Draft Redlands Planning Scheme · REVIEW OF DRAFT REDLANDS PLANNING SCHEME SUBMISSIONS WORKSHOP:...

redlands... future

Draft Redlands Planning Scheme

4103

Submission Review ReportsAugust 2005 Workshop 6D & 6E

REVIEW OF DRAFT REDLANDS PLANNING SCHEME SUBMISSIONS

WORKSHOP: 06D

Item No.:06D.01 Birkdale – 19 Burbank Road

Submission Summary Sub No: Issue No: Officer Comment Recommendations & Decisions

Object to the proposed provisions for Urban Residential and Open Space designations for the subject site. Grounds for Objection – Open Space Zone should be totally removed from the subject property in line with the 1988 Development Control Plan. Successive planning schemes have unreasonably increased the level of planning restriction on the land with a portion of the land currently designated Special Protection under the Strategic Plan. The subject site is currently the subject of a development application and independent environmental experts have found that the extent of the Special Protection designation is not justified. The Open Space Zone seems to follow the outline of the enhancement corridor in the Bushland Habitat Overlay. Some of the area included in the overlay and Open Space Zone is totally cleared farm land which adjoins existing residential housing. Much of this land is fully serviceable, flood free and is highly valuable as a residential land resource - the environmental value of which is low apart from the dams and their immediate surrounds.

5055:8321 5055:8322 5303:8979 5303:10938

Total Sub: 2

The Transitional Planning Scheme zones the subject site Rural Non-Urban; and the 1998 Strategic Plan Preferred Dominant Land Uses for the site are Public Open Space, Special Protection Area and Urban Residential. The draft scheme zones the subject site Urban Residential Zone and Open Space Zone. The subject site is also affected by the revised indicative flood prone area on the Flood Prone, Storm Tide and Drainage Constrained Land Overlay, and an enhancement corridor on the Bushland and Habitat Overlay. Major environmental and hazard constraints such as bushland and flooding are recognised through the draft scheme under a planning framework based on Overlays and Codes regulating development in areas subject to bushland habitat considerations and flood and tidal surge or drainage constrained land. Overlay and use codes provide for the management of environmental values and mitigation of flood impacts on development. Where environmental and flooding constraints require, the DEOs in the draft

Officers’ Recommendation 1. Retain the Urban Residential and Open Space

zoning of the subject site in the draft scheme. Amend the Habitat Protection Overlay to reflect the revised Environmental Inventory Stage 4. Subsequent RPS Actions Mapping Document Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




Under the current MCU application, through Council's Parks Policy and based on accurate environmental investigations, the appropriate Public or Private Open Space areas may be determined and set aside. To leave the town plan in its draft form is totally unreasonable and will cause unnecessary delays and/or hardship. The current owner has for many years had a reasonable expectation that his land would be entirely suitable for residential development.

scheme seek to – • avoid establishment of potentially

damaging uses within flood plains and areas subject to tidal inundation;

• minimise the adverse impacts of natural hazards such as flooding on environmental values and the Redlands community;

• ensure quality, useable open space adequate to accommodate the diverse recreational needs of the Shire’s residents and visitors is provided and maintained.

The intent of the Open Space Zone is to provide for a range of open space uses that meet the active or passive recreational needs of residents and visitors; provide for recreation activities and visual relief on land in public or private ownership, and may include land used for activities not involving access by the general public. Where properties are affected by flood, development of buildings is not encouraged; in order to – • provide acceptable levels of flood

immunity for people, buildings and other structures;

• minimise the risk of damage and property loss due to flooding or storm




RPD: Lot 213 on S312736 Property Address: 19 Burbank Road, Birkdale Current Zoning: Rural/Non Urban Current Strategic Plan Designation: Urban Residential/Special Protection Area/Public Open Space Draft RPS Zone: Urban Residential, Open Space Draft RPS Overlays: Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection -Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay

tide; and • protect the hydraulic capacity and

ecological functions and values of waterways, Moreton Bay foreshore and lands which naturally accommodate the flow of waters during flood or storm tide events.

The open space designated on the subject site in part mirrors the area of the site identified as enhancement corridor and enhancement link on the Bushland Habitat Overlay mapping. Part of the area zoned as open space is not affected by flooding, and therefore is not required for flood mitigation however it provides a key strategic open space link to Burbank Road from the south. Issues have been raised regarding the development constraints arising from the enhancement corridor designation, where it is argued that the affected part of the property – • is level; • is flood free; • is fully serviceable; • does not have significant environmental

values; and • is suitable for residential development.




While these matters are noted the provision of a strategic open space link to Burbank Road from the south is considered important.


Annexure to Item No.: 06D.01

Enhancement corridor affecting the subject site, as illustrated on the Bushland and Habitat Overlay mapping

Revised indicative flood prone area affecting the subject site, as illustrated on the revised Flood Prone, Storm Tide and Drainage Constrained Land Overlay mapping


WORKSHOP: 06D

Item No.: 06D.02 Birkdale – 22 Roger Street


Object to the proposed Environmental Protection Zone designation on the subject site. Grounds for Objection • The subject site has been developed to be

environmentally friendly. There has been no intention to undermine this hard work by developing the area to destroy these natural assets;

• The proposed zone change is seen as a back zoning which will severely restrict future options and is to be done without previous consultation or financial compensation;

• Based on the RSC Environmental Inventory Stage 4, the subject site was designated General Patch. Land in this designation should be zoned Low Density Residential Zone rather than Environmental Protection Zone.

Owner provides two alternative options: • Zone the whole subject site Urban

Residential Zone; • Zone the front of the subject site Urban

Total Sub: 2

2341:3118 5264:8993

In the transitional planning scheme, the subject site is zoned Residential A, and the preferred dominant land use is Special Protection Area. In the draft scheme, the subject site is designated as Urban Residential Zone and Environmental Protection Zone. The subject site is also significantly affected by bushland habitat, as designated in the Bushland and Habitat Overlay mapping. The limited area of the site designated as Urban Residential Zone correlates with the portion of the site not designated bushland habitat; or conversely, the extent of the Environmental Protection Zone designation on the site mirrors the bushland habitat designated on the site in the Bushland and Habitat Overlay. The environmental values of the subject site were initially recognised under the Special Protection Area PDLU in the Strategic Plan 1998. Further protection and enhancement of the identified environmental values of the site has been proposed with the predominant Environmental Protection Zone designation of the site in the draft scheme.

Officers’ Recommendation 1. Amend the Environmental Protection Zone on

the subject site and include the land in the Urban Residential Zone.

2. Amend the Habitat Protection Overlay by excluding the subject site from the Bushland Habitat designation and including it within the Urban Koala Habitat designation.

Subsequent RPS Actions Mapping Document Workshop Recommendations Officers’ Recommendation accepted with the following changes - • The zoning of the property be modified to reflect

the submitters’ suggestion being to extend the Urban Residential Zone across the entire Roger Street frontage of the lot and zone the balance as Low Density Residential.

• The Habitat Protection Overlay be amended to include the area to be zoned Low Density




Residential Zone to a depth of one housing block, removing the Habitat Overlay from this part; with the rear portion zoned Low Density Residential and the Habitat Protection Overlay retained.

RPD: Lot 1 on RP14118 Property Address: 22 Roger Street, Birkdale Current Zoning: Residential A Current Strategic Plan Designation: Special Protection Area Draft RPS Zone: Urban Residential, Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay, Airspace and Aviation Facilities Overlay

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has shown that the extent and classification of environmental values for this land is correct. Results of Council in-house review In summary the land is currently zoned Residential A. Any change to the zoning which removes the ability to subdivide the land may be subject to possible injurious affection claims. Despite this it must be recognised that council, through its 1998 Strategic Plan, Statement of Proposals and draft Redlands Planning Scheme has consistently indicated through its planning instruments that the land has environmental values and is not suitable for future subdivision. Three options are available to Council: 1. Amend the zoning and include the land within the Urban Residential zone to reflect the existing zoning. In addition the Urban Koala designation under the Habitat Protection Overlay should also be

Residential within the Urban Koala Habitat designation.

