooding:

(i) is undertaken in accordance with a risk assessment; and

(ii) provides for the storage of any hazardous

Not Applicable The proposed development is to be located above the DFE level.




substances above or securely isolated from the DFE level.

P5

The use is designed to minimise the impact of Cyclonic Hazards

S5


Complies Buildings are designed to accommodate cyclonic winds

UNDEFINED FLOOD AND INUNDATION AREA

P6

Where flood limits are not identified, development is undertaken such that there is no adverse affects on flood levels or flows on the site or up-stream and down-stream of the site

S6


Not Applicable The proposed development is located above the DFE level.

Water Quality


P1

Development does not detract from the maintenance of water quality in the City’s watercourses and bulk water storages, in particular its:

(i) environmental values; and

(ii) where applicable, potability of the water supply.

S1


Complies

This development does not detract from the maintenance of water quality in the City’s watercourses and bulk water storages or the potability of the water supply.




P2

Premises incorporate:

(i) physical measures for intercepting and treating surface water drainage and spilled substances prior to their release to the watercourses; and

(ii) bunding of sites or areas within sites or integrated drainage systems which include waste water treatment measures, where chemicals, fuels, lubricants or other soluble pollutants are being handled or stored.

S2


Complies All Stormwater will be directed to a mechanical stormwater treatment device and then to council’s reticulation system via stormwater management systems as proposed by an RPEQ and in accordance with the Engineering Design Guidelines Planning Scheme Policy.

P3

The City’s groundwater resources and surface waters are maintained by:

(i) providing a stormwater system that manages stormwater quantity and quality prior to discharging into receiving waters;

(ii) providing non structural source control measures;

(iii) providing structural source control measures;

(iv) retaining or rehabilitating natural waterway corridors such as natural channels, wetlands and riparian vegetation;

(v) providing storage of waste water in secure and sealed storage facilities;

(vi) ensuring efficient disposal areas and ground and surface water retrieval areas are buffered from each other;

(vii) ensuring that contaminants do not enter the groundwater resources; and with reuse of

S3


Complies All Stormwater will be directed to a mechanical stormwater treatment device and then to councils reticulation system via stormwater management systems as proposed by a RPEQ and in accordance with the Engineering Design Guidelines Planning Scheme Policy.




reclaimed water, ensuring safe treatment and disposal of contaminated water.

P4

The biodiversity and habitat values of coastal areas and associated estuarine systems are protected from:

(i) increased nutrient or sediment levels; or

(ii) changed flow, inhibited passage, or hydrologic regimes of the natural coastal and marine margins, which may result from development.

S4


Complies This development proposes a water reticulation management system as proposed by a RPEQ and will be in accordance with the Engineering Design Guidelines Planning Scheme Policy.

P5

Sediment and nutrient loadings into a watercourse are minimised through:

(i) treated on-site effluent;

(ii) adequate stormwater run-off controls; and

(iii) on-site and off site erosion and sediment controls.

S5


Complies This development proposes a water reticulation system as proposed by a RPEQ and will be in accordance with the Engineering Design Guidelines Planning Scheme Policy.



Erosion and Sediment Control


P1

Minimisation of the risk of erosion and sedimentation either on-site or elsewhere, by a comprehensive approach to soil erosion control and sedimentation management, including:

(i) the minimisation of:

(ii) earthworks;

(a) clearing of land;

(b) long term stockpiling of excavated materials;

(iii) use of appropriate construction management techniques;

(iv) diverting surface water drainage around disturbed areas; and

(v) treating and removing sediments from stormwater over disturbed areas prior to release from the site.

S1

The control of Erosion and Sedimentation complies with Planning Scheme Policy 15.07 - Engineering Design Guideline D7 Soil and Water Quality Management.

Complies This development proposes a comprehensive approach to soil erosion control and sedimentation management by a RPEQ and will be in accordance with Planning Scheme Policy 15.07 - Engineering Design Guideline D7 Soil and Water Quality Management.

P2

Progressive rehabilitation of disturbed areas occurs within the site through a comprehensive rehabilitation program including:

(i) the grading and reshaping of the disturbed areas to provide controlled and stable drainage flow paths;

(ii) the construction of drainage paths which divert high velocity flows away from disturbed areas;

(iii) the re-spreading of stored top soil stripped from the site; and

(iv) the planting of the disturbed area with native species of grasses, ground covers and

S2


Complies The subject site has existing natural fall and the proposal intends any alteration to this to be of low impact. Areas disturbed will be reshaped and have drainage paths etc constructed as per levels designed by an RPEQ.




trees.

