DEVELOPMENT APPLICATION · DEVELOPMENT APPLICATION 136694-1 Page 3 3.0 Proposal It is proposed to...

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DEVELOPMENT APPLICATION RECONFIGURATION OF A LOT (1 LOT INTO 3 LOTS) 41 FORGAN STREET, NORTH MACKAY LOT 37 ON RP712451

Prepared by:

RPS

Mackay Office PO BOX 1895 MACKAY QLD 4740

T: +61 7 4953 3577 F: +61 7 4953 3622 E: [email protected] W: rpsgroup.com.au Client Manager: Barwon Gooch Report Number: 136694-1 Version / Date: 21 July 2017

Prepared for:

PHOENIXRISING SUPER FUND

MRC eApplication

melissas

Received (Auto Date)

DEVELOPMENT APPLICATION

136694-1 Page ii

IMPORTANT NOTE

Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under the Copyright Act, no part of this report, its attachments or appendices may be reproduced by any process without the written consent of RPS Australia East Pty Ltd. All enquiries should be directed to RPS Australia East Pty Ltd.

We have prepared this report for the sole purposes of PHOENIXRISING SUPER FUND (“Client”) for the specific purpose of only for which it is supplied (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and does not apply directly or indirectly and will not be used for any other application, purpose, use or matter.

In preparing this report we have made certain assumptions. We have assumed that all information and documents provided to us by the Client or as a result of a specific request or enquiry were complete, accurate and up-to-date. Where we have obtained information from a government register or database, we have assumed that the information is accurate. Where an assumption has been made, we have not made any independent investigations with respect to the matters the subject of that assumption. We are not aware of any reason why any of the assumptions are incorrect.

This report is presented without the assumption of a duty of care to any other person (other than the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a Third Party or for other uses. Without the prior written consent of RPS Australia East Pty Ltd:

(a) this report may not be relied on by a Third Party; and

(b) RPS Australia East Pty Ltd will not be liable to a Third Party for any loss, damage, liability or claim arising out of or incidental to a Third Party publishing, using or relying on the facts, content, opinions or subject matter contained in this report.

If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report with or without the consent of RPS Australia East Pty Ltd, RPS Australia East Pty Ltd disclaims all risk and the Third Party assumes all risk and releases and indemnifies and agrees to keep indemnified RPS Australia East Pty Ltd from any loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.

In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits, damage to property, injury to any person (including death) costs and expenses incurred in taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs, compensation, interest and any other direct, indirect, consequential or financial or other loss.

Document Status

Version Purpose of Document Orig Date

1 Town Planning Report FS 12/07/2017

2 Town Planning Report BG 21/07/2017

Approval for Issue

Name Signature Date

Barwon Gooch

21/07/2017


136694-1 Page iii

Contents 1.0 SUMMARY .................................................................................................................................. 1

2.0 SITE DETAILS AND CHARACTERISTICS ................................................................................ 2

3.0 THE PROPOSAL ......................................................................................................................... 3

4.0 APPLICATION DETAILS & PLANNING ASSESSMENT ........................................................... 5

5.0 CONCLUSION ............................................................................................................................. 6

Appendices Appendix A IDAS Form & Consent

Appendix B Site Context Information

Appendix C Proposal Plans

Appendix D MRC Code Compliance Checklists

Appendix E Engineering Report

Appendix F MRC Pre-lodgement Advice


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1.0 Summary A Development Permit (Reconfiguration of a Lot) is sought for a three (3) lot residential subdivision on land at 41 Forgan Street North Mackay, generally in accordance with the Proposal Plans included in Appendix C. Key matters for the assessment include:

The subject land is a vacant 1004m2, Urban Residential Zoned lot on the corner of Forgan & Swayne Streets, North Mackay which is connected to all services (original house removed).

It is proposed to subdivide the lot to create a 400m2 corner lot (accessed from Forgan Street) and 2 x 302m2 (15m wide) lots fronting Swayne Street.

It is proposed to design and site future houses on the proposed lots in accordance with the QDC with an alternate “zero lot line” solution proposed for the common side boundary of the 300m2 lots; a minimum 3m road frontage setback to Swayne Street and a minimum 4m setback to Forgan Street. These setbacks are proposed to take into account the small area and short depth (20m) of the proposed lots while remaining consistent with the Forgan Street and Swayne Street setbacks.

The development application is code assessable under the planning scheme.

Council is assessment manager and there are no referral agencies.

The subsequent use of the proposed lots for dwelling houses will be self-assessable under the proposed planning scheme which commences on 24 July 2017 as the subject land is located within the Flood Hazard Overlay.

The bounded assessment benchmarks are limited to the applicable codes of the planning scheme are for the assessment.

A full assessment of the proposal against the relevant bounded assessment benchmarks has found the proposal complies or can be conditioned to comply. The main issues of interest relate to the proposed setbacks & car parking for future houses, sewer location & design and stormwater management.

Council Pre-lodgement Advice confirms support for the general concept.

The applicant agrees to receive an information request if determined necessary for this development application. It is requested Council approve the development application subject to reasonable and relevant conditions.


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2.0 Site Details and Characteristics Detailed information on site details and characteristics of the subject land are included in the Application Forms included in Appendix A and Site Context Information in Appendix B and summarised below.

Lot and Plan Lot 37 RP712451

Address 41 Forgan Street (Cnr Swayne Street) North Mackay Qld 4740

Area 1,004m²

Frontages Forgan Street (80 chain) 16.093m Corner Truncation 5.7m Swayne Street (230 chain) 46.26m

Access The site features 1 constructed crossover along Swayne Street, approximately 19 m from the corner of Forgan Street.

Land Title Information LAND OWNER Phoenixrising Super Fund with Glen Gordon Bartels & Lisa Jennifer Den Elzen

as trustees under instrument 717241718. Glen Gordon Bartels is the sole signatory.

ENCUMBRANCES Nil

Existing Use & Services Existing reticulated sewer connection from sewer main/manhole on the lot Existing reticulated water supply connection from water main in Forgan Street.

There is no existing connection to the water main in Swayne Street. Stormwater drainage in Forgan Street (K&C) and Swayne Streets (K&C &

underground) Electricity service disconnected from overhead powerline in Forgan Street.

There are no electricity services in Swayne Street. Telephone service disconnected from network line in Forgan Street See Engineering Report included in Appendix E for more details

Surrounding Uses North – Swayne Street, then houses and old gymnastics centre on oipposite side of street and community facilities in O’Loughlin Street.

East – Forgan Street, then houses on opposite side of street. South – House fronting Forgan Street, then greater residential area West – House fronting Swayne & Canberra Streets, then greater residential

Relevant Planning Scheme Designations

Mackay Frame Locality Goosepond Creek Precinct Urban Residential Zone

Relevant SARA Mapping NIL

Relevant SPP Mapping NATURAL HAZARDS RISK AND RESILIENCE Flood hazard area - Local Government flood mapping area* STRATEGIC AIRPORTS AND AVIATION FACILITIES Obstacle limitation surface area Wildlife hazard buffer zone

MIW Regional Plan Urban Footprint Area (Map 8)


136694-1 Page 3

3.0 Proposal It is proposed to reconfigure the 1,004m² lot into 3 residential lots <450m², generally in accordance with the proposal plans included in Appendix C.

Proposed Lot 371 & 372

Proposed Lots 371 & 372 are equal in area and dimension, both lots will result in 302m² being 15m x 20.1m lots.

Frontage to Swayne Street 15m each as per Council’s pre-lodgement response.

Future houses on the lots are proposed be designed and sited in accordance with the QDC 1.1 (Design and Siting Standard for Lots 450m2 & Under), noting: -

o Council approval for an alternate “zero lot line” solution is sought for the common side boundary between Lots 371 & 372.

o A minimum 3m road frontage setback is proposed for both lots to Swayne Street in accordance with Element 1, A1a)i)

o Provision for on-site carparking for 2 vehicles is proposed to be provided in accordance with Element 1, A8.

o Provision of outdoor living space in accordance with Element 3, A9 (4 x4)

o Maximum Site Cover (50%)

The proposal plan (Appendix C) has been marked up to show the proposed zero lot line and frontage setbacks and note the intent for the house to be otherwise designed and sited in accordance with the QDC. The location of the existing services and site photographs have also been provided (Appendix B).

Please refer to the Engineering Report included in Appendix E for details on proposed connections to services.

The constructed access on the Swayne Street frontage for Lot 372 will most likely become redundant.

Proposed Lot 373

The lot will feature a frontage to Forgan Street of 16.1m, a corner truncation of 5.7m and a frontage to Swayne Street of 16.3m. The lot will result in 400m².

The southern boundary is 20.3m and the eastern boundary common boundary to proposed lot 372 is 20.1m.

This section of the site previously contained a house that was connected to full services.

Pre-lodgement discussions with Council indicate future access should be via Forgan Street. Refer to the proposal plan included in Appendix C.


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Future houses on the lot is proposed to be designed and sited in accordance with the QDC 1.1 (Design and Siting Standard for Lots 450m2 & Under), noting: -

o A minimum 3m road frontage setback is proposed to Swayne Street in accordance with Element 1, A1a)i) for an access street.

o A 4.0m setback is proposed to Forgan Street, exceeding the minimum possible under Element 1, A1a)i) for an access street.

o Corner setbacks in accordance with Element 1, A1.

o Provision for on-site carparking for 2 vehicles is proposed to be provided in accordance with Element 1, A8 (most likely single garage setback 6m to allow driveway parking).

o Provision of outdoor living space in accordance with Element 3, A9 (4m x 4m).

o Maximum Site Cover (50%).

It is also proposed to setback the future house from infrastructure (e.g. relocated sewer) in accordance with the QDC

The proposal plan (Appendix C) has been marked up to show the proposed frontage setbacks and note the intent for the house to be otherwise designed and sited in accordance with the QDC. The location of the existing services and site photographs have also been provided (Appendix B).

Please refer to the Engineering Report included in Appendix E for details on proposed connections to services.


136694-1 Page 5

4.0 Application Details & Planning Assessment Development Permit (Reconfiguration of a Lot)

Code assessable under the Mackay Planning Scheme

Assessment Manager – Mackay Regional Council

Referral Agency – Nil

Assessment Benchmarks o A full assessment of the application has been undertaken against the following applicable codes/assessment

benchmarks of the Mackay planning scheme and included in Appendix D of this report. Applicable codes of the Mackay Planning Scheme Mackay Frame Locality Code Urban Residential Zone Code Reconfiguration of a Lot Code Environment and Infrastructure Code

The main issues of interest for the assessment relate to the proposed setbacks & car parking for future houses, sewer location & design and stormwater management. These matters are addressed in full within the code tables included in Appendix D. Pre-lodgement advice from Council confirms support for the general concept. Please refer to Pre-lodgement Advice included in Appendix F of the report. An Engineering Report (Appendix E) has been prepared to address Council’s comments in relation to sewer and stormwater.

o State Planning Policy July 2017 Development Assessment Requirements Part E: Liveable communities and housing

Housing supply and diversity Not compromised. The subject site is in an established residential area of North Mackay with connectivity to full services and reticulated infrastructure.