Council Decision Workshop Recommendation adopted.




applied to the lot to ensure no nett loss; or 2. Maintain the proposed Environmental Protection zoning and the Bushland Habitat designation under the Habitat Protection overlay and if an application is received within two years of the new scheme coming into force, make a decision at that time as to whether council wishes to assess the application under the transitional planning scheme or the new Redlands Planning Scheme; or 3. A third option would be to pursue one of the submitters’ suggestions that is to extend the Urban Residential zoning across the entire street frontage of the lot and zone the balance of the lot Low Density Residential maintaining the Habitat Protection overlay. To ensure a consistent approach is applied it is recommended option one is selected.


WORKSHOP: 06D

Item No.:06D.03 Birkdale – 91 Quarry Road and 26 Clive Road


Request for review of the Enhancement Corridor which is intended to connect open spaces, along the southern end of the subject sites. Grounds for Submission This corridor could be relocated along the northern side of the property. If an inspection was carried out it would be noted that the north western corner of the property contains vegetation over 50 years old. If this was retained it would form a corridor along the southern side of Quarry Road which follows the railway line to Tingalpa Creek. This would also form a buffer against noise from both rail and vehicle traffic. Object to the Bushland Habitat and Enhancement Corridor designation on the subject sites, including its interpretation within the draft scheme. The subject sites should wholly be zoned for Urban Residential purposes. Grounds for Objection • The Enhancement Corridor and Open Space

Total Sub: 1

5398:8974 Total Sub: 1

5108:7121 5108:7122 5108:7123

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has shown that Lot 1, RP201862 is not affected by any EIS4 CMAs. Lot 2 on RP201862 is affected by General Patch and Enhancement Link polygons which create an important link between mosaic vegetation in the west and a waterway corridor and habitat patches in the east. Results of Council in-house review Currently the lot is zoned Urban Residential with a narrow strip of Open Space located along the southern boundary. The Habitat Protection overlay includes an area of land across the southern portion of the site as an enhancement corridor. Chenoweth have identified the link across the southern portion of the lot as an enhancement link rather than enhancement corridor. Enhancement links indicate a general intention to connect areas of bushland but their exact position and size can be resolved during the development

Officers’ Recommendation 1. Amend the zone of the subject sites so that the

whole of the sites are included within the Urban Residential Zone.

2. Amend the Habitat Protection Overlay by - • Removing the Enhancement Corridor from

the southern section of the lot and including this area as an Enhancement Link.

• Removing the area of Bushland Habitat in the north western section of the lot and including this area within the Urban Koala Habitat designation.

Subsequent RPS Actions Mapping No change. Document No change Workshop Recommendations Officers’ Recommendation accepted.




Zone designated along the southern boundary of the property do not correspond.

• The Bushland Habitat and Enhancement Corridor designations should be removed from the subject properties as the sites do not support any vegetation of value and would not eventuate in an area of corridor value due to its proximity to heavily trafficked roads and surrounding existing residential development.

• Some parts of the wording of the Habitat Protection Overlay are subjective in their interpretation and need to be rewritten.

• Our primary concern is the impact the site’s inclusion within the Bushland Habitat and Enhancement Corridor on the Bushland & Habitat Overlay will have on the development potential of the site. Should our client wish to reconfigure the site for Residential purposes we will need to address this code as part of any Development Application.

• Assuming the Bushland Habitat and the Enhancement Corridor classification remains, the Specific Outcome (S3) of s5.7.9 of the Habitat Protection Code would apply. By way of background this Specific Outcomes states –

assessment process. Based on a review of the environmental characteristics of the site and other factors it is recommended that the Open Space zoning on part of the lot be removed and included in the Urban Residential zone.





(3) Where the use or other development is proposed on that part of premises shown as enhancement corridor, bushland habitat or marine habitat this overlay — a) Explore all alternatives to locate the development outside these areas b) Where (a) is not achievable —

• Ecological assessment, management plans and developer envelope(s)

• determine the location and delineate the development within these areas;

c) Prevent non-native animals from entering these areas;

• Where it is not possible to avoid development occurring within these areas, Council will seek ecological reporting and will condition on approval all development to be included within nominated building envelopes or governed by a covenant or the like. This would seem excessive given the majority of the site has been cleared and only contains sparse vegetation

• Our other primary concern relates to the wording and thus Council’s interpretation of s5.7.9 Table 3 - P1, which states — P1 Development is located — (a) A minimum of 100 metres from any




land shown as marine habitat; or (b) A minimum of 60 metres from any land shown as bushland habitat; or (c) Outside any land shown as enhancement corridor; or (d) Within a building envelope.

• We are of the opinion, Council may at its discretion, opt for one of the above opinions over another despite the use of “... or...”, given that it would be expected most developers would opt for the “within a building envelope” option.

• Moreover, we are of the opinion these “buffer” provisions relate more so to the self-assessable provisions of the Code, rather than the assessable development provisions. Furthermore, this is supported by Performance Solution P2.2 (1) Built Form & Density for the Park Residential Code, which states —

“All buildings, structures, car parking, storage, on-site waste water disposal and associated clearing of vegetation cover a maximum of 30 percent of the lot, or is contained entirely within a development envelope”.

• As it is already prescribed that any development on a residential lot will need to be located within a building envelope




there is no logic in prescribing and repeating the “buffer” provisions in Table 1 & 2 of the Habitat Protection Code. By removing the “buffer” provisions it eliminates the subjectivity of the provision, especially considering the majority of development applications will incorporate building envelopes.

• Hence, we believe Council should encourage development applications to utilise building envelopes that are based on the supporting ecological assessment. Therefore, we are of the opinion Performance 5 – ought to state — “P1 Development is located within a building envelope where it reasonably be located outside of Marine Habitat, Bushland Habitat and Enhancement Corridor.”

RPD: Lot 1 on RP201862 Property Address: 91 Quarry Road, Birkdale Current Zoning: Rural Non-Urban DCP 1 - Residential Low Density Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Urban Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Airspace and Aviation Facilities Overlay, Road and Rail Noise Impacts Overlay




RPD: Lot 2 on RP201862 Property Address: 26 Clive Road, Birkdale Current Zoning: Rural Non Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Urban Residential, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay, Airspace and Aviation Facilities Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 06D

Item No.: 06D.04 Birkdale – 438 Old Cleveland Road East


1. Querying discrepancy between the extent of the subject site being reclassified for Urban Residential purposes in the draft scheme, compared to that indicated on the Draft South East Queensland Regional Plan.

2. Concerned about the accuracy of the mapping in the Bushland and Habitat Overlay.

3. Querying the validity of the Enhancement Corridor and Bushland Habitat designations on the subject site. Request that enhancement corridor boundaries are revised based on an investigation of the site characteristics.

4. Querying the ecological values of the subject site that are delineated and protected under the Habitat Protection Overlay, and disputes relevance of enhancement corridor on the site.

Grounds for Objection • Request that the RPS Zone mapping be

reviewed in accordance with the regional plan requirements.

• Habitat Protection Overlay and Code

2135:2583 2135:2587 2135:2605 2135:2606 2135:2607

Total Sub: 1

1. The maps in the SEQ Plan are only intended to represent general concepts of the urban footprint for the purposes of broad-scale regional planning. Maps displaying properties as being within the urban footprint regional land use category do not and are not intended to identify or give attributes or rights, including land use and development rights, to specific land parcels.

2, 3, 4. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has recommended changes to the boundary and category of the Enhancement Corridor to Enhancement Link (as it is not located on a waterway) A link here is important to connect waterways north south. Similarly, connections are necessary to link the general patch of vegetation located close to the Old Cleveland Road frontage, the site with the vegetation on the corner of Old Cleveland Road and Birkdale Road. This area of bushland is noted in

Officers’ Recommendation 1. Retain the Urban Residential and Open Space

Zones on the subject site. 2. Amend the Habitat Protection Overlay by

including the whole lot within the Urban Koala Habitat designation.