Coastal Management


PUBLIC ACCESS AND ROADS

P1

(i) there is no net loss of public access to the foreshore, or of public useability of coastal waters;

(ii) appropriate location and design is achieved with respect to sensitive coastal resources and their values;

(iii) roads that run parallel to the coast, are set back from erosion prone areas and significant coastal resources, with only smaller access roads running to the coast; and

(iv) minor spur roads to the foreshore and

associated car parks provide access to the foreshore at locations that are convenient to the public, have low environmental sensitivity, and avoid locations that may increase storm tide hazard.

S1


Not Applicable: This criterion is not applicable to this proposal.

EROSION PRONE AREAS

P1

Development and permanent buildings are minimised in erosion-prone areas as defined in this

S1.1

Reconfiguring a lot within an erosion prone area incorporates erosion prone land as undeveloped





code (apart from temporary or relocatable structures required for safety and recreational purposes).

open space.

S1.2

Relocatable structures such as picnic tables, barbecues, coastal trails, bikeways, demountable structures, equipment sheds, lookouts, elevated decks, shelter sheds etc are located within erosion prone areas only where they remain relocatable.

S1.3

All other development is;

(i) located outside of the erosion prone area; or

(ii) as far landward as practical within the lot; and

(iii) is coastal dependent development (as defined in this code).

S1.4

All building works (excluding demolition), including extension to existing buildings, on lots wholly or partly within the erosion prone area are:

(i) For rural areas and undeveloped urban areas, located landward of the erosion prone area to minimise the extent of permanent building inside the erosion prone area; and

(ii) For urban areas, located wholly landward of the alignment of existing neighbouring buildings and of a scale and intensity similar to that of the surrounding development




P2

Where there is existing development within an erosion-prone area, redevelopment and extensions do not (as defined in this code):-

(i) extend the intensity of the existing level; or

(ii) compromise coastal management outcomes and principles

Note: Supporting information required in order to demonstrate compliance is set out in the Erosion Prone Area Planning Scheme Policy.

P2





High Impact Activity Areas


P1

Land uses adjoining high impact activity activities, including activities as indicated on Figure 9-8.1; and Figure 9-8.2 “High Impact Activities” and Information Map “High Impact Activities”, are designed and sited to manage adverse effects on site users by providing:

(i) noise attenuation measures;

(ii) buffers between sensitive uses and the high activity areas;

(iii) landscaping including bunding between sensitive use areas and high impact activity areas; and

(iv) any other measures required to ensure that a nuisance is minimised.

S1

Land uses adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.3.

Table 9-8.3 Setbacks (measured from the boundary of the actual activity including ancillary site area for supporting activities or planned future expansion)

High Impact Activity Buffer Distance

Sewerage Treatment Plants(in general)

50,000 EP plant 1.475 km

20,000 EP plant 500m

3,500 EP plant or less 500m

University 200m

Key Resource Areas (KRAs) (See Figs 9-8.1 and 9-8.2)

The Cedars – KRA23 Separation Area identified in Figure 9-8.2.

The Cedars Haul Route

100m

Farleigh – KRA24 Separation Area identified in Figure 9-8.1.

Farleigh Haul Route 100m

Activities Producing Spray Drift, Noise, Smoke or Odour

Min. Default Distance (m)

Min. Design distance with Buffer (m)

Agricultural chemical spray drift

300m open space

40m vegetated

Complies The proposal is in an existing industrial estate and intends to provide driveways, turning areas, parking and vehicle standing areas. This use is not listed in the high impact activities as listed in the adjacent table. The proposal will not generate any adverse effects on site users.




buffer

Intermittent odour (>88 hrs/yr)

500m 500m

Intermittent noise as defined in planning guidelines

60m day / 1000 night

15m day / 250 m night

Long term noise (< 50 hours /year)

500m day / 1000m night

120m day / 1000m night

Dust, smoke and ash 150m 40m

S2

Land uses other than Industry (High Impact) uses, adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.4.