Liveable communities Not applicable. Access by common private title is not necessary or proposed. Each lot will be stand alone.

Economic growth

Agriculture Not applicable. Development and construction Complies. A strong development and construction sector is

supported by residential development opportunities. Mining and extractive resources Not compromised. No land use conflicts result i.e. no KRA. Tourism Not compromised.

Environment and heritage

Biodiversity Not applicable. There are no matters of environmental significance for the ROL.

Coastal environment Not applicable. Cultural heritage Not applicable. Water quality Not compromised. Premises are not ≥2500m² in size and

do not result in six or more lots. Safety and resilience to hazards

Emissions and hazardous activities Not applicable. Natural hazards, risk and resilience See E & I Code in Appendix D for discussion in relation to

flooding. Infrastructure Energy and water supply Not compromised.

Infrastructure integration Not compromised. Transport infrastructure Not compromised. Strategic airports & aviation facilities Not applicable to development of this nature Strategic ports Not compromised.


136694-1 Page 6

5.0 Conclusion This report has been provided in support of a reconfiguration for a 3 Lot residential subdivision of land at 41 Forgan Street, North Mackay. All constraints and potential issues associated with the development of the site have been identified and addressed within this report and the attached appendices. The proposal generally complies with the relevant assessment criteria or there are sufficient grounds to otherwise justify the proposal. The proposal presents a justifiable opportunity to improve the use of the land, guided by sound planning principles. Overall, it is considered that the proposed development is a positive outcome for the development of the subject site and it is recommended for approval subject to reasonable and relevant conditions.

Appendix A

IDAS Form & Consent

This form and any other form relevant to the development application must be used to make a development application relating to strategic port land and Brisbane core port land under the Transport Infrastructure Act 1994, and airport land under the Airport Assets (Restructuring and Disposal) Act 2008. For the purpose of assessing a development application relating to strategic port land and Brisbane core port land, any reference to a planning scheme is taken to mean a land use plan for the strategic port land, Brisbane port land use plan for Brisbane core port land, or a land use plan for airport land.

DA Form 1 – Development application details Approved form (version 1.0 effective 3 July 2017) made under section 282 of the Planning Act 2016.

This form must be used to make a development application involving code assessment or impact assessment, except when applying for development involving building work.

For a development application involving building work only, use DA Form 2 – Building work details.

For a development application involving building work associated with any other type of assessable development, use this form (DA Form 1) and parts 4 to 6 of DA Form 2 – Building work details.

Unless stated otherwise, all parts of this form must be completed in full and all required supporting information must accompany the development application.

One or more additional pages may be attached as a schedule to this development application if there is insufficient space on the form to include all the necessary information.

Note: All terms used in this form have the meaning given under the Planning Act 2016, the Planning Regulation 2017, or the Development Assessment Rules (DA Rules).

PART 1 – APPLICANT DETAILS

1) Applicant details

Applicant name(s) (individual or company full name) Phoenixrising Super Fund, C/- RPS

Contact name (only applicable for companies) Barwon Gooch

Postal address (P.O. Box or street address) PO Box 1895

Suburb Mackay

State Qld

Postcode 4740

Country Australia

Contact number 07 4953 3577

Email address (non-mandatory) [email protected]

Mobile number (non-mandatory) 0417 602 701

Fax number (non-mandatory) Not applicable.

Applicant’s reference number(s) (if applicable) 136694-1

2) Owner’s consent

2.1) Is written consent of the owner required for this development application?

Yes – the written consent of the owner(s) is attached to this development application No – proceed to 3)

DA Form 1 – Development Application details

Version 1.0—3 July 2017

PART 2 – LOCATION DETAILS

3) Location of the premises (complete 3.1) or 3.2), and 3.3) as applicable) Note: Provide details below and attach a site plan for any or all premises part of the development application. For further information, see DA Forms Guide: Relevant plans.

3.1) Street address and lot on plan

Street address AND lot on plan (all lots must be listed), or Street address AND lot on plan for an adjoining or adjacent property of the premises (appropriate for development in water

but adjoining or adjacent to land e.g. jetty, pontoon; all lots must be listed).

a)

Unit No. Street No. Street Name and Type Suburb

41 Forgan Street North Mackay

Postcode Lot No. Plan Type and Number (e.g. RP, SP) Local Government Area(s)

4740 37 RP712451 Mackay

b)

Unit No. Street No. Street Name and Type Suburb

Postcode Lot No. Plan Type and Number (e.g. RP, SP) Local Government Area(s)

3.2) Coordinates of premises (appropriate for development in remote areas, over part of a lot or in water not adjoining or adjacent to land e.g. channel dredging in Moreton Bay) Note: Place each set of coordinates in a separate row. Only one set of coordinates is required for this part.

Coordinates of premises by longitude and latitude

Longitude(s) Latitude(s) Datum Local Government Area(s) (if applicable)

WGS84 GDA94 Other:

Coordinates of premises by easting and northing

Easting(s) Northing(s) Zone Ref. Datum Local Government Area(s) (if applicable)

54 55 56

WGS84 GDA94 Other:

3.3) Additional premises

Additional premises are relevant to this development application and their details have been attached in a schedule to this application

Not required

4) Identify any of the following that apply to the premises and provide any relevant details

In or adjacent to a water body or watercourse or in or above an aquifer

Name of water body, watercourse or aquifer:

On strategic port land under the Transport Infrastructure Act 1994

Lot on plan description of strategic port land:

Name of port authority for the lot:

In a tidal area

Name of local government for the tidal area (if applicable):

Name of port authority for tidal area (if applicable):

On airport land under the Airport Assets (Restructuring and Disposal) Act 2008

Name of airport:

Listed on the Environmental Management Register (EMR) under the Environmental Protection Act 1994

EMR site identification:



Listed on the Contaminated Land Register (CLR) under the Environmental Protection Act 1994

CLR site identification:

5) Are there any existing easements over the premises? Note: Easement uses vary throughout Queensland and are to be identified correctly and accurately. For further information on easements and how they may affect the proposed development, see DA Forms Guide.

Yes – All easement locations, types and dimensions are included in plans submitted with this development application

No

PART 3 – DEVELOPMENT DETAILS

Section 1 – Aspects of development 6.1) Provide details about the first development aspect

a) What is the type of development? (tick only one box)

Material change of use Reconfiguring a lot Operational work Building work

b) What is the approval type? (tick only one box)

Development permit Preliminary approval Preliminary approval that includes a variation approval

c) What is the level of assessment?

Code assessment Impact assessment (requires public notification)

d) Provide a brief description of the proposal (e.g. 6 unit apartment building defined as multi-unit dwelling, reconfiguration of 1 lot into 3

lots):

Reconfiguration of a Lot (1 Lot into 3 Lots)

e) Relevant plans Note: Relevant plans are required to be submitted for all aspects of this development application. For further information, see DA Forms guide: Relevant plans.

Relevant plans of the proposed development are attached to the development application

6.2) Provide details about the second development aspect

a) What is the type of development? (tick only one box)

Material change of use Reconfiguring a lot Operational work Building work

b) What is the approval type? (tick only one box)

Development permit Preliminary approval Preliminary approval that includes a variation approval

c) What is the level of assessment?

Code assessment Impact assessment (requires public notification)

d) Provide a brief description of the proposal (e.g. 6 unit apartment building defined as multi-unit dwelling, reconfiguration of 1 lot into 3 lots)

e) Relevant plans Note: Relevant plans are required to be submitted for all aspects of this development application. For further information, see DA Forms Guide: Relevant plans.

Relevant plans of the proposed development are attached to the development application

6.3) Additional aspects of development

Additional aspects of development are relevant to this development application and the details for these aspects that would be required under Part 3 Section 1 of this form have been attached to this development application

Not required



Section 2 – Further development details 7) Does the proposed development application involve any of the following?

Material change of use Yes – complete division 1 if assessable against a local planning instrument

Reconfiguring a lot Yes – complete division 2

Operational work Yes – complete division 3

Building work Yes – complete DA Form 2 – Building work details

Division 1 – Material change of use Note: This division is only required to be completed if any part of the development application involves a material change of use assessable against a local planning instrument. 8.1) Describe the proposed material change of use

Provide a general description of the proposed use

Provide the planning scheme definition (include each definition in a new row)

Number of dwelling units (if applicable)

Gross floor area (m2) (if applicable)

8.2) Does the proposed use involve the use of existing buildings on the premises?

Yes

No

Division 2 – Reconfiguring a lot Note: This division is only required to be completed if any part of the development application involves reconfiguring a lot. 9.1) What is the total number of existing lots making up the premises?

1

9.2) What is the nature of the lot reconfiguration? (tick all applicable boxes)

Subdivision (complete 10) Dividing land into parts by agreement (complete 11)

Boundary realignment (complete 12) Creating or changing an easement giving access to a lot from a construction road (complete 13)

10) Subdivision 10.1) For this development, how many lots are being created and what is the intended use of those lots:

Intended use of lots created Residential Commercial Industrial Other, please specify:

Number of lots created 3

10.2) Will the subdivision be staged?

Yes – provide additional details below No

How many stages will the works include?

What stage(s) will this development application apply to?

11) Dividing land into parts by agreement – how many parts are being created and what is the intended use of the parts?

Intended use of parts created Residential Commercial Industrial Other, please specify:

Number of parts created



12) Boundary realignment 12.1) What are the current and proposed areas for each lot comprising the premises?

Current lot Proposed lot

Lot on plan description Area (m2) Lot on plan description Area (m2)

12.2) What is the reason for the boundary realignment?

13) What are the dimensions and nature of any existing easements being changed and/or any proposed easement? (attach schedule if there are more than two easements)

Existing or proposed? Width (m) Length (m) Purpose of the easement? (e.g. pedestrian access)

Identify the land/lot(s) benefitted by the easement

Division 3 – Operational work Note: This division is only required to be completed if any part of the development application involves operational work. 14.1) What is the nature of the operational work?

Road work Drainage work Landscaping

Stormwater Earthworks Signage

Water infrastructure Sewage infrastructure Clearing vegetation

Other – please specify:

14.2) Is the operational work necessary to facilitate the creation of new lots? (e.g. subdivision)

Yes – specify number of new lots:

No

14.3) What is the monetary value of the proposed operational work? (include GST, materials and labour)

$

PART 4 – ASSESSMENT MANAGER DETAILS

15) Identify the assessment manager(s) who will be assessing this development application

Mackay Regional Council

16) Has the local government agreed to apply a superseded planning scheme for this development application?