3. The north western corner of Lot 1 on RP 214940 being the adjoining property be zoned Open Space.

Subsequent RPS Actions Mapping Document Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




amended to reduce restrictions on development potential of site. It is perceived that the proposed mapping under will place a large limit on the developable areas of certain properties.

• Suggests that retaining corridors along the waterways at Birkdale Road and Burbank Road would be more effective than seeking piecemeal sections of vegetation on various land parcels such as the subject site.

• Concern that the Open Space zoning mapped on the subject site, especially as the Open Space Zone mapping is very similar to the Bushland Habitat Overlay mapping that the submitter feels is incorrect, therefore compromising the location of the zoning line.

BAMM mapping as having core habitat for priority taxa. Results of Council in-house review The change from Enhancement Corridor to Enhancement Link is noted however it is considered there is still the need to ensure an open space connection from Old Cleveland Road – East through to Burbank Road. To facilitate an adequate open space link the north western corner of Lot 1 on RP 214940 should also be zoned Open Space. The whole lot should be incorporated into the Urban Koala Habitat category under the Habitat Protection overlay. This will provide opportunity through the development assessment process to best determine links across the site and possible retention of the general patches of vegetation located along the Old Cleveland Road frontage.




RPD: Lot 2 on RP214940 Property Address: 438 Old Cleveland Road East, Birkdale Current Zoning: Special Facility/Plant Nursery Current Strategic Plan Designation: Urban Residential Special Protection Area Public Open Space Draft RPS Zone: Urban Residential, Open Space Draft RPS Overlays: Habitat Protection – Bushland and Habitat Overlay, Road and Rail Noise Impacts Overlay



Bushland and Habitat Overlay affecting the subject site


WORKSHOP: 06D



Boundary of land included in the Open Space Zone should be revised to correspond directly with the subject property's western side boundary. Commend Redland Shire Council for including subject site in Urban Residential Zone sub-area UR 1. Grounds for Submission Mature vegetation is limited to adjacent properties 438 and 448 Old Cleveland Road East (with the exception of a number of trees adjacent to the dwelling), and there is currently no tangible vegetative link between the artificial wetlands and the rear of either of these properties or the subject site. As such there does not appear to be a readily apparent scientific basis for the inclusion of part of the subject land within the Open Space Zone. This is particularly the case on the rear portion of the subject site where the increased width of the corridor has the potential to inadvertently curtail future medium density residential development and associated access options contrary to the intent of the zone.

Total Sub: 1

5061:8447 5061:8448

In the transitional planning scheme, the subject site is zoned Rural Non-Urban, and the preferred dominant land use is Urban Residential. In the draft scheme, the subject site is designated as predominantly Urban Residential Zone, with a strip of Open Space Zone along the western and northern boundary. The site is also affected by an enhancement corridor, as designated on the Bushland and Habitat Overlay. The limited area of the site designated as Open Space Zone mirrors the enhancement corridor designated on the site in the Bushland and Habitat Overlay. Queries have been raised regarding the suitability of the Open Space Zone designation where the alignment is derived from the environmental values identified on the site and illustrated by the enhancement corridor, given the uncertainty surrounding the accuracy of mapping of the vegetative and ecological characteristics of the area. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA

Officers’ Recommendation 1. Retain the Urban Residential Zone sub-area

UR1 and Open Space Zone on the subject site. 2. Amend the Habitat Protection Overlay by

including the whole lot within the Urban Koala Habitat designation.





While Redland Shire Council's objective of creating a viable vegetation corridor between Old Cleveland Road East and the adjacent artificial wetlands is commendable, the configuration of the proposed open space corridor in its current form – • Does not correspond, in a sufficiently

accurate manner to the vegetative and ecological characteristics of the area;

• Is likely to inadvertently but unreasonably curtail the intended ultimate of the subject land for medium density, aged persons or special needs residential purposes;

• May practically compromise the provision of alternative access to the subject property from the north, which is likely to be required in conjunction with any future development of the property for medium density, aged persons or special needs residential purposes.

It is suggested there should be at least a marginal extension of the Urban Residential zoning to the north to encompass properties in the vicinity of Sailfish Avenue. Would enable an alternative access and integrated development of the subject site with the properties to the north.

A review of the Environmental Inventory Stage 4 mapping has recommended changes to the boundary and category of the Enhancement Corridor to Enhancement Link (as it is not located on a waterway). A link here helps connect waterways north south. Results of Council in-house review The change from Enhancement Corridor to Enhancement Link is noted however it is considered there is still the need to ensure an open space connection from Old Cleveland Road – East through to Burbank Road. The whole lot should be incorporated into the Urban Koala Habitat category under the Habitat Protection overlay. This will provide opportunity through the development assessment process to best determine links across the site.




RPD: Lot 2 on RP86026 Property Address: 454 Old Cleveland Road East , Birkdale Current Zoning: Rural Non Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Urban Residential, Open Space Draft RPS Overlays: Habitat Protection - Bushland and Habitat Overlay, Road and Rail Noise Impacts Overlay



Enhancement corridor affecting the subject site


WORKSHOP: 06D

Item No.: 06D.06 Coochiemudlo Island – 13 Erobin Street


Objection to Environmental Protection Zone on the subject site as it should be zoned Urban Residential. Grounds for Objections – Purchased subject site confirming Residential A designation in DCP 1 and Urban Residential PDLU in the Strategic Plan. Current planning scheme gives expectation that the property could be developed for residential purposes and it is inappropriate that the new planning scheme should extinguish that expectation. This proposed rezoning is contrary to goal 1 of the current Strategic Plan. Intention to erect 7 eco-friendly beach homes, while retaining majority of old growth gums. When this was discussed with Council officers, submitter was advised to await the provision of sewerage. Acknowledged that there are some significant trees on the property, however the property is not subject to any Greenspace designation in

5032:8145 Total Sub: 1

The current zoning under the Transitional Planning Scheme is Rural Non Urban. This zone comprises predominantly agricultural land but also includes non-urban areas of the Shire not presently used for, and not necessarily suitable for, agriculture or other rural production. Also included is land which is designated for urban development in the Strategic Plan but which is not expected to be required for such purpose during the life of the planning scheme. This site will be serviced by sewerage reticulation and this is expected to occur in 2006. The decision to propose the Environmental Protection Zone is based on the Habitat Protection Overlay. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth concludes that vegetation present is a good patch of mature native vegetation in mosaic landscape on Coochiemudlo and that Council should

Officers’ Recommendation 1. Amend the Environmental Protection Zone by

including the subject site in the Urban Residential Zone to be in context with the surrounding area.

2. Amend the Habitat Protection Overlay to remove the Bushland Habitat designation.

Subsequent RPS Actions Mapping Document Workshop Recommendations Officers’ Recommendation accepted Council Decision Workshop Recommendation adopted.




the current Strategic Plan and neither is it included in a Koala Management Area under SPP 1/05. Nevertheless, it is proposed to retain the majority of the large gum trees when the property is developed. Surrounding properties are already developed for residential purposes and the development of the property as proposed would represent infill development. Subject site is physically suitable for development and all normal urban services will be available once sewerage is provided later this year. Property is not subject to any constraints that would preclude its development. RPD: Lot 205 on C3281 Property Address: 13 Erobin Street, Coochiemudlo Island Current Zoning: Rural Non Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay

consider reclassifying more of the residential areas on the Island as a General Mosaic CMA to be consistent with other areas on mainland. The vegetation is very generous and functions as a habitat across the island landscape, connecting priority patches and tidal wetlands. Results of Council in-house review The change of habitat classification by Chenoweth is noted. The lot is not within Special Protection Area of 1998 Strategic Plan as are 4-6 Erobin St. Council recognises that the Environmental Protection zone places restrictions on any future opportunity to subdivide the lot. However under the Transitional Scheme the minimum lot size for an unserviced lot is 4000m2


WORKSHOP: 06D

Item No.: 06D.07 Coochiemudlo Island - 232-234 Victoria Parade


Objection to the subject site being zoned Conservation and be accordingly rezoned to Urban Residential. Grounds for Objection – The site is currently zoned Rural Non-Urban and has a preferred dominant land use of Urban Residential and Special Protection. The draft scheme Conservation Zone has a minimum lot size of 40 hectares, which removes the development potential of the site. This will significantly devalue a site where residential uses were previously encouraged and gives rise to a possible claim for compensation, by reducing implied use rights. All surrounding lots are proposed as Urban Residential. Isolation of this parcel will create an imbalance in zones and will reduce the ability of the site to be successfully conserved and protected for environmental purposes. The draft SEQ Regional Plan identifies Coochiemudlo Island as Urban Footprint.