Table 9-8.4 Setbacks (measured from the boundary of the actual activity including ancillary site area for supporting activities or planned future expansion)

Extractive Industry (other than KRAs) 1000m

Slaughter Yard 1000m

Sugar Mill 1000m

Meatworks 1000m

S3

Land uses other than Industry (High Impact) uses, adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.5.

Table 9-8.5 Setbacks (measured from the boundary of the actual activity including ancillary site area for supporting




activities or planned future expansion)

Waste Facilities 1000m

Transfer Stations 300m

Greenwaste Facilities8 300m

P2

Specific Sewerage Treatment Plants meet the following criteria:

PLANT BUFFER DISTANCE

Mackay Southern Water recycling Facility 97,000 EP

1.0km

S3


Complies The proposed development is situated the required distance from the Mackay Southern Water Recycling facility.



Landscape and Fencing


P1

Development is provided with adequate and suitable landscaping and screening on the site which ensures:

(i) an attractive streetscape appearance; and

(ii) the privacy and amenity of any adjoining residences.

S1

Landscaping is provided in accordance with the Landscaping Planning Scheme Policy

Complies

Landscaping will be provided in accordance with the Landscaping Planning Scheme Policy. Landscaping composes 8.8% of the development.

P2

Landscaping is designed to prevent encroachment upon electricity infrastructure.

S2.1

Landscaping near electricity lines or substations, are designed and developed so that any vegetation at maturity or landscaping structures or works will not exceed 4.0m in height on land:

(i) in an electric line shadow; or

(ii) within 5m of an electric line shadow; or

(iii) within 5m of a substation boundary.

S2.2

Elsewhere, vegetation is planted in a position that is further from the nearest edge of an electric line shadow or substation boundary than the expected maximum height at maturity of vegetation.

S2.3 On land adjoining an electricity substation boundary, the vegetation foliage at maturity will not be within 3m of the substation boundary. However, where a substation has a solid wall along any part of its

Complies Electrical infrastructure is underground. The proposed development does not adjoin an electricity substation boundary.




boundary, foliage may extend to, but not above or beyond, that solid wall.

P3

Landscaping provides a 2m wide landscaped strip adjacent to the road frontage incorporating existing vegetation wherever possible.

S3


Complies A 4.5m wide landscape buffer strip is proposed along the road frontage with an aesthetically pleasing street appeal.

P4

A landscape strip is provided comprising either a 1.8m high solid fence or 2m wide planted screen adjacent to all side and rear boundaries of a site which adjoins any residential area.

S4


Not Applicable This site does not adjoin any residential areas.

P5

Landscaping around buildings is designed to maximise shade and redirect cooling breezes in summer and to provide a windbreak in winter.

S5


Complies

Landscaping around buildings is designed to maximise shade and redirect cooling breezes in summer and to provide a windbreak in winter.

P6

Landscaping incorporates planting for shading summer sun, including:

(i) tall shade trees to the west and east of the building; and

(ii) trellises or pergolas adjacent to windows to the north of the building.

S6


Complies Landscape species will be selected to provide tall shade trees to the west and east of the building.

P7 Landscaping is designed to maximise the outdoor shade areas and minimise use of hard reflective surfaces around the building.

S7


Complies Landscaping is designed to maximise outdoor shade areas and minimise the use of hard reflective surfaces.




LANDSCAPING FOR OUTDOOR VEHICLE PARKING AREAS

P8

Landscaping for outdoor vehicle parking areas, where development is for the purposes of Accommodation units, multiple dwelling units, Sport and recreation, indoor entertainment, outdoor entertainment, child care centre, service station, motel, Industrial uses and retail or commercial uses, will:

(i) visually enhance the area along any road frontage;

(ii) screen the area from any adjoining residential or other sensitive uses;

(iii) provide visual relief and shade throughout the area; and

(iv) be compatible with local native species.

S8.1

Landscaping of outdoor vehicle parking areas

provides planting of trees and shrubs:

(i) in a strip 2m wide along any primary road frontage at a density and a scale appropriate to the size of the vehicle parking area and the function of the adjoining road; and

(ii) in median areas throughout the vehicle parking area at a rate of 1 shade tree for every 6 parking spaces.

S8.2 Provide a wall, fence or continuous screen planting, to a height of at least 1.8m along any boundary to land used or likely to be used for residential or other sensitive use.