Yes – a copy of the decision notice is attached to this development application Local government is taken to have agreed to the superseded planning scheme request – relevant documents

attached No

PART 5 – REFERRAL DETAILS

17) Do any aspects of the proposed development require referral for any referral requirements? Note: A development application will require referral if prescribed by the Planning Regulation 2017.

No, there are no referral requirements relevant to any development aspects identified in this development application – proceed to Part 6

Matters requiring referral to the chief executive of the Planning Regulation 2017:

Clearing native vegetation



Contaminated land (unexploded ordnance) Environmentally relevant activities (ERA) (only if the ERA have not been devolved to a local government)

Fisheries – aquaculture Fisheries – declared fish habitat area Fisheries – marine plants Fisheries – waterway barrier works Hazardous chemical facilities Queensland heritage place (on or near a Queensland heritage place) Infrastructure – designated premises Infrastructure – state transport infrastructure Infrastructure – state transport corridors and future state transport corridors Infrastructure – state-controlled transport tunnels and future state-controlled transport tunnels Infrastructure – state-controlled roads Land within Port of Brisbane’s port limits SEQ development area SEQ regional landscape and rural production area or SEQ Rural living area – community activity SEQ regional landscape and rural production area or SEQ Rural living area – indoor recreation SEQ regional landscape and rural production area or SEQ Rural living area – residential development SEQ regional landscape and rural production area or SEQ Rural living area – urban activity Tidal works or works in a coastal management district Urban design Water-related development – taking or interfering with water Water-related development – removing quarry material (from a watercourse or lake) Water-related development – referable dams Water-related development – construction of new levees or modification of existing levees (category 2 or 3 levees only) Wetland protection area

Matters requiring referral to the local government:

Airport land

Environmentally relevant activities (ERA) (only if the ERA have been devolved to local government)

Local heritage places

Matters requiring referral to the chief executive of the distribution entity or transmission entity: Electricity infrastructure

Matters requiring referral to:

The chief executive of the holder of the licence, if not an individual The holder of the licence, if the holder of the licence is an individual

Oil and gas infrastructure

Matters requiring referral to the Brisbane City Council: Brisbane core port land

Matters requiring referral to the Minister under the Transport Infrastructure Act 1994: Brisbane core port land Strategic port land

Matters requiring referral to the relevant port operator: Brisbane core port land (below high-water mark and within port limits)

Matters requiring referral to the chief executive of the relevant port authority: Land within limits of another port

Matters requiring referral to the Gold Coast Waterways Authority: Tidal works, or development in a coastal management district in Gold Coast waters

Matters requiring referral to the Queensland Fire and Emergency Service:

Tidal works, or development in a coastal management district



18) Has any referral agency provided a referral response for this development application?

Yes – referral response(s) received and listed below are attached to this development application No

Referral requirement Referral agency Date of referral response

Identify and describe any changes made to the proposed development application that was the subject of the referral response and the development application the subject of this form, or include details in a schedule to this development application (if applicable).

PART 6 – INFORMATION REQUEST

19) Information request under Part 3 of the DA Rules

I agree to receive an information request if determined necessary for this development application I do not agree to accept an information request for this development application

Note: By not agreeing to accept an information request I, the applicant, acknowledge:

that this development application will be assessed and decided based on the information provided when making this development application and the assessment manager and any referral agencies relevant to the development application are not obligated under the DA Rules to accept any additional information provided by the applicant for the development application unless agreed to by the relevant parties

Part 3 of the DA Rules will still apply if the application is an application listed under section 11.3 of the DA Rules.

Further advice about information requests is contained in the DA Forms Guide.

PART 7 – FURTHER DETAILS

20) Are there any associated development applications or current approvals? (e.g. a preliminary approval)

Yes – provide details below or include details in a schedule to this development application No

List of approval/development application references

Reference number

Date Assessment manager

Approval Development application



21) Has the portable long service leave levy been paid? (only applicable to development applications involving building work or operational work)

Yes – the yellow local government/private certifier’s copy of the receipted QLeave form is attached to this development application

No – I, the applicant will provide evidence that the portable long service leave levy has been paid before the assessment manager decides the development application. I acknowledge that the assessment manager may give a development approval only if I provide evidence that the portable long service leave levy has been paid

Not applicable

Amount paid Date paid (dd/mm/yy) QLeave levy number (A, B or E)

$



22) Is this development application in response to a show cause notice or required as a result of an enforcement notice?

Yes – show cause or enforcement notice is attached No

23) Further legislative requirements

Environmentally relevant activities

23.1) Is this development application also taken to be an application for an environmental authority for an Environmentally Relevant Activity (ERA) under section 115 of the Environmental Protection Act 1994?

Yes – the required attachment (form EM941) for an application for an environmental authority accompanies this development application, and details are provided in the table below

No Note: Application for an environmental authority can be found by searching “EM941” at www.qld.gov.au. An ERA requires an environmental authority to operate. See www.business.qld.gov.au for further information.

Proposed ERA number: Proposed ERA threshold:

Proposed ERA name:

Multiple ERAs are applicable to this development application and the details have been attached in a schedule to this development application.

Hazardous chemical facilities

23.2) Is this development application for a hazardous chemical facility?

Yes – Form 69: Notification of a facility exceeding 10% of schedule 15 threshold is attached to this development application

No Note: See www.justice.qld.gov.au for further information.

Clearing native vegetation

23.3) Does this development application involve clearing native vegetation that requires written confirmation the chief executive of the Vegetation Management Act 1999 is satisfied the clearing is for a relevant purpose under section 22A of the Vegetation Management Act 1999?

Yes – this development application is accompanied by written confirmation from the chief executive of the Vegetation Management Act 1999 (s22A determination)

No Note: See www.qld.gov.au for further information.

Environmental offsets

23.4) Is this development application taken to be a prescribed activity that may have a significant residual impact on a prescribed environmental matter under the Environmental Offsets Act 2014?

Yes – I acknowledge that an environmental offset must be provided for any prescribed activity assessed as having a significant residual impact on a prescribed environmental matter

No Note: The environmental offset section of the Queensland Government’s website can be accessed at www.qld.gov.au for further information on environmental offsets.

Koala conservation

23.5) Does this development application involve a material change of use, reconfiguring a lot or operational work within an assessable development area under Schedule 10, Part 10 of the Planning Regulation 2017?

Yes No

Note: See guidance materials at www.ehp.qld.gov.au for further information.

Water resources

23.6) Does this development application involve taking or interfering with artesian or sub artesian water, taking or interfering with water in a watercourse, lake or spring, taking overland flow water or waterway barrier works?

Yes – the relevant template is completed and attached to this development application No Note: DA templates are available from www.dilgp.qld.gov.au.



23.7) Does this application involve taking or interfering with artesian or sub artesian water, taking or interfering with water in a watercourse, lake or spring, or taking overland flow water under the Water Act 2000?

Yes – I acknowledge that a relevant water authorisation under the Water Act 2000 may be required prior to commencing development

No Note: Contact the Department of Natural Resources and Mines at www.dnrm.qld.gov.au for further information.

Marine activities

23.8) Does this development application involve aquaculture, works within a declared fish habitat area or removal, disturbance or destruction of marine plants?

Yes – an associated resource allocation authority is attached to this development application, if required under the Fisheries Act 1994

No Note: See guidance materials at www.daf.qld.gov.au for further information.

Quarry materials from a watercourse or lake

23.9) Does this development application involve the removal of quarry materials from a watercourse or lake under the Water Act 2000?

Yes – I acknowledge that a quarry material allocation notice must be obtained prior to commencing development No Note: Contact the Department of Natural Resources and Mines at www.dnrm.qld.gov.au for further information.

Quarry materials from land under tidal waters

23.10) Does this development application involve the removal of quarry materials from land under tidal water under the Coastal Protection and Management Act 1995?

Yes – I acknowledge that a quarry material allocation notice must be obtained prior to commencing development No Note: Contact the Department of Environment and Heritage Protection at www.ehp.qld.gov.au for further information.

Referable dams

23.11) Does this development application involve a referable dam required to be failure impact assessed under section 343 of the Water Supply (Safety and Reliability) Act 2008 (the Water Supply Act)?

Yes – the ‘Notice Accepting a Failure Impact Assessment’ from the chief executive administering the Water Supply Act is attached to this development application

No Note: See guidance materials at www.dews.qld.gov.au for further information.

Tidal work or development within a coastal management district

23.12) Does this development application involve tidal work or development in a coastal management district?

Yes – the following is included with this development application: Evidence the proposal meets the code for assessable development that is prescribed tidal work (only required if

application involves prescribed tidal work) A certificate of title

No Note: See guidance materials at www.ehp.qld.gov.au for further information.

Queensland and local heritage places

23.13) Does this development application propose development on or adjoining a place entered in the Queensland heritage register or on a place entered in a local government’s Local Heritage Register?

Yes – details of the heritage place are provided in the table below No Note: See guidance materials at www.ehp.qld.gov.au for information requirements regarding development of Queensland heritage places.

Name of the heritage place: Place ID:

Brothels

23.14) Does this development application involve a material change of use for a brothel?

Yes – this development application demonstrates how the proposal meets the code for a development application for a brothel under Schedule 3 of the Prostitution Regulation 2014

No



Decision under section 62 of the Transport Infrastructure Act 1994

23.15) Does this development application involve new or changed access to a state-controlled road?

Yes - this application will be taken to be an application for a decision under section 62 of the Transport Infrastructure Act 1994 (subject to the conditions in section 75 of the Transport Infrastructure Act 1994 being satisfied)

No

PART 8 – CHECKLIST AND APPLICANT DECLARATION

24) Development application checklist

I have identified the assessment manager in question 15 and all relevant referral requirement(s) in question 17 Note: See the Planning Regulation 2017 for referral requirements

Yes

If building work is associated with the proposed development, Parts 4 to 6 of Form 2 – Building work details have been completed and attached to this development application

Yes Not applicable

Supporting information addressing any applicable assessment benchmarks is with development application Note: This is a mandatory requirement and includes any relevant templates under question 23, a planning report and any technical reports required by the relevant categorising instruments (e.g. local government planning schemes, State Planning Policy, State Development Assessment Provisions). For further information, see DA Forms Guide: Planning Report Template.

Yes

Relevant plans of the development are attached to this development application Note: Relevant plans are required to be submitted for all aspects of this development application. For further information, see DA Forms Guide: Relevant plans.