5115:8397 Total Sub: 1

The Conservation Zone ensures that development identify, protect and provide for the long term management and enhancement of the environmental values associated with this zone. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth recommended that the patch of vegetation on lot 103 RP3281 be General Patch under the EIS4 review. The large polygon of which this lot was part contains patches of vegetation and a significant strip of foreshore vegetation (BAMM) on Coochiemudlo. This polygon of Major Foreshore is recommended for upgrading to Priority Foreshore due to significance under BAMM mapping and the presence of at least 1 endangered regional ecosystem. Results of Council in-house review The downgrading of habitat classification by Chenoweth is noted for this lot (not the foreshore strip which has been upgraded). It is also noted that this lot is not within

Officers’ Recommendation 1. Amend the Conservation Zone by including the

subject site in the Urban Residential Zone to be in context with the surrounding area.

2. Remove the Habitat Protection Overlay from the subject site.



Item No.: 06D.07 Coochiemudlo Island - 232-234 Victoria Parade


RPD: Lot 103 on C3281 Property Address: 232 - 234 Victoria Parade, Coochiemudlo Island Current Zoning: Rural Non-Urban DCP 1 - Residential A Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Conservation Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay

Special Protection Area of 1998 Strategic Plan. Consequently, there is a reasonable expectation established by the 1998 Strategic Plan and DCP1 of residential development although the Transitional Planning Scheme effectively limits the subdivision of this land to a minimum lot size of 4000m2 for an unserviced area. Based on the above facts it is recommended that the zoning of the land be amended by excluding the site from the Conservation Zone and including it in the Urban Residential Zone.


WORKSHOP: 06D

Item No.: 06D.08 Coochiemudlo Island - 24-26 Capembah Street


Objection to Conservation Zone at the rear of the subject site. RPD: Lot 309 on C3281 Property Address: 24-26 Capembah Street, Coochiemudlo Island Current Zoning: Rural / Non Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Urban Residential, Conservation Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay

3308:8268 Total Sub: 1

The Conservation Zone ensures that development identify, protect and provide for the long term management and enhancement of the environmental values associated with this zone. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth recommended a change to the category to Priority patch due to BAMM mapping significance. The vegetation is very generous and functions as a habitat across the island landscape, connecting priority patches and tidal wetlands. Results of Council in-house review The upgrading of habitat classification by Chenoweth is noted. However it is acknowledged that this lot is not within the Special Protection Area of 1998 Strategic Plan. In this regard it should be noted however that the currently there is an opportunity to service the lot as the Transitional Planning Scheme requires a

Officers’ Recommendation 1. Retain the Urban Residential and Conservation

zoning of the subject site. 2. Retain the Habitat Protection Overlay on the

subject site. Subsequent RPS Actions Mapping Change Habitat Protection Overlay to remove this site. Change zoning map to show subject site as Urban Residential and not Conservation Zone. Document no change Workshop Recommendations Officer’s recommendations accepted with the following amendment - • The whole of the lot to be included within the

Urban Residential Zone. Council Decision Workshop Recommendation adopted.


Item No.: 06D.08 Coochiemudlo Island - 24-26 Capembah Street


minimum site area of 4000m2 for an unserviced area. Recognising these facts and the high environmental significance attached to the rear of the lot, it is appropriate to retain the split zoning.


WORKSHOP: 06D

Item No.: 06D.09 Coochiemudlo Island – 4-6 Erobin Street


Objection to the subject site being zoned Conservation. Grounds for Objection – Previous information from Council stated that the client could construct a dwelling on either end of the property. In the Conservation Zone, this no longer applies. Other blocks of a similar size are not zoned in this way. Plan to subdivide the block into two, as the property has two street frontages, with 10 percent being contributed to Council, if the subdivision is approved. RPD: Lot 313 on SP129355 Property Address: 4-6 Erobin Street, Coochiemudlo Island Current Zoning: Rural Non-Urban DCP 1 - Residential A Current Strategic Plan Designation: Special Protection Draft RPS Zone: Conservation Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay

4694:8096 Total Sub: 1

A dwelling house is code assessable and a dual occupancy is impact inconsistent in the Conservation Zone. Reconfiguration of this lot is not supported as the minimum lot size is 40 hectares in the Conservation Zone. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth recommended a change to the category to Priority patch due to BAMM mapping significance. The vegetation is very generous and functions as a habitat across the island landscape, connecting priority patches and tidal wetlands. Results of Council in-house review The upgrading of habitat classification by Chenoweth is noted. This lot and those adjoining lots offer significant habitat and are covered by Special Protection and Greenspace in the current Strategic Plan in recognition of these

Officers’ Recommendation 1. Retain the Conservation Zone on the subject

site and adjoining properties being Lots 314 and 315.

2. Retain the Habitat Protection Overlay on the subject site adjoining properties being Lots 314 and 315.

Subsequent RPS Actions Mapping No change Document No change Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.: 06D.09 Coochiemudlo Island – 4-6 Erobin Street


environmental values. The lot cannot be subdivided under current planning scheme and strategic plan. Hence the conservation zoning is appropriate, reflects the Transitional Planning Scheme and responds to Chenoweth review.


WORKSHOP: 06D

Item No.: 06D.10 Redland Bay – 38, 40 - 48, 50 - 56, 58 - 64 and 158 - 178 Gordon Road


Object to the amount of Open Space Zone and area affected by overlays. Request that it be changed to all Urban Residential Zone. Grounds for Objections – The subject sites are currently zoned Rural Non-Urban and are shown on the Strategic Plan as mostly Urban Residential, with a narrow band of Public Open Space. The Strategic Plan, Greenspace Map, does not cover the land at all. The land is not included in the State Planning Policy – Koala Coast and is able to be fully serviced. Each site is subject to a current Material Change of Use (MCU) application for Residential A development. In the draft scheme however, the subject lands have all been partly shown in the Open Space Zone and are also affected by a number of overlay maps. The extent of the area shown as Open Space Zone that is also affected by the overlay maps, is in conflict with the current Strategic Plan, the current MCU application and past environmental, engineering and planning investigations. Overlay maps also show a greater coverage of

4301:7105 4302:7115 4303:7117 4304:7101 4305:7098

Total Sub: 5

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land is appropriate. The Enhancement Corridor contains some patches of vegetation and follows the waterway, and is at an appropriate width to achieve best practice for wildlife corridors. Results of Council in-house review The sites are included in the urban footprint of the SEQ Regional Plan. The development potential of the subject sites has been recognised in the draft scheme through the Urban Residential Zone. Development involving reconfiguration is assessed against outcomes for open space provision and design in the Reconfiguration

Officers’ Recommendation 1. Amend the Zones and Habitat Protection

Overlay to reflect valid development permits, including Court Orders, for the subject sites.

2. Retain the Urban Residential Zone and Open Space Zone on the subject sites not affected by Recommendation 1.

Subsequent RPS Actions Mapping No action required Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




the land, and therefore less development potential, than is reasonable based on available site investigations. For example, the enhancement corridor on the Bushland Habitat Overlay Map, regulation lines on the Flood Prone, Storm Tide and Drainage Constrained Land Overlay and the waterway buffer area on the Waterways, Wetlands and Moreton Bay Overlay Map are in conflict with existing site investigations and the rezoning approval. It is not possible for Council at this time to define accurately the extent of the future public open space on these lots. A final delineation of zoning, between Urban Residential and Open Space, is also unnecessary as Council can resolve all development issues under the subdivision process and/or application of relevant policies, in the future. It is requested that the zoning be changed to entirely Urban Residential. The extent of the Road and Rail Noise Impacts Overlay and Flood Overlay are too extensive. All other overlay maps are unnecessary and should be entirely excluded from the land. RPD: Lot 3 on RP136978 Property Address: 38 Gordon Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Urban Residential /

Code. Overlays have the same legal weight as zones. Development permits may soon be issued on some of this land, and these should be reflected in the zonings and Habitat Protection Overlay. The purpose of showing the Open Space Zone is to detail the land that the local government may target for acquisition during the reconfiguration process to meet open space requirements and address environmental values or constraints. Showing the Open Space through zoning is a more transparent policy position to show the intent for development of the site to the community and landowners.