Not Applicable A 4.5m landscape strip is proposed along the car parking area frontage to Gateway Drive. Shade trees are positioned throughout the carparking area at a rate of one for every six car parking bays.




LANDSCAPING – GENERAL REQUIREMENTS

P9

Landscaping is designed and established to:

(i) an appropriate scale relative to both the street reserve width and to the size and nature of the development;

(ii) incorporate remnant vegetation, where possible;

(iii) provide summer shade and shelter for pedestrian comfort and energy efficiency of buildings;

(iv) maximise areas suitable for on-site infiltration of stormwater;

(v) allow for pedestrian and vehicle safety;

(vi) generate a cohesive and distinct visual character for the streetscape and locality;

(vii) be suitable to the tropical climate;

(viii) provides planting, paving and other landscape treatment according to a Landscaping Plan; and

(ix) minimise irrigation requirements through appropriate plant selection, mulching and water efficient irrigation systems.

Note: The Landscape Planning Scheme Policy should be referred to for information that may be required by Council to assist in assessment of an application.

S9


Complies Street trees are already planted in the industrial development and a 4.5 wide landscape strip is provided along the primary road frontage. Landscaping will provide summer shade and incorporate remnant vegetation where possible.




VEGETATION MANAGEMENT

P10

Natural vegetation is maintained wherever possible.

Note: Assessable development being operational work that is clearing of native vegetation of freehold land consistent with Schedule 8, Part 1, 3A of IPA will be assessed under the provisions of the Vegetation Management Act 1999 and the State code for clearing of vegetation on freehold land.

S10


Complies There is no existing vegetation on site of significance requiring retention.

Community Safety Design Principles


SURVEILLANCE AND SIGHTLINES

P1

Premises provide opportunities for informal surveillance from surrounding buildings and land uses.

Note: Ways of showing compliance are as follows:

(i) Windows in buildings overlook pedestrian routes, open space areas and carparks.

(ii) No blank building facade is presented to any street frontage.

(iii) Street level windows are provided in buildings fronting onto public spaces and movement routes.

S1


Complies

Building entrances face the street and site entrance providing opportunities for informal surveillance from surrounding buildings and land uses.




P2

Where located adjacent to public areas, premises are designed to permit surveillance of public areas.

S2


Not Applicable There are no public areas adjacent to or adjoining the site.

P3

Buildings and street addresses in urban areas are easily identified.

S3


Complies Code compliant signage will enable the easy identification of buildings and street address of the development.

P4

Premises for uses other than dwelling houses and dual occupancy, are illuminated at night to:

(i) maximise personal safety of site users; and

(ii) minimise opportunities for attack by hidden persons.

(iii) provide lighting along access routes, in building entrances, site entries, car parking areas and other movement areas used after dark.

S4


Complies

The site will be artificially lit at night.

P5

Visibility is provided into stairwells, elevators, car parks, lobby entrances and bicycle parking facilities.

S5


Complies

Stairwells, elevators, car parks, lobby entrances and bicycle parking facilities are all visible from the street.




P6

Premises and their surrounds do not include:

(i) ‘blind’ corners (including on stairs, in corridors or other situations where movement can be predicted);

(ii) sudden changes of grade on pathways which reduces sightlines;

(iii) concealment spots (unless they can be secured after hours); and

(iv) pedestrian tunnels, excepting that where unimpeded sightlines or the absence of concealment points cannot be reasonably achieved, equipment (such as security mirrors) and good lighting is provided to enhance visibility.

(v) potential concealment areas (i.e. dead-end alleys) are restricted or locked after hours.

(vi) Where a concealment spot is unavoidable, there are aids to visibility such as convex mirrors and good secure lighting.

(vii) Concealment spots such as:

(A) dark areas adjacent to a main/designated pedestrian routes;

(B) private dead-end alleyways; (C) indentation in fencing or walls; (D) gaps in the streets such as

entrances to interior courtyards and recessed doorways; and

(E) areas that are isolated after dark; are not located on the premises.

S6


Complies The proposed development does not create ‘blind’ corners or corridors, sudden changes in grade of pathways, concealment spots or pedestrian tunnels. The premises will be locked after hours. Areas isolated after dark will not be located on the premises.