Yes

The portable long service leave levy for QLeave has been paid, or will be paid before a development permit is issued (see 21))

Yes Not applicable

25) Applicant declaration

By making this development application, I declare that all information in this development application is true and correct

Where an email address is provided in Part 1 of this form, I consent to receive future electronic communications from the assessment manager and any referral agency for the development application where written information is required or permitted pursuant to sections 11 and 12 of the Electronic Transactions Act 2001 Note: It is unlawful to intentionally provide false or misleading information. Privacy – Personal information collected in this form will be used by the assessment manager and/or chosen assessment manager, any relevant referral agency and/or building certifier (including any professional advisers which may be engaged by those entities) while processing, assessing and deciding the development application. All information relating to this development application may be available for inspection and purchase, and/or published on the assessment manager’s and/or referral agency’s website. Personal information will not be disclosed for a purpose unrelated to the Planning Act 2016, Planning Regulation 2017 and the DA Rules except where: such disclosure is in accordance with the provisions about public access to documents contained in the Planning

Act 2016 and the Planning Regulation 2017, and the access rules made under the Planning Act 2016 and Planning Regulation 2017; or

required by other legislation (including the Right to Information Act 2009); or otherwise required by law. This information may be stored in relevant databases. The information collected will be retained as required by the Public Records Act 2002.



PART 9 – FOR OFFICE USE ONLY

Date received: Reference number(s):

Notification of engagement of alternative assessment manager

Prescribed assessment manager

Name of chosen assessment manager

Date chosen assessment manager engaged

Contact number of chosen assessment manager

Relevant licence number(s) of chosen assessment manager

QLeave notification and payment Note: For completion by assessment manager if applicable

Description of the work

QLeave project number

Amount paid ($)

Date paid

Date receipted form sighted by assessment manager

Name of officer who sighted the form

The Planning Act 2016, the Planning Regulation 2017 and the DA Rules are administered by the Department of Infrastructure, Local Government and Planning. This form and all other required development application materials should be sent to the assessment manager.

Appendix B

Site Context Information

This Property Report identifies Mackay City Planning Scheme zones and overlays that may affect the property. It is intended that this Report be used as a guide only, as part of the Development Application process.

The information contained in the Property Report is not a legal description of the property and should not be relied upon.

PLANNING SCHEME PROPERTY REPORT

Property Address: 41 Forgan StreetNORTH MACKAY QLD 4740

Real Property Description - Plan and Lot No.: RP712451/37 1004

Zone - Code: UR Description: Urban Residential

Area (SqM):

Planning - Locality: Precinct:Frame Goosepond Creek

Affected by Development Codes

Tourist Areas

High Impact Areas

Key Resource Areas

Commercial and Residential Interface

Residential Character Areas

Development on Steep Land

Wetland Communities

Landscape Character

Character and Heritage Protection

Bushfire Management

Good Quality Agricultural Land

Airport Safety Zone

Aviation Facilities Buffer Area

Airport Noise Exposure

Airport Development Distances

Flood And Inundation

Affected by Overlay Codes

Image Corridors

Acid Sulfate Soils

Airport Obstacle Limitation Surface

http://mimaps.mackay.qld.gov.au/static/ReportGenerator/Content/Pages/Frame.htm

https://mimaps.mackay.qld.gov.au/static/ReportGenerator/Content/Pages/TouristAreas.htm

https://mimaps.mackay.qld.gov.au/static/ReportGenerator/Content/Pages/HighImpactAreas.htm

https://mimaps.mackay.qld.gov.au/static/ReportGenerator/Content/Pages/KeyResourceAreas.htm

https://mimaps.mackay.qld.gov.au/static/ReportGenerator/Content/Pages/CommercialResidentialInterface.htm

https://mimaps.mackay.qld.gov.au/static/ReportGenerator/Content/Pages/ResidentialCharactersAreas.htm

https://mimaps.mackay.qld.gov.au/static/ReportGenerator/Content/Pages/Overlays.htm#_Assessment_Criteria_for_4




https://mimaps.mackay.qld.gov.au/static/ReportGenerator/Content/Pages/Overlays.htm#_Assessment_Criteria_for










CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 26330758Search Date: 03/07/2017 12:20 Title Reference: 20432017 Date Created: 27/01/1950 Previous Title: 20323052 REGISTERED OWNER Dealing No: 717241718 11/05/2016

GLEN GORDON BARTELSLISA JENNIFER DEN ELZEN TRUSTEE UNDER INSTRUMENT 717241718 ESTATE AND LAND Estate in Fee Simple LOT 37 REGISTERED PLAN 712451 Local Government: MACKAY EASEMENTS, ENCUMBRANCES AND INTERESTS 1. Rights and interests reserved to the Crown by Deed of Grant No. 20172249 (POR 123) ADMINISTRATIVE ADVICES - NILUNREGISTERED DEALINGS - NIL CERTIFICATE OF TITLE ISSUED - No

** End of Current Title Search **

COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2017]Requested By: D-ENQ GLOBAL X Page 1/1

38RP712451

FH

1012m²

37RP712451

FH

1004m²

33RP712451

FH1012m²

36RP712451

FH

1004m²

39RP712451

FH

1012m²2

SP200077

FH

480m²

1SP200077

FH

414m²

0

SP200077FH

118m²

3SP208022

FH

450m²2

SP208022

FH

946m²

1SP208022

FH

628m²

1SP262693

FH

1.463ha

10RP739333

FH860m²

75RP713465

FH

809m²

11RP739333

FH

873m²

76RP713465

FH

809m²

77RP713465

FH

809m²

78RP713465

FH

802m²

1RP739333

FH

818m²

2RP739333

FH

800m²

ST

RE

ET

FO

RG

AN

KIN

GS

FO

RD

CT

STREETSWAYNE

STSWAYNE

DCDB

Lot/Plan 37/RP712451

Area/Volume 1004m²

Tenure FREEHOLD

Local Government MACKAY REGIONAL

Locality NORTH MACKAY

Segment/Parcel 26862/24

SUBJECT PARCEL DESCRIPTION

SCALE 1 : 750HORIZONTAL DATUM:GDA94 ZONE:55

m

15 30 45 60 750

8755-41233

STANDARD MAP NUMBER

149°11'19".831

21°06'51".905

NORTH MACKAY

1.16 KM

MAP WINDOW POSITION &NEAREST LOCATION

PRINTED (dd/mm/yyyy) 12/07/2017

DCDB 11/07/2017

Users of the information recorded in this document (the Information) accept all responsibility andrisk associated with the use of the Information and should seek independent professional advice inrelation to dealings with property.

Despite Department of Natural Resources and Mines(DNRM)'s best efforts, DNRM makesno representations or warranties in relation to the Information, and, to the extent permitted by law,exclude or limit all warranties relating to correctness, accuracy, reliability, completeness orcurrency and all liability for any direct, indirect and consequential costs, losses, damages andexpenses incurred in any way (including but not limited to that arising from negligence) inconnection with any use of or reliance on the Information

For further information on SmartMap products visit http://nrw.qld.gov.au/property/mapping/blinmap

CLIENT SERVICE STANDARDS

SmartMapAn External Product of

SmartMap Information Services

Based upon an extraction from the

Digital Cadastral Data Base

(c) The State of Queensland,(Department of NaturalResources and Mines) 2017.

727 30 0m E

727 30

35

35

727 40

727 40

7663 60 0 m N7663 60

6565

GDA

21°06'53".906

149°11'18".024 149°11'20" 149°11'21".638

21°06'53".906

21°06'50"

21°06'49".904

149°11'21".638149°11'20"

21°06'49".904

149°11'18".024

21°06'50"

Lot 37 RP712451 41 Forgan Street, North Mackay 136694-1

Map of Adjoining Land

Subject Site

Gymnastics & Judo Mackay Riding for the Disabled Pigeon Club Yamadi Lera Yumi Meta Assn↓ Pioneer Potters

MRC Depot

Industrial Area

Resthaven

MCC School Rugby Union

Residential

Residential


Map Info Pro Viewer


Zoning Map


Overlay Mapping


Contours


Reticulated Infrastructure Mapping


State Mapping

Lot 37 RP712451 Site Photographs 136694-1

Lot 37 RP712451 Site Photographs 136694-1

Carport (encroachment) to be removed.

Appendix C

Proposal Plans

136694-1-P01 B

PROPOSED PLAN OF LOTS 371 - 373

(A3)NORTH MACKAY MACKAY REGIONAL COUNCIL

PHEONIXRISING SUPER FUND

1:200 21/07/2017 136694-1

FS

ST

MGA Zone 55 Vide DCDB

N/A

N/A

1:1000

CANCELLING LOT 37 ON RP712451FORGAN STREET, NORTH MACKAY

1 of 2

not permitted. Please contact the author.

Unauthorised reproduction or amendment

COPYRIGHT PROTECTS THIS PLANC

+61 7 4953 3577

+61 7 4953 3622

Mackay QLD 4740

Level 1, 38 Wellington Street

PO Box 1895

ACN 140 292 762

ABN 44 140 292 762

TF

W

RPS Australia East Pty Ltd

rpsgroup.com.au

IMPORTANT NOTE

1. This plan was prepared for the sole purposes of the client

for the specific purpose of accompanying an application to

the [name of Council] for a reconfiguration of a lot

described on this plan. This plan is strictly limited to the

Purpose and does not apply directly or indirectly and will

not be used for any other application, purpose, use or

matter. The plan is presented without the assumption of a

duty of care to any other person (other than the Client)

("Third Party") and may not be relied on by Third Party.

2. RPS Australia East Pty Ltd will not be liable (in negligence or

otherwise) for any direct or indirect loss, damage, liability or

claim arising out of or incidental to:

a. a Third Party publishing, using or relying on the plan;

b. RPS Australia East Pty Ltd relying on information

provided to it by the Client or a Third Party where the

information is incorrect, incomplete, inaccurate,

out-of-date or unreasonable;

c. any inaccuracies or other faults with information or data

sourced from a Third Party;

d. RPS Australia East Pty Ltd relying on surface indicators

that are incorrect or inaccurate;

e. the Client or any Third Party not verifying information in

this plan where recommended by RPS Australia East Pty

Ltd;

f. lodgment of this plan with any local authority against the

recommendation of RPS Australia East Pty Ltd;

g. the accuracy, reliability, suitability or completeness of any

approximations or estimates made or referred to by RPS

Australia East Pty Ltd in this plan.

3. Without limiting paragraph 1 or 2 above, this plan may not

be copied, distributed, or reproduced by any process unless

this note is clearly displayed on the plan.

4. Scale shown is correct for the original plan and any copies

of this plan should be verified by checking against the bar

scale.

5. The dimensions, area, size and location of improvements,

flood information (if shown) and number of lots shown on

this plan are approximate only and may vary.

6. Cadastral boundaries are obtained by title dimensions

and/or digitising from existing cadastral maps and/or DCDB.

These boundaries have not been verified and are

approximate only.

