Upload
others
View
7
Download
0
Embed Size (px)
Citation preview
PHONE WEB EMAIL
URBANSERVICESQLD–ABN90468348704 0438144892 www.urbanservicesqld.com.au [email protected]
TownPlanningReportImpactAssessableMaterialChangeofUse(MCU)DevelopmentApplication
7805BrisbaneValleyHighway,BRAEMOREQLD4313
18July2018PreparedforOutThereCycling
TownPlanningReport
2
TableofContents1.0ApplicationSummary.......................................................................................................................................................32.0Introduction.....................................................................................................................................................................43.0SiteCharacteristics...........................................................................................................................................................43.1Zoning...........................................................................................................................................................................43.2SiteHistory....................................................................................................................................................................53.3Topography...................................................................................................................................................................53.4Access...........................................................................................................................................................................53.5CivilServices..................................................................................................................................................................53.6Easements.....................................................................................................................................................................5
4.0DevelopmentProposal.....................................................................................................................................................55.0StatutoryPlanning............................................................................................................................................................65.1StatePlanning...............................................................................................................................................................65.2RegionalPlanning.........................................................................................................................................................6
6.0LocalPlanning..................................................................................................................................................................76.1PlanningSchemeCodes................................................................................................................................................76.2PlanningSchemePolicies..............................................................................................................................................76.3CodeComplianceTables...............................................................................................................................................76.4Overlays......................................................................................................................................................................10
7.0Conclusion......................................................................................................................................................................138.0SupportingDocuments..................................................................................................................................................13
TownPlanningReport
3
1.0ApplicationSummary
Contact/Applicant: JosieSheehan
C/OURBANSERVICESQLD
KylieMill
Principal
PH:0438144892
EMAIL:[email protected]
TypeofApprovalSought: DevelopmentPermit
LevelofAssessment: ImpactAssessable
ReferralAgency: DepartmentofTransportandMainRoads
SiteDetails: 7805BrisbaneValleyHighway,BraemoreQld4313
SiteArea: 163100m²
Zone: OutdoorRecreation
Owners: JosieSheehan
LocalGovernmentArea: SomersetRegionalCouncil
RegionalPlan: SouthEastRegionalPlan2009–2031(UrbanFootprint)
PlanningScheme: SomersetRegionalPlanningScheme
Overlays: OM1-AgriculturalLand
OM3-KoalaConservation
OM4-Bushfire
OM8-HIAManagementArea
OM13-StockRoute
TownPlanningReport
4
2.0Introduction
URBANSERVICESQLDhavebeenengagedbyJosieSheehanfromOUTTHERECYCLINGtoprepareanImpactAssessabledevelopmentapplicationtoSomersetRegionalCouncilseekingadevelopmentpermitforaMaterialChangeofUse(MCU)(OutdoorRecreation)at7805BrisbaneValleyHighway,Braemore,Queensland4313,moreformallyknownasLot3RP156173.ThisreportprovidesinformationforassessmentagainsttherelevantState,RegionalandLocalplanningprovisions.
Figure1AerialPhotograph{indicativeboundary}
Source:SomersetRegionalCouncil
3.0SiteCharacteristics
Thesitecontainsvacantlandandwaspreviouslyusedforgrazingpurposes.TheproposeddevelopmentwillbeundertakenonthislotwhichislocatednexttotheBrisbaneValleyHighwayprovidingeasyaccessforanyoneusingthishighway.Thereislimited,sparsevegetationandgrasslandwithadamandanexistingdwellingonsite.Thesitehasaneastwestorientation.
3.1ZoningThesiteislocatedintheruralzone.
TownPlanningReport
5
Table1–LandUseZone
Zone MappedLocation
RuralZone
3.2SiteHistoryThesitehashistoricallybeenusedforruralgrazingpurposes.
3.3TopographyThesiteisrelativelyflatandgentlyslopestowardsthehistoricBrisbaneValleyrailtrail.Existingvegetationandstorageshedsonthelotwillnotberemoved.
3.4AccessAccesstothesitewillbeviaBrisbaneValleyHighway.2visitorcarparkingspaceswillalsobeprovidedatprecinct2(workshopandstorageshed}.
3.5CivilServicesThesiteisservicedbyelectricity,accesstoborewaterandonsiteseweragesystem.
3.6EasementsThesitedoesnotcontainanyeasements.
4.0DevelopmentProposal
Theproposeddevelopmentinvolvesthematerialchangeofuseapplicationforaproposedoutdoorrecreation.
Precinct2(Workshop/StorageandTrainingCentre)-Therewillbevehicleandpedestrianaccesstotheworkshop/storageandtrainingcentrewithfour(4)visitorcarparkingspacesprovided.Thesetwoexistingstructureswillbetransformedintothisprecinct.Themountainbikesandsafetyequipmentwillbekeptatthislocationwhennotinuseontheskillsdevelopmentfacility.Thebikeskilltrailwillbelocatedinprecinct2.