P7

Building entrances:

(i) are clearly defined;

(ii) are well lit and face the street;

(iii) do not create concealment spots;

(iv) provide clear sightlines from the building foyer so that occupants can see outside before leaving the building;

(v) have lobbies visible from the exterior; and

(vi) have staff entrances, if separate, which are well lit and maximise opportunities for informal surveillance and for clear sightlines.

S7


Complies Building entrances are clearly defined, well lit and face the street. Clear sight lines are provided from the office foyer. All separate staff entrances and exits will be well lit.

P8

Landscaping is designed and maintained to provide informal surveillance and clear sight lines on accessways and to other public spaces.

S8

“Vulnerable premises” provide landscaping designed to promote safety including:

(i) planting which does not obscure doors and windows overlooking public spaces and isolated areas;

(ii) shrubbery and low-level planting associated with footpaths which does not exceed 0.5m in height where abutting pavements;

(iii) trees in vulnerable settings which do not have branches below 1.5m; and

(iv) hard landscaping elements such as low

fencing and walls (below 1.2m) which guide pedestrians and vehicles along designated paths.

Complies

Landscaping will be designed to promote safety.




SAFE MOVEMENT AND ACCESS

P9

The design of premises provides for unimpeded sightlines, particularly along pedestrian and bicycle routes.

S9

All barriers (including landscaping features) along bicycle and pedestrian routes are visually permeable (i.e. can be easily seen through to reduce concealment points).

Complies

All barriers (including landscaping features) along bicycle and pedestrian routes are visually permeable (i.e. can be easily seen through to reduce concealment points).

P10

Car parking areas are:

(i) designed to optimise informal surveillance and illumination, and to minimise unlawful access;

(ii) well lit to enable visibility of all external edges and routes providing access to the car park;

(iii) designed to minimise instances of large numbers of cars being co-located (over 100 cars in a single block). If more than 100 cars, more than one entry / exit point is provided so that the car park does not become an entrapment area.

S10


Complies All carparking is clearly visible from both the street and buildings and the premises will be well lit after hours.

P11

Underpasses and overpasses are designed and located to reduce opportunities for crime, so that:

(i) pedestrians are able to see what is in an underpass or tunnel and at the end of it before entering; and

(ii) signs at each end of an underpass indicate where it leads and an alternative route to use at night.

S11






P12

Underpasses are wide enough to accommodate both pedestrian and cycle traffic, (Note: Council will refer to the provisions of AUSTROADS Guide to Traffic Engineering Practice Part 14- Bicycles).

S12



P13

The design and location of laneways and alleyways promotes community safety.

S13.1

Laneways are straight and have more than one entrance.

S13.2 Unnecessary access to buildings from laneways is avoided.


BUILDING DESIGN AND LIGHTING

P14

Buildings contribute positively to the enhancement of public safety and security.

S14.1

Ramps and elevator entrances are located in areas which are not isolated.

S14.2

Lifts are located within a secure entrance, and incorporate graffiti and vandal-resistant measures (i.e. a fully glazed and enclosed vestibule area at the exit to the lifts).

S14.3

Loading and storage areas are well lit or can be locked after hours.

S14.4

Parking spaces are allocated near the building entry for employees working after hours.

S14.5

Complies Loading and storage areas will be well lit. All parking spaces are located close to building entrances and exits and are clearly visible from both the street and on-site buildings.




Enclosed or underground car parks can only be accessed from inside the building or through a security system.

S14.6 All windows, particular those at street level are secure, without creating a ‘fortress-like’ appearance (i.e. avoid solid roller shutters).

P15

Lighting is provided which:

(i) increases safety and security in and around the premises;

(ii) considers vegetation, in both its existing and mature forms, or other elements that may have the potential to block out light;

(iii) illuminates inset spaces, access/egress routes car parking areas and signage; and

(iv) supports visibility for pedestrians, as well as road users.

S15

No specific solution.

Note: Council will refer to the following as guidance in assessment of compliance:

Security lighting is consistent with Australian Standard S 4282 (1997) (The Control of Obtrusive Effects of Outdoor Lighting.

Lighting of pedestrian and bicycle movement routes, public spaces and outdoor signage in public spaces is to the minimum Australian Standard of AS1158 (Public Lighting Code).

Complies Security lighting will be in accordance with AS 4282 (1997) (The Control of Obtrusive Effects of Outdoor Lighting). Lighting of pedestrian and bicycle movement routes, public spaces and outdoor signage in public spaces will be to the minimum Australian Standard of AS1158 (Public Lighting Code).