7. The contours shown on this plan are by [authorship

unknown/taken from topographic/orthophoto map/field

survey] and are suitable only for the purposes of this

application. The accuracy of the contours has not been

verified and no reliance should be placed upon such

contours for any purpose other than for the purpose of this

application for a reconfiguration of a lot.

8. New boundaries have not been marked on the ground and

final dimensions and areas are subject to survey.

FS

21/07/2017

21/07/2017

21/07/2017

136694-1-P01 B




1:200 21/07/2017 136694-1

FS 21/07/2017

ST


N/A

N/A

1:1000


2 of 2




+61 7 4953 3577

+61 7 4953 3622

Mackay QLD 4740


PO Box 1895

ACN 140 292 762

ABN 44 140 292 762

TF

W


rpsgroup.com.au

IMPORTANT NOTE
























Ltd;











scale.







approximate only.










9. The aerial photography used in this plan has not been

rectified. This image has been overlaid as a best fit on the

boundaries shown and position is approximate only.

10. Image Source : Google, Aerometer, CNES / Astrium,

DNRM.

21/07/2017

21/07/2017BG

Appendix D

MRC Code Compliance Checklists

1

Mackay Frame Locality Code

MACKAY FRAME LOCALITY CODE SPECIFIC OUTCOMES ACCEPTABLE/ PROBABLE SOLUTIONS COMMENTS 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.

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.


Complies.

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.


Not applicable.

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.


Not applicable.

P5 Residential development on land zoned for 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.


Complies by adopting existing road network

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,


Not applicable.

2

MACKAY FRAME LOCALITY CODE SPECIFIC OUTCOMES ACCEPTABLE/ PROBABLE SOLUTIONS COMMENTS appropriate mitigation measures in the design and siting of buildings and recreation space are provided. 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.


Not applicable.

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.


Not applicable.

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.


Complies. Refer also to the Environment & Infrastructure Code.

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.


Not applicable.

P11 The route of the possible future Port Access corridor linking the industrial areas of the City with the Mackay seaport is preserved.


Not applicable.

P12 The use and development of port land subject to freehold lease or similar title, or land adjacent to the airport, includes mechanisms to minimise, mitigate and manage any environmental impacts on the freehold land which may arise from the port operations.


Not applicable.

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.


Not applicable.

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


Not compromised.

3

MACKAY FRAME LOCALITY CODE SPECIFIC OUTCOMES ACCEPTABLE/ PROBABLE SOLUTIONS COMMENTS (iv) adopting impact mitigation and management measures for development likely to cause adverse effects. 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.


Not applicable.

4

Urban Residential Zone Code

FRAME – URBAN RESIDENTIAL ZONE SPECIFIC OUTCOME

ACCEPTABLE / PROBABLE SOLUTIONS

COMMENTS

P1 Within the Pioneer River (Urban) precinct, for sites fronting the Open Space zone adjacent to the Coral Sea, or fronting Binnington Esplanade, Beverley Street, Petrie Street and Illawong Drive, (i) the built form complements the coastal landscape and avoids visually

dominating the landscape by: (a) sensitive design and siting of residential buildings; and (b) retaining natural vegetation.

S1 (i) residential development including building work and operational work

retains mature native vegetation and retains other mature vegetation exceeding 10m in height or with a circumference exceeding 30m;

(ii) buildings used for residential purposes, other than dwelling houses, do not exceed 11.5m or two storeys above a ground storey in height whichever is the greater;

(iii) residential sites are landscaped with semi-mature native plant species endemic to the locality to mitigate the bulk of buildings and other forms of development; and

(iv) residential building facades: (a) to the Coral Sea are less than 25m in length; and (b) incorporate eaves, recessed windows and doors or other forms

of architectural articulation to reduce their visual bulk.

Not applicable.

P2 The maximum density of Residential development in the Urban Residential Zone is 1 Dwelling Unit per 400m2 300m²


Complies.

P3 Amenity of residential premises in proximity to the North Coast Railway, the Bruce Highway is protected and the Peak Downs Highway by providing that residential buildings are: (i) for sites fronting a State controlled road, designed and sited to mitigate

road traffic noise; (ii) for sites fronting State rail infrastructure, designed to incorporate acoustic

screens and other design treatments to mitigate the noise impacts of rail operations.


Not applicable.

P4 Residential development is able to be serviced with development infrastructure for least cost.

S4.1 Residential development occurs on land in the Urban Residential zone before other land is taken up for residential purposes. S4.2 Residential development is serviced in accordance with the relevant priority infrastructure plan for the Mackay Frame Locality. S4.3 Residential development is serviced with development infrastructure either using or extending the existing infrastructure shown on the Information Map – Key Infrastructure.

Complies with S4.1 & S4.3. The subject site is in an established residential area of North Mackay with connectivity to full services and reticulated infrastructure.

P5 Non-residential activity in the zone:


Not applicable.

5

FRAME – URBAN RESIDENTIAL ZONE SPECIFIC OUTCOME


COMMENTS

(i) is limited to small-scale uses which are directly related to servicing the needs of residential areas or are small-scale, home-based businesses or home occupations; and

(ii) includes design and siting measure to control any external impacts from the activity.

P6 Rural Residential Development does not occur


Not applicable.

P7 Multi-functional network of open space is provided.


Not applicable. Public open space and recreational facilities are within the locality.

6

Reconfiguration of a Lot Code

RECONFIGURATION OF A LOT CODE SPECIFIC OUTCOMES


COMMENTS

OVERALL DESIGN P1 The proposed lot layout facilitates the desired future use of land in accordance with the relevant Locality Code by: (i) Establishing an orderly and acceptable land use pattern; (ii) Providing a road network consistent with the road hierarchy identified on

the Key Infrastructure Maps (A and B); (iii) Providing a network, incorporating linkages, of public open space

meeting community needs and protecting valuable features; and (iv) Providing an integrated drainage system based on natural drainage

patterns and ecological processes.

S1. No solution specified

Complies as infill development.

LOT AREAS & DIMENSIONS P1 Each lot has an area and dimensions such that it: (i) is suitable for the range of likely uses; (ii) offers a high level of utility and amenity for its subsequent use and the

use of adjoining allotments by providing ample opportunity for the separation of uses within adjoining lots;

(iii) where in the Higher Density Residential zone, is able to be developed to achieve the desired dwelling unit density levels for the zone; and

(iv) does not prejudice the desired future use of the land such that: a) suitable access is provided for pedestrians, cyclists, and vehicles;

and b) adequate provision is made for any other area necessary for the

conduct of the intended use for the site; (v) takes account of the physical characteristics of the site; and (vi) provides efficient servicing of the lot. (vii) Where on site effluent disposal is proposed, the allotment size and

dimensions need to take into consideration the following issues: the number of existing on site domestic water treatment plant

systems in the locality; the cumulative effect of the proposed and existing systems in the

locality on water quality objectives for waters in the locality; the size of the lots and the soil types, land slopes, hydrology and

hydrogeology in the locality; the proximity of systems to surface water and ground waters in the

locality the rainfall and other climatic conditions of the locality;

S1. No solution specified

Complies

7



COMMENTS

the existing quality of waters in the locality and the water quality objectives for the waters;

any relevant ground water protection plan. P2 Each lot is consistent with the minimum area and dimensions as set out in Table 9-18.1 Minimum Area & Dimensions. Table 9-18.1 Minimum Area & Dimensions Zones Area Frontage Rural 100 ha Rural Residential 1 ha 60m Industry (Low Impact) 2,500m² 30m Industry (High Impact) 3,500m² 35m City Centre Zones (1) No minimum area or dimension specified Commercial No minimum area or dimension specified Public Purposes No minimum area or dimension specified Sport & Recreation No minimum area or dimension specified Open Space No minimum area or dimension specified Special Activities No minimum area or dimension specified Zones Area Frontage Urban Residential Minimum 300m²

10m

Higher Density Residential 800m² 20m

Village 1000m² 20m

(Note: (1) Zones located in the City Centre Locality Code)

S2 No solution specified

Urban Residential Zone - Complies.

P3 In the Rural Zone, new lots are not created unless: (i) the result of the reconfiguration is that new lots and the balance lot are

above the minimum area stated for the Rural Zone; or (ii) the result of the reconfiguration is that an equal or lesser number of lots

is created and the utility and accessibility of all subject lots is an improvement on the original situation in relation to enhancing or supporting the rural use of the lots.


Not applicable.

P4 Irregular shaped lots are designed to have: (i) a frontage to depth ratio of no more than 1:3; (ii) for land in the Urban Residential Zone:

a) a minimum frontage of 10m to any cul-de-sac road or along any curved road alignment; and

b) an area within the lot with the minimum dimensions of 15 by 15m; and

(iii) for land in the Higher Density Residential Zone, a minimum width of 20m at a point 6 m in the lot parallel to the longest road frontage.


Not applicable.

8



COMMENTS

P5 Battleaxe lots do not occur in any proposal for reconfiguring a lot that creates more than 1 additional lot. Battleaxe lots are provided only where: (i) there is no increase in the density that is applicable to the zone that the

subject land is included in; (ii) the lot handle is not less than 5m in width; (iii) both sides of the lot handle are landscaped for the full length of the

handle; (iv) the maximum length of the lot handle is not greater than the minimum

depth specified in Table 9-18.1 Minimum Area and Dimensions; (v) the area of the lot handle is not included in the calculation of the area of

the lot for minimum area purposes; and (vi) for land in the Urban Residential Zone, two adjacent lots have a

combined frontage of 50% of the minimum road frontage for a single lot, and a common access drive is provided between the kerb and the head of the access handle.


Not applicable.

Small Lots in the Urban Residential Zone P1 Lots having areas less than 450m²

or an average width less than 18 m enable

the design and siting of buildings such that they do not detract from the amenity or character of the area.

S1 Development proposals where lots with areas 450m² or less are proposed are accompanied by a Plan of Development showing at least the following: North Point Access to lots Footprint of buildings on subject lots Footprints of buildings on adjoining lots Building setbacks Existing and proposed services. S2 Lots having areas less than 350m² form part of an integrated residential development of at least 4 lots, except where: (i) the lot is located in a Residential Character Area; and (ii) there is an existing dwelling of character located on the existing residential lot; In which case, such a lot, less than 350m² will be considered, if the existing dwelling of character is retained.