TownPlanningReport
6
5.0StatutoryPlanning
5.1StatePlanningThisapplicationistobeassessedusingtheimpactassessableprovisionsofthePlanningAct2016.
Thisproposalislocatedwithin25mofastate-controlledroad.ThisapplicationwillbereferredtotheStateDepartmentofTransportandMainRoads.
State-controlledroad
Within25mofastate-controlledroad
5.2RegionalPlanningThedevelopmentproposalislocatedwithintheurbanfootprintundertheSouthEastQueenslandRegionalPlan2009–2031.TheproposeduseisforanoutdoorrecreationandtemporaryaccommodationfacilityandisconsistentwiththeRuralPlanlandusedesignation.
Table4–SouthEastQueenslandRegionalPlan
TownPlanningReport
7
RegionalLandUseCategories
MappedLocation
UrbanFootprint
6.0LocalPlanningTheproposeddevelopmenthasbeenassessedagainsttherelevantprovisionsoutlinedintheSomersetRegionalCouncilPlanningScheme.
6.1PlanningSchemeCodesTheproposeddevelopmenthasbeenassessedagainstthefollowingcodes:
• Recreationactivitiescode• Caretaker’sAccommodationCode
6.2PlanningSchemePoliciesTherearenoplanningschemepoliciesapplicabletotheproposeddevelopment.
6.3CodeComplianceTablesTable5-AssessmentagainsttheRecreationActivitiesCode
8.2.12.3AssessmentbenchmarksPartA–AssessmentbenchmarksforassessabledevelopmentTable8.2.12.3–Assessmentbenchmarksforassessabledevelopment
PerformanceOutcomes AcceptableOutcomes ResponseForAssessableDevelopment PO1Thedevelopmentis:(a)highlyaccessibletotheintendedcatchment;(b)inproximitytoothercommunityorrecreationalactivities,wherepracticable;and(c)locatedtoavoidconflictwithincompatiblelanduses.
AO1.1Noacceptableoutcomeprovided.
Complies.
SiteLayoutandDesign PO2Sitelayoutanddesignoptimisespedestrianandvehicularaccessibility.
AO2.1Noacceptableoutcomeprovided.
Complies.
BuiltFormandCharacter
TownPlanningReport
8
PO3Buildingsandstructuresareofformandcharacterthatiscommensuratewiththezoneandlocalityinwhichtheactivityislocated.
AO3.1Noacceptableoutcomeprovided.
ThebuildingandstructuresreflectthecharacteroftheintentoftheBrisbaneValleyRailTrail.
ScaleandIntensity PO4Thescaleandintensityoftheactivityiscommensuratewiththezoneandlocalityinwhichtheactivityislocated
AO4.1Noacceptableoutcomeprovided.
Complies.
BuildingArticulation PO5Buildingdesignincorporatesarticulationtoprovidevisualinterest.
AO5.1Noacceptableoutcomeprovided.
Complies.
BuildingMaterials PO6Buildingsandstructuresareconstructedofrobustmaterialsthataregraffitiresistant.
AO6.1Noacceptableoutcomeprovided.
Complies.
EmissionsPO7Usesdonotgenerateoremitnoise,odour,smoke,ashorotherparticulateemissionsthatwouldcauseenvironmentalharmorenvironmentalnuisance.
AO7.1Noacceptableoutcomeprovided.
Complies.
OutdoorLighting PO8Lightingisdesignedinamannertoensureongoingamenityandsafetywhilstensuringsensitivelandusesareprotectedfromundueglareorlightingoverspill.
AO8.1FixedsitelightingcomplieswithAustralianStandardAS4282ControloftheObtrusiveEffectsofOutdoorLighting.AO8.2Outdoorlightingisnotoperatedbetweenthehoursof10pmand6am.
Complies.
HoursofOperation PO9Thehoursofoperationarewithinthereasonableexpectationsofthezoneandlocality.
AO9.1Noacceptableoutcomeprovided.
Hoursofoperationwillbe7daysperweek.
WaterQuality PO10Thedesignandongoingmanagementofoutdoortracksandfacilitiesminimiseserosionandsedimentationanddoesnotadverselyimpactonwaterquality.
AO10.1Noacceptableoutcomeprovided.
Complies.
CPTED PO11Thesitelayoutanddesignincorporate
AO11.1Noacceptableoutcomeproposed.
Compliesandacaretakerwillbeonsiteatalltimes.
TownPlanningReport
9
crimepreventionthroughenvironmentaldesign(CPTED)principles.EmergencyAccess PO12Developmentprovidesforemergencymedicaltreatmentorevacuationcommensuratewiththenatureoftheactivity.
AO12.1Thesiteprovidesunobstructedemergencyaccessduringhoursofoperation.
Complies.
8.2.4.3AssessmentbenchmarksPartA–AssessmentbenchmarksforassessabledevelopmentTable
8.2.4.3-Assessmentbenchmarksforassessabledevelopment
PerformanceOutcomes AcceptableOutcomes ResponseForAssessableDevelopment BonaFideUsePO1Thecaretaker’saccommodationisusedforbonafidecaretakingorpropertymanagementpurposes.