Public Open Space Draft RPS Zone: Urban Residential, Community Purposes, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay RPD: Lot 4 on RP30572 Property Address: 40-48 Gordon Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Urban Residential / Public Open Space Draft RPS Zone: Urban Residential, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay RPD: Lot 5 on RP30572 Property Address: 50-56 Gordon Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Urban Residential / Public Open Space Draft RPS Zone: Urban Residential, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay RPD: Lot 6 on RP30572 Property Address: 58-64 Gordon Road, Redland Bay Current Zoning: Residential A Current Strategic Plan Designation: Urban Residential /




Public Open Space Draft RPS Zone: Urban Residential, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay RPD: Lot 2 on RP30571 Property Address: 158-178 Gordon Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Urban Residential / Public Open Space / Special Protection Area Draft RPS Zone: Urban Residential, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay



Redland Bay - 38, 40-48, 50-56, 58-64 Gordon Road Redland Bay – 158-178 Gordon Road


WORKSHOP: 06D

Item No.: 06D.11 Redland Bay – 872 - 880 German Church Road


Object to the amount of land – • affected by the Habitat Protection

Overlay and that cannot be developed upon;

• proposed to be zoned for Open Space. Grounds for Objections – Propose that the land zoned Open Space, which is approximately 4000m2 of cleared land and is currently designated Residential A, be zoned Urban Residential under the draft scheme. This land can be incorporated into the overall planning for roads and sewerage in conjunction with the proposed adjoining subdivisions. The Open Space designation is approximately 30 plus metres away from the edge of the gully and 1 in 100 flood level on the subject site. If this restriction was to be enforced the viability to build an aged home would become impractical, as one third of available land for building could not be utilised. This land was specifically levelled and filled with Council permission. The total area levelled and filled was 10,000m2.

4858:8219 4858:8228 4858:8230

Total Sub: 1

The Open Space Zone, identifies the land that the local government will seek to obtain through the development process to satisfy community open space requirements and provided protection to, values or acknowledgment of the constraints over this part of the subject land. The Flood Prone, Storm Tide and Drainage Constrained Land Overlay identifies land likely to flood or have other drainage constraints. The overlay protects the safety of people and property from the risk of flooding. To avoid the risk of flooding development is required to locate outside flood affected areas. The overlay maps land that is subject to a 1 percent Annual Exceedance Probability flood event, that is has a 1 percent chance of occurring in a 100 year period. The Waterways, Wetlands and Moreton Bay Overlay ensures that development protects, manages and enhances environmental values of waterways, wetlands, Moreton Bay and drainage lines. To achieve this, development needs to include a buffer and/or mechanisms that enhance water quality.

Officers’ Recommendation 1. Retain the extent of the Open Space Zone on

the subject site and adjoining sites. 2. Retain the Habitat Protection Overlay on the

subject site and adjoining sites. 3. Amend the zone for that part of the subject site

and adjoining sites included in the Urban Residential Zone sub-area UR1 to the Commercial Industry Zone to be consistent with the Item previously dealing with this area.

Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendation Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




Grounds for Support – Support of the Urban Residential (sub-area UR1) designation on the subject site. RPD: Lot 11 on RP203695 Property Address: 872-880 German Church Road, Redland Bay Current Zoning: Rural/Non Urban Current Strategic Plan Designation: Urban Residential. General and Service Industry, Public Open Space, Special Protection Area, Greenspace Habitat Draft RPS Zone: Urban Residential UR1, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay

The overlay mapping for this site includes areas within 60 metres from top of bank of minor waterway. Any development on the site will be assessed against the outcomes contained in these Overlays Codes. The area on the site zoned Urban Residential (sub-area UR1) can still accommodate a reasonably sized residential use that may be able to utilise some of the constrained land if it does not involve other development such as building works or excavation and fill. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land is appropriate. The mapping of existing vegetation is correct and the width of the adjacent Enhancement Corridor is appropriate and consistent with




best practice. With respect to the existing Strategic Plan PDLU in the locality; the development of land to south for Commercial Industry purposes; the existing non-residential land use approvals on part of this area and the latest demand for Commercial Industry land in Redland Bay within the SEQ Regional Plans Urban Footprint area (due to the removal of the IEC to the west on German Church Road) that the subject lot be partially included in the Commercial Industry consistent with that area to be removed from the proposed urban residential zone sub area UR1.


WORKSHOP: 06D

Item No.: 06D.12 Redland Bay – 94 - 142 Muller Street


Object to – • the area zoned Open Space. Requires

amendment so that the area adjacent to the Cleveland-Redland Bay Road correlates with the area of land dedicated as parkland within the existing approval;

• inaccuracies in the Overlay Mapping of the draft scheme;

Request that the area zoned Park Residential reviewed for inclusion in the Urban Residential Zone. Grounds for Objections – The remainder of the subject site does not contain native vegetation and should be Enhancement Corridor, rather than Bushland Habitat, due to its current disturbed nature. A small portion in the north-west should be removed. The entire site is identified as Other Major Koala Habitat; however there is no guidance in the Code for how Council will assess future development on sites mapped under the State Planning Policy. Some probable solutions

4814:8121 4814:8122 4814:8123 4814:8124

Total Sub: 1

The site is classified as urban footprint in the SEQ Regional Plan. This site is subject to a subdivision approval, reference SB004784. The approval is consistent with the intent of the Low Density Residential Zone in the draft scheme. The zoning should be amended to be consistent with this approval. The conditions in the Negotiated Decision Notice stated that a 20 metre band of vegetation protection is adequate along the eastern boundary. The Open Space Zone should be amended to reflect this. The purpose of the Waterways, Wetlands and Moreton Bay Overlay is to ensure development protects, manages and enhances environmental values of waterways, wetlands, Moreton Bay and natural drainage lines. The overlay maps a 60 metre area from the top of the bank of the minor waterway that crosses the site. All development will be assessed against the Overlay Code to determine that the outcomes are satisfactorily addressed.

Officers’ Recommendation 1. Amend the Open Space Zone on the subject

site to be consistent with subdivision approval SB4784.

2. Amend the Park Residential Zone and Urban Residential Zone to Low Density Residential Zone on the subject site.

3. Amend the Bushland Habitat Overlay Map to show Urban Koala Habitat designation on the land proposed to be zoned Low Density Residential.

4. Retain the Bushland Habitat Overlay to that part of the subject site zoned Open Space.





should be incorporated. Where it is not possible to avoid development occurring within these areas, Council will seek ecological reporting and will condition on approval all development to be included within nominated building envelopes. This seems excessive given the majority of the site has been cleared and only contains sparse vegetation. Some of the probable solutions, such as P1 may allow Council at its discretion to opt for one outcome despite other options. Solutions of this nature relate more to self-assessable development rather than assessable development. Removal of the buffer provisions will eliminate the subjectivity of the provision, especially considering the majority of the development applications will incorporate envelopes. Request that – • The bushland habitat and enhancement

corridor widths on the overlay map be reduced to 50 metres;

• P1 be reworded to state, ‘development is located within a building envelope where it cannot reasonably be located outside of the Marine Habitat, Bushland Habitat and Enhancement Corridor.