Complies with P1. As discussed in Section 3 of the development application report, it is proposed to design and site future dwellings on the lots in accordance with the QDC 1.1 (Design and Siting Standard for Single Detached Housing on Lots under 450m2) with an alternative solution to allow zero lot lining of the common boundary between Lots 371 & 372 and agreed minimum road frontage setbacks. The QDC sets 3m road setback to access streets under Element 1 A1a)i). As the subject site is a corner lot, Element 1 A1a)ii) is less relevant as it relies on the setbacks of the 2 adjoining houses on different streets which have no relationship with each other. Aerial Photography on Mimaps and Queensland Globe indicate the existing setback of the adjoining house on Swayne Street is less than 3m. There is no strong streetscape setback pattern in Swayne Street as it has short street blocks. Accordingly, it is proposed to set a 3m minimum road frontage to Swayne Street. Aerial Photography on Mimaps and Queensland Globe indicate the existing setback of the adjoining house on Forgan Street is around 5.4m and the newer units at 1/35 Forgan Street at 4m. A 3m setback in accordance with the QDC wouldn’t contribute as well to the Forgan Street streetscape as 4m setback. A minimum 4m setback is therefore proposed for the Forgan Street

9



COMMENTS

frontage. The QDC addresses also addresses other relevant issues such as site cover (50%), carparking (2 carparks on-site with 1 behind the building line – range of options), corner lot setbacks, private open space (4mx4m) and setbacks to infrastructure (e.g. sewer). The proposal plan has been marked up to show the proposed road frontage setbacks and zero lot line and a note advising the design and site future dwellings on the lots is otherwise proposed in accordance with the QDC 1.1 (Design and Siting Standard for Single Detached Housing on Lots under 450m2) Access to proposed lot 373 has been shown on the proposal plan to Forgan Street as per Council’s suggestion. Access for Lot 371 & 372 is via Swayne Street but has not been shown (location dependent on future housing design).

Road Layout and Design P1 Each road has sufficient reserve and pavement width to cater for all the functions that the road is expected to fulfil, including: (i) the safe and efficient movement of all users, (ii) provision for parked vehicles, (iii) provision of cycle and pedestrian networks; (iv) provision of public utilities landscaping, sound attenuation; and (v) public transport use.

S1 Road layout and design complies with the Engineering Design Guidelines Planning Scheme Policy.

Complies. No change to the existing road network of Forgan or Swayne Street is proposed.

P2 The road layout is designed to have street intersections: (i) as T-junctions, roundabouts or other appropriate means; and (ii) adequately spaced to enable efficient and safe operation.

S2 The road layout provides corner truncations including: (i) at major intersections, acute angled intersections, not less than a 10mx3

chord truncation; and (ii) at minor intersections, not less than a 6m

x3chord truncation.

Not applicable.

P3 Roads are designed to make provision for adjoining potential development sites.

S3 The road layout indicates possible connections to external roads and provision to service adjoining development sites.

Not applicable.

P4 All lots have frontage to a road.

S4 Lots do not rely on an easement for access to a road.

Complies.

Open Space Requirements P1 In residential, commercial and industrial areas, public open space is provided

S1 The provision and design of open space complies with the requirements of

Not applicable. Public open space and recreational facilities are within the locality.

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COMMENTS

as part of development involving reconfiguration of a lot: (i) as part of a linked open space system for safe pedestrian and cycling paths linking centres; (ii) in a location, size and shape to satisfy the local, district or regional recreational needs of the community; and (iii) to have a multi-functional role such as for stormwater management or fauna habitat. Note: Guidelines for complying with Council information requirements is detailed in the Open Space Planning Scheme Policy.

the Open Space Planning Scheme Policy and the Parks Contributions Planning Scheme Policy.

Community Title P1 Community Title Development for a specific use is provided at the same density for that use in the relevant zone and locality codes in which the site is located and the overall and specific outcomes for the relevant zone and locality codes apply.


Not applicable.

Infill Development P1 Infill development addresses the social outcomes of IPA.

S1 Infill development achieves sustainable development outcomes, and occurs where amenity is addressed and achieves integrated networks of pleasant and safe public areas and cultural, recreational or social interaction are provided within well-serviced communities.

Not compromised.

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Environment and Infrastructure Code

ENVIRONMENT & INFRASTRUCTURE CODE SPECIFIC OUTCOMES


COMMENTS

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 subject site is in an established residential area of North Mackay with connectivity to full services and reticulated infrastructure.

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. Individual POS proposed in accordance with QDC as discussed above. Public open space and recreational facilities are within the locality.

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).

Proposed connections comply with S3.1 – see Engineering Report in Appendix E for discussion.

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.

Proposed connections comply with S4.1 – see Engineering Report in Appendix E for discussion.

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;

S5 Drainage works complies with the requirements of the Engineering Design Guidelines Planning Scheme Policy

See Engineering Report in Appendix E for discussion in relation to proposed stormwater management.

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COMMENTS

- 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. 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.

Not compromised. No change to Forgan or Swayne Street is necessary or proposed.

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.

As above

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.

See Engineering Report in Appendix E for discussion in relation to proposed stormwater management.

Public Utilities P9 Street lighting and signs are provided to ensure the safety of both vehicles

S9 Street lighting and signage comply with the requirements of the Engineering

Not compromised. No change to Forgan or Swayne Street is necessary or proposed.

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COMMENTS

and pedestrians, and to facilitate access and movement.

Design Guidelines Planning Scheme Policy. 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

It is anticipated Council will seek infrastructure charges for the proposed development. In calculating these charges, it is requested Council give credit for existing lots and any contributions previously paid.

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 excepted 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

Future houses proposed to complies with S11.1 by meeting the relevant solutions of QDC 1.1 for carparking which requires 2 on-site spaces, one of which must be behind the building line. The QDC provides a number of different options for meeting this solution. However, it is most likely a single garage/carport will be setback 6m from the road frontage boundary to allow driveway parking on-site for the second vehicle. S11.2 is not applicable. Access to the future houses on the proposed lot are proposed to be located and designed in accordance with S11.3.

Environmental Amenity - Lighting Management P1 Outdoor lighting does not cause a loss of amenity to adjacent premises 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


Not applicable.

Overshadowing 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.

Not applicable.

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.

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.


Complies. See discussion in relation to the ROL Code for Small Urban Residential Lots in relation to setbacks and on-site carparking.

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COMMENTS

Noise and Vibration Management P1 Noise and vibration do not detract from the amenity of residents or employees of any adjacent premises.


Not applicable.

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.


Not applicable.

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.


Not applicable.

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.


Not applicable.

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.

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.

The subject lot is not mapped within the Flood & Inundation Overlay under the current planning scheme. However, it is noted the subject lot is within the mapped Flood hazard Overlay under the proposed planning scheme. The subsequent development of houses on the proposed lots will be subject to self-assessment against the self-assessable parts of the Flood Hazard Overlay Code which is readily achievable. Council may wish to condition the minimum floor level for habitable rooms.

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COMMENTS

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.


Not applicable.

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.


Not applicable.

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 substances above or securely isolated from the DFE level.

Not applicable.

P5 The use is designed to minimise the impact of Cyclonic Hazards


Not compromised. Building design and FFL subject to building application, approval and certification.

Undefined Flood and Inundation Areas 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 No solution specified. As per P1 above

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.


Proposed stormwater management and reticulated sewerage outlined in Engineering Report in Appendix E complies to the extent relevant.

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COMMENTS

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. Note: Council will refer to the Environmental Protection Policy (Water) 1997



P3 The City’s groundwater resources 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 (v) with reuse of 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.



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.



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;

S1 The control of Erosion and Sedimentation complies with Planning Scheme Policy 15.07 – Engineering Design Guideline D7 Soil and Water Quality Management.

Not compromised.

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COMMENTS

(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. 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 trees.


Not applicable.

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.


Not applicable.

Erosion Prone Areas P1 Development and permanent buildings are minimised in erosion-prone areas as defined in this code (apart from temporary or relocatable structures required for safety and recreational purposes).

S1.1 Reconfiguring a lot within an erosion prone area incorporates erosion prone land as undeveloped 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;

Not applicable.

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COMMENTS

(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 No solution specified.

Not applicable.

High Impact Activity Areas P1 Land uses adjoining high impact activity 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 6 Separation Area identified in Figure 9-8.2. The Cedars Haul Route 100m Farleigh – KRA24 5 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)

Not applicable. Mapping indicates the site is in proximity to the old MRC Waste Facility and the Mackay Harbour HIA areas.

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COMMENTS

Agricultural chemical spray drift

300m open space 40m vegetated 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 Facilities6 1000m Transfer Stations7 300m Greenwaste Facilities8 300m

Not applicable. Mapping indicates the site is >2km from Mackay Harbour. Not applicable. Mapping indicates the site is >1km from the redundant Harbour Road waste facility.

P2 Specific Sewerage Treatment Plants meet the following criteria:

PLANT BUFFER DISTANCE Mackay Southern Water recycling Facility 97,000 EP

1.0km


Not applicable.

Landscaping 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

Not applicable.

P2 Landscaping is designed to prevent encroachment upon electricity

S2.1 Landscaping near electricity lines or substations, are designed and

Not applicable.

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COMMENTS

infrastructure. 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 shadow9; 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 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.


Not applicable.

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.


Fencing to be addressed within future dwelling design and site development.

P5 Landscaping around buildings is designed to maximise shade and redirect cooling breezes in summer and to provide a windbreak in winter.

S5 No solution specified .

Not applicable.

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.


Not applicable.

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


Not applicable.

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

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.

Not applicable.

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COMMENTS

(iv) be compatible with local native species. 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.

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.


Landscaping to be addressed within future dwelling design and site development.

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.


Not applicable. The subject site has been cleared of all trees.

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


Surveillance to be addressed within future dwelling design and site development.

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COMMENTS

and movement routes. P2 Where located adjacent to public areas, premises are designed to permit surveillance of public areas.


Not applicable.

P3 Buildings and street addresses in urban areas are easily identified.


Complies.

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


Not applicable.

P5 Visibility is provided into stairwells, elevators, car parks, lobby entrances and bicycle parking facilities.


Not applicable.

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.


Not applicable.

P7 Building entrances: (i) are clearly defined; (ii) are well lit and face the street;


Entrances to be addressed within future dwelling design and site development.

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COMMENTS

(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. 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.

Not applicable.

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).

Not applicable.

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.


Not applicable.

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.


Not applicable.

P12 Underpasses are wide enough to accommodate both pedestrian and cycle


Not applicable.

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COMMENTS

traffic, (Note: Council will refer to the provisions of AUSTROADS Guide to Traffic Engineering Practice Part 14- Bicycles). 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.

Not applicable.

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 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).

Not applicable.

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.

S15.1 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).

Not applicable.

Constructed Lakes P1 Natural design concepts are a primary consideration for a constructed lake.


Not applicable.

P2 Constructed lakes are designed to be: (i) consistent with the area’s social and recreational masterplans;

S2.1 Lake depth is ≤ 3m. S2.2

Not applicable.

25



COMMENTS

(ii) sustainable; (iii) appropriately managed; and (iv) have minimal adverse impacts on surrounding environments.

The design of a constructed lake complies with the Engineering Design Guideline Planning Scheme Policy.