AO1.1Thecaretaker’saccommodationisoccupiedbyapersonhavingdirectresponsibilityforthesecurity,maintenanceormanagementofanon-residentialactivityconductedonthesamesite,andifapplicable,thatperson'simmediatefamily.
Complies.
AncillarytoPrimaryUsePO2Thecaretaker’saccommodationisancillarytoanon-residentialactivityonthesamepremises.
AO2.1Thecaretaker’saccommodationisnotestablishedonaseparatelottothenon-residentialactivity.AO2.2Onlyonecaretaker’saccommodationisestablishedonthesite.
AO2.1andAO2.2areapplicable.
Integrationwiththeprincipalnon-residentialusePO3Thecaretaker’saccommodationoperatesasanindependentandself-containeddwelling
AO3.1Thecaretaker’saccommodationisself-contained.Note–Caretakersaccommodationmaybe:(a)aseparatebuildingtothenon-residentialactivity;(b)externalbutdirectlyattachedtothenon-residentialactivity;or(c)locatedwithinthewithinthesamebuildingasthenon-residentialactivity
Complies.
PO4Thedevelopmentisconsistentwiththecharacterofthelocalityandis
Noacceptableoutcomeprovided. Complies.
TownPlanningReport
10
visuallycompatiblewiththeprincipalnon-residentialbuildingintermsof:(a)builtform;and(b)materialsandfinishes.OpenSpacePO5Thecaretaker’saccommodationisprovidedwithprivateopenspacethatisuseableandadequatelyscreenedfromthenon-residentialactivitiesonthesite.Privateopenspaceisdirectlyaccessiblefromahabitableroomofthedwelling.
AO5.1Agroundlevelcaretaker’saccommodationisprovidedwithaprivateopenspaceareaofatleast30squaremetresthatisabletocontainacirclewithaminimumdiameterofatleast3metres.Theprivateopenspacehasdirectaccessfromalivingroom.ORAO5.2Privateopenspaceforacaretaker’saccommodationlocatedabovegroundisprovidedintheformofabalconyorbalconieshavingaminimumareaof8squaremetresandaminimumdimensionof2metres.Theprivateopenspacehasdirectaccessfromalivingroom.AO5.3Privateopenspaceissitedandorientatedsothatothernon-residentialactivitiesonthesitedonotdirectlyoverlooktheprivateopenspace.
ComplieswithAO5.3.
ORAO5.4Privateopenspaceisscreenedwheredirectviewisavailableintotheprivateopenspacefromthenon-residentialactivity:(a)forgroundlevelprivateopenspacebyaminimum1.8metreshighsolidscreenfence;and(b)forabovegroundprivateopenspacebylightweightscreeningdevices.
6.4Overlays
6.4.1OM1–AgriculturalLandTheagriculturallandoverlayshowninthismapdemonstratestheproposalofthisdevelopmentensuresthealienation,lossorfragmentationofagriculturallandisavoided.
TownPlanningReport
11
Figure1–OM1AgriculturalLandOverlay
6.4.2OM3–KoalaConservation
Inreferencetothebiodiversitycode7.2.3inSomersetRegionalCouncilPlanningScheme,thisdevelopmentproposaldoesnotimpactanyoftheoverlaycodes.
Anydevelopmentisconsistentwiththecodeanddoesnothaveanyadverseimpactsonkoalasandkoalahabitatasthreesiteinspectionshavebeenconductedandnoevidence(scratchmarksontrees,droppings)ofkoalasinthisvicinity.
TownPlanningReport
12
Figure2-OM3-KoalaConservationOverlay
6.4.3OM4–Bushfire
TheproposeddevelopmentwilladheretotheBushfireHazardOverlayCodebutisnotinanareaatriskwithbushfirehazardveryminimisedrisktopeopleorproperty.
Figure3-OM4-BushfireHazardOverlay
6.4.4OM8–HighImpactActivitiesManagement
TheproposeddevelopmentdoesnotimpactthedesiredfuturesettlementpatternforSomersetRegioninregardtothehighimpactactivitiesmanagementareaoverlaycode.
Figure4-OM8-HIAManagementOverlay
6.4.5OM13–StockRoute
TownPlanningReport
13
ThelocationofthissitedoesnotimpactthestockroutemanagementoverlaycodeasshowninFigure5.Thisensuresthefunctionofthestockroutenetworkismaintained.
Figure5-OM13-StockRouteOverlay
7.0Conclusion
Theproposeddevelopmentisconsistentwithstate,regionalandlocalplanninginstruments.TheproposalisconsistentwiththespecificoutcomesoutlinedintherelevantcodesundertheschemeandisthereforerecommendedforapprovalbytheSomersetRegionalCouncilsubjecttoreasonableandrelevantconditions.
8.0SupportingDocuments
DAForm1
SiteplanandElevationsperformedbyKingsArchitects
LandOwnersConsent