For additional information refer to – • Item 5.1 – Overlays – General Matters • Item 5.7 – Overlays – Waterways,

Wetlands and Moreton Bay • Workshop 6 – Habitat Protection Overlay




Further the Open Space adjacent to the sites eastern boundary should be removed. This area is affected by the Habitat Protection Overlay and should be considered as part of any development application. Council has recently granted approval for Park Residential development over this part of the site, therefore, clearly believes that locating development adjacent to the eastern boundary is acceptable. The waterways buffer in the south-eastern corner of the site does not support any significant vegetation or features that distinguish it from the remainder of the site adjacent to the eastern boundary. Therefore, it is considered the buffer area should be restricted to Lot 5 RP206175, being to the east of 94 Muller Street. Further the buffer area in the southern eastern corner of the property is a greater width than required. The standard width approach taken by the draft scheme is protecting a farm dam on Lot 5 RP206175. This is not representative of a natural waterway and does not require significant management of adjacent land uses due to the heavily disturbed nature and unmanaged history. Land to the north and east of the subject site has been developed for Urban Residential purposes or is zoned to facilitate future




residential development. Only a small part of the subject site is zoned Park Residential and would not take advantage of surrounding urban infrastructure. RPD: Lot 2 on RP205164 Property Address: 94 - 142 Muller Street, Redland Bay Current Zoning: Low Density Residential DCP 1: Residential Low Density and Public Open Space Current Strategic Plan Designation: Residential Low Density and Public Open Space Draft RPS Zone: Urban Residential, Park Residential, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 06D

Item No.: 06D.13 Redland Bay – Environmental Protection Zone - Vine, Mudlo & Ailsa Streets and Scenic Road


Object to the Environmental Protection Zone on the subject sites. Grounds for Objections – • Restricts future subdivisions • Disruption of lifestyles because of dual

zoning. • The properties along Vine, Mudlo & Ailsa

Streets and Scenic Road are mostly cleared. The stated environmental values that the Environmental Protection Zone are designed to protect are no longer of any substance.

• The contours of the land suggest that the land does not qualify as wetland.

• The value of this land as a coastal or koala habitat or native animal movement corridor is hard to justify as the Environmental Protection Zone is an island surrounded by Urban Residential development and a very significant Investigation Zone.

• The designation of Environmental Protection Zone seems not to serve any useful purposes. Perhaps the land would be better included in one of the other adjoining zones, whether Rural Non-Urban as previously zoned, or Investigation or Urban Residential

1066:1998 1067:1997 1069:1995 1068:1996 1076:1747 1077:1764 1077:1767 1080:1591 1080:1593 1246:2200 1246:2199 1256:1851

Total Sub: 1

The SEQ Regional Plan is the legal mechanism that established the extent of the regulatory urban footprint for the Shire. The SEQ Regional Plan does not identify expansion of the urban footprint in this locality by assigning it as Regional Landscape and Rural Production Area. This category identifies areas with values that should be protected from urban and rural residential development. In accordance with the SEQ Regional Plan and based on existing policy decisions of the local government this area is not recognised as suitable for urban purposes. A key to the decision making shown by the SEQ Regional Plan was the use of SPP1/97 - Conservation of Koalas in Koala Coast as a constraint to urban development. All Koala Conservation Areas are located within the Regional Landscape and Rural Production Area. The SEQ Regional Plan has prohibited the subdivision of land in the Regional Landscape and Rural Production Area to a minimum of 100 hectares.

Officer’s Recommendation Retain the zoning and Habitat Protection Overlay on the subject site as proposed in the draft scheme. Subsequent RPS Actions Mapping No action required Document No action required Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




purposes. • Zoning should require further input by the

local residents. • Concern about the potential impacts on

rates, particularly when one side of the street is zoned differently.

• Devalues subject sites. • Bushfire Hazard Overlay is incorrect for 43-

45 Vine Street. RPD: Lot 25 on RP72093 Property Address: 3-7 Vine Street, Redland Bay Current Zoning: Rural/Non Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay RPD: Lot 24 on RP72093 Property Address: 9-11 Vine Street, Redland Bay Current Zoning: Rural/Non Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay RPD: Lot 31 on RP72093 Property Address: 11-13 Ailsa Street, Redland Bay Current Zoning: Rural/Non Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat

In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This overlay will be updated to reflect the SEQ Regional Plan and Interim Guideline: Koalas and Development. It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005-2015 when adopted. The Bushfire Hazard Overlay Map is amended to remove the ‘adjoining bushfire hazard’ classification. The public consultation period during January – April 2005 provided the opportunity for comment on the draft scheme. It should also be noted that land values and rates are not matters that are dealt with by a planning scheme. For further information refer to – • Item 5.1 – Overlays – General Matters • Item 5.4 – Overlays – Bushfire Hazard

Overlay • Workshop 6 – Habitat Protection Overlay




Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay RPD: Lot 26 on RP72093 Property Address: 141 Scenic Road, Redland Bay Current Zoning: Rural Non Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay RPD: Lot 30 on RP72093 Property Address: 8-10 Mudlo Street, Redland Bay Current Zoning: Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay RPD: Lot 29 on RP72093 Property Address: 129-131 Scenic Road, Redland Bay Current Zoning: Rural Non Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay RPD: Lot 28 on RP72093 Property Address: 133-135 Scenic Road, Redland Bay Current Zoning: Rural Non Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land is appropriate. This area contains groups of trees and individual trees that make up a mosaic of habitat that provides local habitat opportunities and connects Priority Tidal (to the east) to Priority Habitat areas to the south. Results of Council in-house review As a result of no change to the Environmental Inventory and inclusion of the land into the Regional Landscape and Rural Production Area there is no change to coverage of the zone or the Habitat Protection Overlay.




Protection - State Koala Policy Overlay RPD: Lot 22 on RP72093 Property Address: 17-19 Vine Street, Redland Bay Current Zoning: Rural Non Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay



Objection to Environmental Protection designation – Vine, Mudlo & Ailsa Streets and Scenic Road, Redland Bay


WORKSHOP: 06D

Item No.: 06D.14 Redland Bay – 652 German Church Road


Objection to the Conservation and Rural Non-Urban designation on the property. Prefer Park Residential Zone. Grounds for Objection – Property should be zoned Park Residential due to the following reasons – • Draft SEQ Regional Plan includes property

in the Regional Landscape and Rural Production Area. A submission has been made requesting its inclusion in the Urban Footprint.

• SPP 1/05 includes the property in Koala Management Area A1. There are trees on the peak of the property, on the western boundary, but the balance of the property is largely devoid of trees and is used for grazing.

• Higher parts of property offer expansive views.

• German Church Road is a major link road. • Normal urban services, other than sewerage,

are available to the site. • The adjoining part of the property located

immediately to the west has recently been subdivided into allotments with a minimum

5029:8159

Total Sub: 1

Site is designated Regional Landscape and Rural Production Area in the SEQ Plan. The SEQ Plan is the legal mechanism that established the extent of the regulatory urban footprint for the Shire. The SEQ Plan does not identify expansion of the urban footprint in this locality by assigning it as Regional Landscape and Rural Production Area. This category identifies areas with values that should be protected from urban and rural residential development. The SEQ Plan supports State Planning Policy 1/05: Conservation of Koalas in South East Queensland by showing this locality as Koala Conservation Area. Koala Conservation Areas are located within the Regional Landscape and Rural Production Area. The policy intent for this area is to protect koala habitat and avoid adverse effects on koalas. In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This will be updated to reflect the

Officer’s Recommendation 1. Amend the zoning of the subject site to

Conservation and Rural Non-Urban zones as shown Map 1.

2. Amend the Habitat Protection Overlay as shown on Map 2.

3. Make similar changes to the following lots - • Lot 24 RP203700 • Lot 2 RP221100 • Lot 24 RP203700 • Lot 64 RP82443 • Lot 67 RP82443 • Lot 1 RP199206

Subsequent RPS Actions Mapping Document No action required Workshop Recommendations Officers’ Recommendations accepted.




area of 6000m2 while the balance of the property has been set aside for conservation purposes. Inclusion of this property in the Park Residential Zone would enable consolidation of park residential lots in this location.

• A preliminary investigation of environmental values indicates that development could result in a net benefit to koala habitat.

• In the event that the adjoining property to the east is zoned for industrial purposes, the subject property is large enough to accommodate adequate buffers between the industrial and park residential development.