P3 Constructed lakes are to operate under a financially sustainable management regime.

S3 Lakes are provided under private ownership.

Not applicable.

Appendix E

Engineering Report


1 INTO 3 SMALL LOT SUBDIVISION FORGAN STREET

ENGINEERING REPORT

Report No: MIS0332/R01

Rev: A

Date: 19 July 2017

Glen Bartels C/- RPS Mackay

41 Forgan Street – 1 into 3 Small Lot Subdivision

Engineering Report

MIS0332/R01 Rev B Page 1 of 4 21 July 2017 CP3a-TE14 Rev A

1 INTRODUCTION

Premise has been engaged by Pheonixrising Super Fund to provide engineering advice for the

intended subdivision of his property into three (3) small residential lots as per the RPS Proposal

Plans enclosed in Appendix A. The property (Lot 37 on RP712451) is 1,004m² and is located on the

corner of Swayne and Forgan Streets in North Mackay. Of particular interest is achieving a cost-

effective solution for connections to existing services including sewer, water, stormwater drainage,

power and telecommunications.

This engineering report supports RPS Mackay’s RoL Development Application for this property by

exploring opportunities for the site and making recommendations for lot layout, accesses and service

connections in compliance with Mackay Regional Council standards.

2 PROPERTY ACCESS

Given that these lots are in close proximity to an intersection, due consideration must be made for

the locations of invert crossings to allow safe vehicle access for residents. The existing invert

crossing to the block on Swayne Street is to be removed and barrier kerb and channel must be

reinstated to match existing.

Frontages for lots 371 and 372 are outside of the 10m minimum clearance from the intersection and

therefore they will not require pre-determined invert crossing locations. However, Lot 373 will

require a pre-determined invert crossing location along its Forgan Street frontage to ensure that the

residents driveway complies with the bounded assessment benchmarks as specified by Mackay

Regional Council. As shown on the services layout plan in Appendix B, the water meter for Lot 373

also restricts the location of the resident’s driveway, therefore it is proposed that an invert crossing

shall be placed at a 2m offset from the southern boundary along Forgan Street.

Future houses on the proposed lots will be designed and sited to allow two (2) on-site carparks with

one (1) carpark behind the building line in accordance with the Queensland Development Code (QDC)

1.1. There are a number of acceptable solutions to achieve this performance outcome, with a single

garage setback of 6m from road frontage boundary being the most likely for all three (3) lots. All

building setbacks will need to be set in accordance with MP1.1 and MP1.4 of the QDC as noted on

RPS Proposal Plan (refer to Appendix A).

3 WATER RETICULATION

Proposed Lot 373 will be serviced by an existing water connection in the south-eastern corner of

the lot which joins to an existing 100 dia PVC water main on the eastern side of Forgan Street.

Proposed Lots 371 and 372 will be serviced by a new 32OD PN16 poly dual service connection to

the existing 100 dia PVC water main that runs along the southern side of Swayne Street in

accordance with Mackay Regional Council Standard Drawing A3-00840. Markings on the kerb will

also be required in accordance with Mackay Regional Council Standard drawing A3-00840.

It should be noted that the proposed subdivision will result in a small net increase to the demand

on the existing water network. According to Section 2.2 of Mackay Regional Council’s Water Supply



Engineering Report


Design Policy, the site would have an estimated net yield of 5.4 EP in addition to the existing 2.7 EP,

and would require an extra 2,160 litres of water supplied per day. Due to this being a minor infill

development, it is assumed that the existing water network will have the capacity to facilitate the

new dual connection. During the Operational Works phase, Mackay Water will be consulted to verify

that this is the case.

As these existing uPVC water mains appear to be beneath the road shoulder, reinstatement works

will be required in accordance with Mackay Regional Council standard drawing A3-00835 at the

conclusion of connection works. The exact location of the water main will be verified during the

Operational Works phase. If the main is located within the verge, no pavement reinstatement works

will be required.

4 STORMWATER DRAINAGE

4.1 General

All roof water collected on site for each lot is to be collected by gutters and piped to the kerb and

channel where two (2) new kerb adaptors will be installed per lot. The existing site generally falls

to the existing kerb and channel and this will be maintained during the development phase.

4.2 Stormwater Detention

The existing site previously would have been designed as a single residential property. Using the

rational method, the development category would increase due to the reconfiguration of the lot, but

the intensity and area will remain the same overall. This will lead to an increase of flow of approx.

2% which will discharge through the Vines Creek catchment. This increase in flow will have a

negligible impact on the overall Vines Creek catchment.

Section 5.4.2 of the 2013 Queensland Urban Drainage Manual (QUDM) states that above ground

tanks are no longer recommended as a suitable form of stormwater detention, as home owners do

not correctly operate the detention tank resulting in a loss of available storage during rain events.

Based on the above, stormwater detention is neither practical nor required for the proposed

development.

4.3 Stormwater Quality

The proposed site has an area of 1,004m2 which is well below the minimum trigger for the new

development trigger of 2,500m2 under the 2016 State Planning Policy and Section 5.4.2 of Mackay

Regional Council’s Urban Stormwater Quality Management Plan for Mackay. Based on this, treatment

of stormwater is not required.

However, it is proposed that the design of the development will include stormwater quality

treatment measures for the construction phase in accordance with the International Erosion Control

Association (IECA) Best Practice Erosion and Sediment Control document (IECA 2008). The reporting

and plan preparation will be undertaken by a Certified Professional in Erosion and Sediment Control

(CPESC).



Engineering Report


5 SEWER RETICULATION

It is proposed to replace the existing manhole with a new manhole constructed over the existing

main in Lot 372 on the correct 1.5m alignment, roughly central in the lot. Lots 372 and 373 will have

house connections direct to the proposed manhole. Connections will achieve the maximum 6.0m

length as per Section 5.8 of Mackay Regional Council’s 2008 Development Design Guideline for

Sewerage System Design.

Given further extension to the reticulated sewer is unlikely, the Applicant proposes to construct a

maintenance shaft in the south-east corner of proposed Lot 371 in accordance with Mackay Regional

Council Standard Drawing A3-04215, which will drain to the new manhole constructed over the

existing main on the correct alignment in proposed Lot 372, via a 150mm dia main. Mackay Water

and Wastewater will be consulted during the Operational Works phase to verify that this is the case.

All proposed sewer works will have an easement over them in accordance with Section 4.2.5 of

Mackay Regional Council’s 2008 Development Design Guideline for Sewerage System Design.

It should be noted that the proposed subdivision will result in a small increase to the demand on

the existing sewerage network, with calculations indicating that the site would have an estimated

net yield of 5.4 EP in addition to the existing 2.7 EP. Due to this being a minor infill development, it

is assumed that the existing sewer network will have the capacity to facilitate the new connections.

During the Operational Works phase, Mackay Water will be consulted to verify that this is the case.

6 ELECTRICITY AND TELECOMMUNICATIONS SERVICES

The site will be serviced with electrical and telecommunication services by connection to existing

networks located along Forgan Street.

Currently the site has access to electricity via a power pole on Forgan Street and an overhead

connection to a temporary supply power pole on the eastern boundary of the site. It is intended that

this private power pole will be removed during construction and that a suitable electricity supply

will be run to each of the three (3) new lots.

The Applicant will discuss the preferred supply methodology with Ergon during the detailed design

phase which will consider overhead, undergrounding and catenary overhead supplies.

Telecommunication connection for the site appears to currently come from an existing Telstra pit in

the south-eastern corner of the block. It is worth noting that the site is currently in a ‘build

commenced’ NBN zone and is expected to be serviced in October 2017.

Design for the internal electrical and telecommunication services will be undertaken at the

Operational Works stage of the project. The capacity of existing connections will also need to be

assessed at this stage. It is expected that the electrical and communications corridor will be located

along the southern boundary of the lots.

7 CONCLUSIONS AND RECOMMENDATIONS

This report addresses the constraints and requirements as outlined by Mackay Regional Council for

the reconfiguration of this residential lot. It has been determined that the subdivision of 41 Forgan



Engineering Report


Street into three (3) small residential lots can be adequately serviced by connections to the existing

infrastructure.

From an engineering perspective, there have been no reasons identified that could prevent this

project from proceeding.

If you have any queries on the above, please do not hesitate to contact Mr Chris Porter of Premise’s

Mackay Office on (07) 4829 3660.

APPENDIX A

RPS PROPOSAL PLANS

136694-1-P01 B




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+61 7 4953 3577

+61 7 4953 3622

Mackay QLD 4740


PO Box 1895

ACN 140 292 762

ABN 44 140 292 762

TF

W


rpsgroup.com.au

IMPORTANT NOTE
























Ltd;











scale.







approximate only.










FS

21/07/2017

21/07/2017

21/07/2017

136694-1-P01 B




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FS 21/07/2017

ST


N/A

N/A

1:1000


2 of 2




+61 7 4953 3577

+61 7 4953 3622

Mackay QLD 4740


PO Box 1895

ACN 140 292 762

ABN 44 140 292 762

TF

W


rpsgroup.com.au

IMPORTANT NOTE
























Ltd;











scale.







approximate only.










9. The aerial photography used in this plan has not been

rectified. This image has been overlaid as a best fit on the

boundaries shown and position is approximate only.

10. Image Source : Google, Aerometer, CNES / Astrium,

DNRM.

21/07/2017

21/07/2017BG

APPENDIX B

SERVICES LAYOUT PLAN

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dWdW

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dWdW

dWdW

dWdW

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dWdW

dWdW

dWdW

dWdW

dWdW

dW

dWdW

dWdW

dWdW

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dWdW

dWdW

dWdW

dW

dWdW

dSdS

dSdS

dSdS

dS

dTdT

dT

S S S

SS

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5.75

6.00

6.25

D

D

D

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D

D

dE

dE

dE

dE

dE

dE

dE dE dE dE dE dE dE dE dE

dEdE

dEdE

dEdE

dEdE

dEdE

dEdE

dEdE

L=6.0mIL=4.685TYPE A LONG

L=0.0IL=4.78TYPE MH A

L=0.0IL=4.99TYPE MH A

4.0m x 4.0m

4.0m x 4.0m

4.0m x 4.0m

Poss

ible 0

m Se

tback

Poss

ible 0

m Se

tback

4.0m

Setba

ck

3.0mSetback

3.0m Setback

3.0m Setback

3.0m Setback

MIS-0332

19/07/17 1

21/07/17

ISSUED FOR APPROVAL

REISSUED FOR APPROVAL2

-------- ----

A.BAKER

C.PORTER

CP

CP

----

2SKC001LOT RECONFIGURATION LAYOUT

41 FORGAN STREET, NORTH MACKAY

1 INTO 3 SMALL LOT SUBDIVISION

D.VERROEN

19/07/17

GLEN BARTELS C/- RPS MACKAY

19/07/17

CHRIS PORTER

CHRIS PORTER RPEQ 13964

RPEQDESCRIPTIONREVDATE

REVISIONS

SCALE

PROJECT DIRECTOR

PROJECT MANAGER

CHECKED

DESIGNED

REVSHEET NUMBER

JOB CODE

SHEET TITLE

LOCATION

PROJECT

DATERPEQ

CLIENT

LEVEL 1, 36 WELLINGTON STREET

PH: (07) 4829 3660

MACKAY OFFICE

PO BOX 1122

MACKAY, QLD 4740

WEB: www.premise.com.au

DATE 2.0 4.0 6.0m0

SCALE 1:100

LOT RECONFIGURATION LAYOUTSCALE 1:100

N

LEGEND:EXISTING PROPERTY BOUNDARY

NEW LOT 373(400m²)

THE INFORMATION PRESENTED ON THISPRELIMINARY PLAN IS FOR DISCUSSIONPURPOSES ONLY AND IS SUBJECT TO

FURTHER ENGINEERING REVIEW.