2.3.4 Industrial Code

(1) The overall outcome is the purpose of the Industrial Code. (2) The overall outcomes sought for the Industrial Code are the following:

(a) industrial uses are established having regard to the size of the site, topography, provision for utility services, and surrounding land use; (b) premises are laid out to provide an efficient, safe and attractive working environment for employees and other site users; (c) premises have safe and convenient vehicular and pedestrian access to the transport network; and (d) buildings are sited, designed and finished to achieve an attractive streetscape.

Site Suitability


P1

The site has sufficient area and dimensions to accommodate the building(s), parking area, service vehicle areas, storage areas, and landscaping necessary for the operation of the use.

S1.1 The site has a minimum area of not less than: (i) 3,500m2 where in the Industry (High Impact) Zone; or (ii) 2,500m2 otherwise. S1.2 The site has a minimum frontage of not less than: (i) 35m where the site is in the Industry (High Impact) Zone; or (ii) 30m otherwise.

Complies The Lot size of lots 21 & 22 SP217745 are 5772m

2

and 1.172ha respectively.

LANDSCAPING AND BUILDING TREATMENTS

P1

Landscaping and building treatments:

(i) enhance the character of the street;

(ii) enable the development to blend with the surrounding locality;

(iii) encourage favourable micro-climate conditions; and

S1.1

The minimum area of landscaping provided is:

(i) for premises along an Arterial or Sub-arterial Road, 10% of the total site area, or (ii) for other premises, 7.5% of the total site area.

Complies Landscaping totalling an area of 1401m

2 is provided.

Landscaping is provided along the full length of the road frontage of the premises except vehicle access points.




(iv) are safe and attractive for workers. S1.2

Landscaping is provided along the full length of the road frontage of the premises (when setback from the frontage of the road), except vehicle access points, as follows:

(i) have a minimum width of 2m; or

(ii) where along an Arterial or Sub-Arterial Road, have a minimum width of 5m.

S1.3

Landscaping is provided along any site boundary adjoining a sensitive area or open space, and is at least 5m wide and includes screen trees and shrubs.

S1.4

Where in the City Centre Locality, an industrial building is built within 1m of the front boundary it is to incorporate an awning not less than 2.5m wide, cantilevered over the footpath.

BUILDING SETBACKS

P1

The building is set back from the road frontage in a way that allows:

(i) efficient use of the site;

(ii) visitor car-parking to be provided at an easily visible location at or near the front of the premises;

(iii) the building to contribute to an attractive streetscape character; and

(iv) the location of utility services and drainage paths to be taken into account.

S1

The building is set back not less than:

(i) 10m from an Arterial or Sub-Arterial Road, or Major Collector Street;

(ii) 6m from any other road; or

(iii) where in the City Centre Locality, buildings may be built up to the frontage if a footpath awning of not less than

3m wide is provided for the full frontage of the site.

Complies Buildings are setback 6m from Gateway Drive.




P2

The building is sited in relation to side and rear boundaries in a way that:

(i) allows for efficient use of the site;

(ii) permits the location of utility services and drainage paths to be taken into account; and

(iii) existing or likely future use of adjoining land is not adversely affected.

S2

The building is set back:

(i) not less than 10m to any boundary adjoining land in the Open Space Zone; or

(ii) otherwise in accordance with the Building Act 1975.

Complies Buildings are setback 6m from Gateway Drive and no closer than 13.5m from any side or rear boundary.

BUILDING SCALE AND APPEARENCE

P1

The building has a height and bulk consistent with the streetscape.

S1

Buildings:

(i) have a height of not more than 6.5m where located on land included in the Industry (Low impact) Zone and not more than 15m where located on land included in the Industry (High impact) Zone;

(ii) occupy not more than 60% of the area of the site; and

(iii) have a gross floor area not greater than the area of the site.

Complies The building height does not exceed 15m. The proposed project has approximately 8.3% site cover and a Gross Floor Area of 1629m

2.

The P2

Front of the building is designed and sited to address the road frontage.

S2

S2.1 The main entry to the building is easily identifiable from the street and directly accessible through the front of the building.

S2.2 The office space of each building is sited and oriented towards the road frontage.