RPD: Lot 1 on RP221100 Property Address: 652 German Church Road, Redland Bay Current Zoning: Rural Non Urban Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Conservation, Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Extractive Resource Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay

SEQ Plan and Interim Guideline: Koalas and Development. It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005-2015 when adopted. The extent of the Conservation Zone and Rural Non-Urban Zone on this property and nearby properties is a legacy of the proposed Integrated Employment Centre proposal, and is inconsistent with the remainder of the non-urban area. The zone and Bushland Habitat Map should be amended to reflect the methodology that is now applied in rural areas to convert the Environmental Inventory Stage 4 into zones and overlays. This will result in a reduction in size of the Conservation Zone on 652 German Church Road so that it covers only the western areas that are vegetated. Further refinement of the habitat mapping may be appropriate at the development application stage as the Bushland Habitat Overlay triggers ecological assessment that will help define the edges, quality and type of the environmental areas and outcomes





sought.



Map 1- Amended Zones in the German Church Road area - Redland Bay – 652 German

Church Road

Map 2 - Amended Habitat Protection Overlay in the German

Church Road area - Redland Bay – 652 German

Church Road


WORKSHOP: 06D

Item No.: 06D.15 Redland Bay – 245 - 257 Main Street


Object to the Environmental Protection Zone and the overlays affecting the subject site. Grounds for Objections – Expectation that land would be developed for future residential as stated by the very first Deed of Grant. The current Strategic Plan 1998 designates the site as Urban Residential, Open Space and Special Protection Area. Current application before Council has verified that the cleared land within 40 – 50 metres of the road frontages is suitable for residential development. No vegetation values exist in this cleared area. Recommend that the zoning be part Urban Residential, above the Q100 flood line and/or within at least 50m of the existing road frontage and the balance remain Environmental Protection. All Overlays should be removed from the designated Urban Residential area. RPD: Lot 5 on SL479 Property Address: 245-257 Main Street, Redland Bay

5183:9033

Total Sub: 1

The subject property was included in an Urban Residential PDLU designation under the 1998 Strategic Plan, together with OS and Special Protection designations to the Moogarapum Creek riparian zone Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land is appropriate. This land is part of the wildlife corridor along Moogurrapum Creek and enhancement of areas is consistent due to its relationship to the creek. Results of Council in-house review It is acknowledged that there is a development application on the land under the existing transitional Planning Scheme. If a valid development permit from Council or

Officer’s Recommendation 1. Amend the zone of the subject site to Urban

Residential and Open space as shown on Map 1.

2. Amend the Habitat Protection Overlay to include the Urban Koala Habitat designation over the area zoned Urban Residential and the Bushland Habitat designation over the balance of the site.

Subsequent RPS Actions Mapping Amend the zoning on the property. Document No action required Workshop Recommendations Officers’ Recommendations accepted with the following amendment - • Minor change to Open Space Zone boundaries

to facilitate Urban Residential lots along Main Street.




Current Zoning: Rural/Non Urban Current Strategic Plan Designation: Urban Res./Public Open Space/Special Protection Area Draft RPS Zone: Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay

Court Order from the Planning and Environment Court is issued, then the zoning and Habitat Protection Overlay should be amended to reflect that. In the interim, a range of economically and environmentally viable uses are able to be undertaken in the Environmental Protection Zone as reflected in the relevant zone code. The site is identified as urban footprint in the SEQ Regional Plan. The site is affected by the – • Waterways, Wetlands and Moreton Bay

Overlay; • Habitat Protection - Bushland and

Habitat Overlay; • Flood Prone, Storm Tide and Drainage

Constrained Land Overlay. The purpose of the Waterways, Wetlands and Moreton Bay Overlay is to ensure development protects, manages and enhances environmental values of waterways, wetlands, Moreton Bay and natural drainage lines. The overlay on this site maps 100 metres from the area from the top of the bank of the major waterway that traverses the site. All development will be





assessed against the Overlay Code to determine that the outcomes are satisfactorily addressed. The Habitat Protection Overlay maps the site as bushland habitat along the waterway and enhancement corridor for the balance of the site. The environmental values will be further assessed as part of the reconfiguration application. It is not supported to remove the overlays from the subject site. For additional information refer to – 1. Item 5.1 – Overlays – General Matters 2. Item 5.5 – Overlays – Flood Prone,

Storm Tide and Drainage Constrained 3. Item 5.7 – Overlays – Waterways,

Wetlands and Moreton Bay 4. Workshop 6 – Habitat Protection Overlay



Map 1 - Redland Bay – 245-257 Main Street

Open Space Zone

Urban Residential Zone


WORKSHOP: 06D



No submission

received

Officer Review - No submissions were received over the subject site. An application is currently being assessed by Council in relation to subdivision for light industrial purposes. This application [SB004975] is at information request stage. The land is currently zoned Industry A and Public Open Space in the Transitional Planning Scheme and General and Service Industry, Open Space and Special Protection in the Strategic Plan 1998. The southern boundary of the site is bounded by Moogurrapun Creek and the site is affected by a number of value and hazard Overlays.

Officers’ Recommendation Amend zone of the subject site to Commercial Industry and Open Space Zones in the draft scheme. Subsequent RPS Actions Mapping Amend zone of the subject site to Commercial Industry and Open Space Zones in the draft scheme. Document No action required. Workshop Outcomes Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.


WORKSHOP: 06D

Item No.: 06D.17 Sheldon – 115-119 Henderson Road


Support Environmental Protection and Conservation zoning of property. Grounds for Support – • Zoning recognises the environmental

importance of the area. • Subject property supports a wide variety of

mammals and bird life with established native trees and grasses and is located in an area of Sheldon that is an important wildlife habitat. This zoning should remain in perpetuity.

• There has been a decline in the natural beauty of the Redlands over the last 13 years, and thus this small area of natural beauty is treasured even more.

5548:9059 5550:9058

Total Sub: 2

Support noted. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping by Chenoweth has shown that the extent and classification of environmental values for this land is correct, and the zonings are appropriate. In particular, Chenoweth have identified that the Priority Habitat is a significant intact habitat area. BAMM mapping notes that the remnant vegetation contains Special Biodiversity Values, forms part of a bioregional corridor, and contains at least 12 endangered regional ecosytems. The Major Mosaic polygon contains patches of vegetation and rows of trees interspersed by houses. The Mosaic is traversed by tributaries of Tingalpa Creek, and provides important habitat for a variety of flora and fauna. Results of Council in-house review The result of Chenoweth review is noted.

Officers’ Recommendation 1. Retain the Environmental Protection Zone and

Conservation Zone on the subject site in the draft scheme.

2. Retain the Habitat Protection Overlay on the subject site in the draft scheme.

Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.


Item No.: 06D.17 Sheldon – 115-119 Henderson Road


RPD: Lot 139 on RP86470 Property Address: 115-119 Henderson Road, Sheldon Current Zoning: Habitat Protection Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Conservation, Environmental Protection Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Water Supply Catchment Overlay

The Environmental Inventory Stage 4 mapping of the Priority Habitat and Major Mosaic classifications reinforces the Conservation and Environmental Protection zonings as appropriately designated on this lot.


WORKSHOP: 06D

Item No.: 06D.18 Sheldon – 77-91 Duncan Road


1. Object to Habitat Protection Overlay on property.

2. Support Rural Non-Urban Zone on

property. 3. Support inclusion of property in

Employment Investigation Area. Grounds for Submission – • Property is a patch of regenerating

vegetation. • Neighbouring properties are used for rural

activities and have limited habitat value. • Bushland habitat is inconsistent where

fronting the busy Duncan Road due to noise, vehicle impact and lighting.

• Bushfires occurring from Duncan Road are a hazard to wildlife and flora.

• While it is recognised that there are some environmental constraints on the property such as its Greenspace Designation on the 1998 Strategic Plan and inclusion in the State Koala Policy area, the environmental values for the property are overstated.