INFORMATION ONLY ALL EXISTING SERVICES ARE TO BELOCATED BY THE CONTRACTOR

THROUGH CONTACTING THE RELEVANTSERVICE AUTHORITY PRIOR TO THE

COMMENCEMENT OF ANY WORK

EXISTING SERVICESPROPOSED NEW PROPERTY BOUNDARY

EXISTING SEWER LINEdSdS

EXISTING WATER MAINdWdW

SWAYNE STREET

FORG

AN S

TREE

T

WATER SERVICE CONNECTION

EXISTING OVERHEAD ELECTRICAL LINE AND POLEdEdE

PROPOSED BUILDING ENVELOPE

EXISTING INVERT CROSSING TO BE REMOVED.REINSTATE KERB TO MATCH EXISTING.

EXISTING 100Ø PVC WATER MAIN

PROPOSED NEW 32OD POLY DUALHOUSE SERVICE CONNECTION

PROPOSED NEW PRE-LOCATEDINVERT CROSSING FOR LOT C

EXISTING WATER SERVICE CONNECTIONAND WATER METER TO REMAIN.

EXISTING TELSTRA SERVICE TO REMAIN

EXISTING PRIVATE POWER POLE TO BE REMOVED.RELOCATE ELECTRICAL LINE UNDERGROUND.

EXISTING SEWER PIT TO BEREMOVED.

PROPOSED NEW SEWER MANHOLE.OFFSET 1.5m FROM BOUNDARY.

3m

2m

PROPOSED NEW SEWERMAINTENANCE SHAFT ANDSEWER HOUSE CONNECTION.

PROPOSED NEW 6m SEWERHOUSE CONNECTION

STORMWATER FROM LOTSTO OUTLET TO KERB

EXISTING STORMWATERSTRUCTURE TO REMAIN

EXISTING 100Ø PVC WATER MAIN

EXISTING TELECOMMUNICATIONS SERVICEdTdT

PROPOSED NEWSEWER EASEMENT

1.5m

NEW LOT 372(301m²)

NEW LOT 371(301m²)

EXISTING STORMWATER DRAINAGE LINEDD

15.0m

15.0m

20.2m

20.0m

NOTE: THE DESIGN AND SITING OF FUTURE HOUSES ONTHESE LOTS IS PROPOSED TO BE UNDERTAKEN IN

ACCORDANCE WITH THE QUEENSLAND DEVELOPMENTCODE INCLUDING MP1.1 (HOUSING ON LOTS UNDER

450M2) AND MP1.4 (BUILDING OVER OR NEAR RELEVANTINFRASTRUCTURE) SUBJECT TO THE MINIMUMSETBACKS SHOWN ON THE PROPOSAL PLAN

Appendix F

MRC Pre-lodgement Documentation

1

Fiona Smith

From: Josephine McCann <[email protected]>Sent: Monday, 3 July 2017 11:01 AMTo: Fiona SmithCc: Leah Harris; Shane KleveSubject: FW: Prelodgement Advice Request - 1 into 3 Small Lot Residential Subdivision - 41

Forgan Street, North MackayAttachments: Bartels - 41 Swayne Street, North Mackay.kmz; 20170629044113.pdf

Hi Fiona and Barwon Please find (below in Red) responses to your questions. 1. Whilst Council can provide “in principle support” for the proposal, please be advised that the

proposal would be required to demonstrate compliance with the bounded assessment benchmarks and it is suggested that the corner lot be created/constructed with a “pre-located” invert crossing for the garage/s off Forgan Street, which shall be required to be setback at 6metres to allow for off street parking.

The frontage to Swayne street appears to be approx. 44metres therefore it appears that the two lots fronting only Swayne Street should achieve a road frontage of at least 15meters each. If the proposed lots are not able to function as standalone lots, it might be advisable to reduce the proposal to a One into two lots proposal.

Trust that the comments will assist you and please remember that Council is happy to arrange a prelodgement meeting or even review an amended layout with dimensions to provide commentary. Regards. Josephine McCann| Planning Officer| Development Services| Mackay Regional Council Phone: 07 4961 9150 | Fax: 07 4944 2409 | [email protected] | mackay.qld.gov.au

Please Note: The Development Assessment program has relocated to the Sir Albert Abbott Administration Building in Gordon Street. For meetings with Development Assessment staff please present to the main reception where someone will assist you and advise staff of your arrival.

PLEASE NOTE: THE VIEWS EXPRESSED HERE ARE AN OFFICER'S OPINION BASED ON THE INFORMATION PROVIDED AND RELEVANT CURRENT POLICY AND LEGISLATION. LODGEMENT OF A DEVELOPMENT APPLICATION IN THE FUTURE MAY RAISE OTHER ISSUES NOT CONSIDERED HERE AND THEREFORE THE ABOVE ADVICE DOES NOT BIND COUNCIL IN ANY WAY WHEN CONSIDERING A FUTURE DEVELOPMENT APPLICATION.

From: Sasmit Dahal Sent: Thursday, 29 June 2017 2:47 PM To: Josephine McCann <[email protected]> Subject: FW: Prelodgement Advice Request ‐ 1 into 3 Small Lot Residential Subdivision ‐ 41 Forgan Street, North Mackay

fsmith

Rectangle

2

Hi Jo, I have made some comments on red. Sewer - I have attached proposed sewer plan to this email which I think will be best suitable for all parties. I am not sure about electricity and telephone connection via easement – No to Easement arrangement. Stormwater – Detention can be conditioned but it seems that it might not be required if stormwater study is provided stating that the existing street underground system is sufficient. There is three potential path for stormwater discharge and are fairly short. Thanks, Sasmit This e-mail message and any attached file is the property of the sender and is sent in confidence to the addressee only. Internet communications are not secure and RPS is not responsible for their abuse by third parties, any alteration or corruption in transmission or for any loss or damage caused by a virus or by any other means.

From: Barwon Gooch Sent: Tuesday, 30 May 2017 1:54 PM To: 'Leah Harris' Cc: 'Planning Department'; Fiona Smith Subject: Prelodgement Advice Request - 1 into 3 Small Lot Residential Subdivision - 41 Forgan Street, North Mackay Hi Leah, With Brogan gone I’m not sure who to ask for prelodgement advice on this proposed 1 into 3 small lot residential infill subdivision at 41 Forgan Street, North Mackay. Please open the attached KMZ file showing the proposed lots. The subdivision itself is pretty straightforward and I can’t imagine Council would have any concerns about the general concept. Are house designs required for the proposed lot sizes (ranging from 300m2 to 400m2) or can we just propose minimum setbacks and site cover? I expect the main issues with the subdivision will relate to services and would appreciate preliminary advice from Council Engineers, particularly in relation to sewer and stormwater drainage. Lot C

‐ Maintain water supply connection from Forgan Street Generally Okay depending on the size of connection as there may be need to downsize connection

‐ Extend existing sewer to within 6m of the new boundary and provide new house connection (seeking advice on the minimum standard of the connection) No

‐ New stormwater drainage connection to Swayne Street (there is underground drainage in Swayne Street with an odd inlet on the corner of Forgan & Swayne Street in front of the subject lot). Assume connect roofwater to K&C in Swayne Street which drains to the inlet Okay

‐ Maintain existing electricity & telephone services connection in south‐east corner of subject lot Okay Lot B

‐ New water supply connection to water main in Swayne Street Okay ‐ Connect to existing manhole (or relocated manhole which may be required to maximise the developable

area of the site) No ‐ New stormwater drainage connection to Swayne Street as per Lot A (on‐site detention tanks if necessary)

Okay

3

‐ New electricity & telephone services connection to be confirmed by Ergon & Telstra (preferably extending down southern boundary of subject site from existing connection within an easement)‐ No to easement arrangement– each lot must operate as standalone lots.

Lot A ‐ New water supply connection to water main in Swayne Street Okay ‐ New house connection to sewer main (within 6m) No ‐ New stormwater drainage connection to Swayne Street as per Lot A (on‐site detention tanks if necessary) Ok

New electricity & telephone services connection to be confirmed by Ergon & Telstra (preferably extending down southern boundary of subject site from existing connection within an easement) No to easement arrangement– each lot must operate as standalone lots.

‐

We’ll contact Ergon & Telstra about whether an easement arrangement is possible for their services. Please let me know if I should talk to someone else about this one. Cheers Barwon

4

Barwon Gooch Senior Planner RPS Australia Asia Pacific Level 1, 38 Wellington Street, Mackay, QLD, Australia, 4740 PO Box 1895, Mackay, QLD 4740 Tel: +61 7 4953 3577 Fax: +61 7 4953 3622 Email: [email protected] www: http://rpsgroup.com.au

Please note the office will be closed for the Christmas break from COB Friday 23 December 2016 and will re-open on Tuesday 3 January 2017.

This e-mail message and any attached file is the property of the sender and is sent in confidence to the addressee only. Internet communications are not secure and RPS is not responsible for their abuse by third parties, any alteration or corruption in transmission or for any loss or damage caused by a virus or by any other means.

Disclaimer This email and any attachments may contain confidential or privileged information. You must not use or disclose this information, other than for the purposes for which it was supplied. The privilege or confidentiality attached to this email and attachments is not waived by reason of mistaken delivery to you. If for whatever reason this email is received by other than the intended recipient, you are requested to notify the sender promptly by telephone, email or facsimile and destroy and delete all copies of the original message. Any personal information collected by Mackay Regional Council will be for lawful purposes directly related to the functions of Council. Mackay Regional Council will take all reasonable precautions to respect the privacy of individuals in accordance with the Information Privacy Act 2009 (Qld) and will protect the personal information it holds from misuse, unauthorised access and modification. Personal information will only be disclosed to a third party with your written authorisation or as required by law.

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