Complies The building is sited to address the road area. The building’s main entrance is easily identifiable and directly visible from the street.




The

P3

Building is designed and finished to have a high quality, modern appearance.

S3 A\

S3

A building with materials, colours and architectural details of a high standard, and in accordance with the following:

(i) materials - brick, masonry, glass, steel; and (ii) external walls – having a modern / high quality appearance with low reflectivity.

Complies The building materials will consist of steel framing, steel and fibre cement cladding and steel roofing. The external wall will have a modern high quality appearance with low reflectivity.

FENCES AND WALLS

P1 The development provides fences and walls which:

(i) are visually attractive and blend with landscapingon the premises; (ii) are designed and detailed to provide visual interest to the streetscape; (iii) are constructed of materials which are compatible with the buildings on the premises; (iv) provide effective screening from adjoining sensitive areas or other incompatible use; and (v) assist in highlighting entrances and paths.

S1 S1.1 Fencing is:

(i) erected along the building line rather than the street frontage; or (ii) otherwise screened by landscaping.

S1.2 Solid fencing or walls are provided to screen views or buffer noise to adjoining sensitive areas or other incompatible use.

Complies A 1.8m high black powder coated chain wire mesh fence will be erected around the site. Visual amenity will be enhanced by landscaping and signage will indicate and assist in identifying building entrances.

SIGNAGE

P1

Appropriate signage is provided on the premises

which:

(i) enhances the streetscape appearance; (ii) avoids unsightliness; and (iii) does not create visual clutter.

S

S1 No solution is provided.

Complies Signage on the premises will be minimised, enhance the streetscape and will not create visual clutter.




P2 I

In urban areas, the major drainage network is designed and constructed with the capacity to control stormwater flows under normal and minor system blockage conditions for a DFE ( for industrial uses) so that: (i) floodways are restricted to areas where there is no damage to property or hazards for motorists, and (ii) runoff is directed to a lawful point of discharge through competently designed and constructed outlet works.

S1 No Solution Specified

Complies Stormwater will be directed to an onsite stormwater treatment system and then to councils reticulation system via stormwater management systems as proposed by a RPEQ.



4.0 CONCLUSION

Struxi Building Design has been engaged by the applicant, Pengelly Developments, to prepare a Material Change of Use Code Assessable development application to gain a Development Permit for the establishment of a ‘general industry’ on Lots 21 & 22 SP217745. The subject site is zoned Mackay Frame Locality – Industry (high impact) and is desirable in this location. The proposal responds to the constraints of the land, reflects the neighbouring development, and complies with the current zoning. In summary, this report supports the issuing of a Development Permit subject to reasonable and relevant conditions for the proposed development. In this regard, in accordance with Section 324 of the Sustainable Planning Act 2009, the applicant contends that this development proposal satisfies all of the relevant state and local planning instruments requirements and that no conflict is created. The applicant contends that Council should favourably consider this development application on a planning merit basis for the following reasons; - The proposed plan for a general industry has demonstrated that it is in accordance with the overall outcomes, and compliant with the performance criteria and acceptable solutions of the relevant codes; - The proposal will not create any amenity problems (i.e. privacy and aesthetics) and it is considered that the overall design and elements forming part of the proposal will make a positive contribution to the surrounding environment; - The proposal is compatible with the surrounding industrial development; - Establishment of the proposed development can be carried out in a manner which will not result in the amenity or use of the adjoining developments being significantly affected; - The development can be adequately serviced through connecting the development to Councils water and sewerage infrastructure, thereby demonstrating that the site is capable of such a development. In conclusion, pursuant to Section 313 of the Sustainable Planning Act 2009, the proposal is compliant with all relevant planning matters of SPA 2009. Subsequently, the proposal has demonstrated sufficient planning merit to justify Council’s favourable consideration.

PLANNING SCHEME COMPLIANCE STATEMENT

FOR CONTRACT REF: 1388.13780 PENGELLY DEVELOPMENTS PROJECT: General Industry, Lot 21 & 22 SP217745, Paget


APPENDIX 1







Documents

PLANNING SCHEME COMPLIANCE STATEMENT · PLANNING SCHEME COMPLIANCE STATEMENT FOR CONTRACT REF: 1388.13780 PENGELLY DEVELOPMENTS PROJECT: General Industry, Lot 21 & 22 SP217745, Paget