• Extent of Bushland Habitat category of the

4784:7506 4785:7504 4786:7499 4786:7501 6062:9314 6092:9201 6092:9207 6117:9031

Total Sub: 6

1. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has shown that the extent and classification of environmental values for this land is correct. The General Patch polygon at this site is a disturbed patch of native vegetation that is regenerating. Results of Council in-house review The result of Chenoweth review is noted. The application of Bushland Habitat category in the Habitat Protection Overlay is consistent with methodology and appropriate. 1. Support for Rural Non-Urban Zone is

noted. 2. The area has been investigated for its

potential as an employment area. Refer to Item 1.02 – Employment Investigation Areas for further information.

Officers’ Recommendation Retain the draft scheme zoning and Habitat Protection Overlay on the subject site. Note - Refer to Item 1.02 – Employment Investigation Areas. Subsequent RPS Actions Mapping no change Document no change Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.




Habitat Protection Overlay should be reduced to allow for some rural uses while preserving some of the more important environmental areas. The southern section of the property should be made available for rural uses similar to those occurring on adjoining properties. The drainage overflow in the northern part of the property should be the target for retention and is the most environmentally important part of the property.

• Have seen no koalas on property in four years and previous owner saw only one in 51 years.

• Concerned that under the Habitat Protection Overlay Code, even rural uses will no longer be feasible. There is already no potential for most non-rural uses on the property due to its inclusion in the Investigation Area of the Draft SEQ Regional Plan and past failed development applications.

• Area has easy access to a major transport corridor. This is a key advantage of the site compared to other more distant potential employment areas.

• Provision of infrastructure for development would be cheaper than elsewhere.

The SEQ Regional Plan is the legal mechanism that established the extent of the regulatory urban footprint for the Shire. The SEQ Regional Plan does not identify expansion of the urban footprint in this locality by identifying it within the Regional Landscape and Rural Production Area. This category identifies lands with landscape and production values that should be protected from urban and rural residential development, as defined by the SEQ Regional Plan.

In accordance with the SEQ Regional Plan and based on existing policy decisions of the local government, this area is not recognised as suitable for urban purposes.

A key to the decision making shown by the SEQ Regional Plan was the use of SPP1/97 - Conservation of Koalas in Koala Coast as a constraint to urban development. All Koala Conservation Areas are located within the Regional Landscape and Rural Production Area.

The SEQ Regional Plan has prohibited the subdivision of land in the Regional Landscape and Rural Production Area to




a minimum of 100 hectares.

In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This overlay will be updated to reflect the SEQ Regional Plan and Interim Guideline: Koalas and Development.

It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005 - 2015 when adopted.



Draft scheme zoning Habitat Protection Overlay – Bushland Habitat Map (dark green=Bushland Habitat, lime green= Enhancement Corridor, light green=Enhancement Area)


WORKSHOP: 06D

Item No.:06D.19 Sheldon – 143-163 Duncan Road


Object to Environmental Protection Zone on property. Grounds for Objection – • Property owner chose not to undertake

wholesale land clearing. Those residents who did choose to clear their land now want to enjoy greenspace at the expense of others including the submitters. Submitter should not be expected to shoulder the responsibility for the maintenance of greenspace and wildlife habitat in the Shire.

• This inequitable treatment disadvantages the submitter in terms of potential future land use change, particularly given the property’s inclusion in the Investigation Area in the Draft SEQ Regional Plan.

• Property is not within the dam catchment and apart from the tree canopy, incorporates only secondary regrowth understories made up mainly of Casuarinas due to twice being subjected to extensive burning in bushfires over past 20 years.

• Council's methodology is obviously based solely on aerial photography indicating a tract of vegetation and automatically it is

4640:7247 Total Sub: 1

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth have provided a technical review of the Environmental Inventory Stage 4 and the environmental value of the land, and confirm the methodology and its application to mapping the environmental values of the land. In particular, Chenoweth notes that the Major Habitat polygon identified on the EIS4 mapping is a good sized patch of native vegetation with some disturbance and two dwellings. It is in two sections and contains a waterway within its southern section. It is connected to an Enhancement Corridor, and is adjacent to Sheldon College. Results of Council in-house review The result of Chenoweth review is noted. The Environmental Inventory Stage 4 mapping underpins the allocation of the land to its appropriate zoning. The role of the Redland Shire

Officers Recommendation 1. Retain the Environmental Protection and Rural

Non-Urban zoning on the subject site in the draft scheme.


Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.




assumed that this area should attract an Environmental Protection zoning.

• Incredulous that Mr Karreman has been granted permission to quarry over a 29 hectare site carrying protected vegetation inside the dam catchment while the subject property’s isolated pocket of vegetation which is not a continuous corridor, lacks connection to other vegetation tracts and therefore is unviable as a wildlife corridor, is deemed worthy of protection.

Environmental Inventory Stage 4 in determining zonings The Environmental Inventory Stage 4 (EIS4) was used as a basis for allocation of the Environmental Protection Zone (EPZ) in the Scheme. The methodology for the translation of the EIS4 to zones formed part of the supporting information to the draft Planning Scheme. Despite its title, the EIS4 is not simply a fauna and flora descriptive tool. It is an analysis that links habitat values to a planning and management response by categories called Conservation Management Areas. As such, it is a planning tool for focussing council policy and actions where natural values warrant and clearly indicates areas that the Council wishes to “protect, maintain and rehabilitate environmental values and biodiversity” (which are Corporate Plan objectives) and “enhance community lifestyle and the natural environment”. (Council’s Corporate Plan Vision). The original Environmental Inventory Stage 1 was derived from an aerial photographic assessment of vegetation and habitats by Chenoweth EPLA in 1996, which was checked on-ground to verify the location of habitats. This resulted in the establishment




RPD: Lot 5 on RP108514 Property Address: 143-163 Duncan Road, Sheldon Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Environmental Protection, Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Extractive Resource Overlay, Road and Rail Noise Impacts Overlay

of areas with identified conservation significance, referred to as Conservation Management Areas (CMA). Accompanying the original inventory was a report describing the conservation significance of each CMA and a database referencing system. Since that time, incremental adjustments have been made culminating in the EIS4 to account for changes in vegetation cover resulting from development approvals, errors in the original mapping, better mapping technology and new information about the environmental significance of sites. Third party review of the mapping. Consultants Chenoweth EPLA produced Stage 1 of the Environmental Inventory in 1996. They were engaged again to provide an independent technical review and confirm the methodology and its application to the Environmental Inventory Stage 4 mapping (which underpins the allocation to Environmental Protection Zone). The review focussed on: All relevant submissions’ The accuracy and consistency with

which the ‘enhancement’ areas and corridors (in particular) have been mapped.




Identifying errors and omissions Bringing the information up to date with

the current vegetation footprint since the original mapping date of November 2003, and

Applying current ecological planning principles for corridors.

In summary, the review has produced a revised Environmental Inventory 4.1 which includes: The methodology has been reviewed as

being correct; A check of the habitats in the locations of

all relevant submissions has shown there were some instances where minor amendments to extent or to the level of significance of habitat mapping, but on the whole the mapping was reasonably accurate;

Application of current ecological planning principles for corridors.

Concerns that the Environmental Protection Zone prohibits development or devalues property The intent of the zone is not to prohibit development but to ensure that it is undertaken in a manner that protects,




manages and enhances the environmental values of the land. A broad range of uses are able to be undertaken in the zone as reflected in the relevant zone code.


WORKSHOP: 06D

Item No.: 06D.20 Sheldon – 282A Avalon Road


1. Query the Conservation Zone on the subject property and the difference between the Conservation Zone and the Environmental Protection Zone.

2. Query effect of the Water Supply

Catchment Overlay on property. 3. Query effect of Habitat Protection

Overlay – State Koala Policy category on property.

4. Query effect of Extractive Resources

Overlay on property. Grounds for Submission – • These obstructions have been put in place

to inhibit the lawful rights of landholders. • Do these restrictions interfere in any way

with the development of one’s house, buildings or constructions presently erected in the event of fire, flood, earthquake or similar disaster?

• Lack of owner’s rights has led to difficulty selling property.

• Despite severe erosion of owner’s rights, no compensation has been offered.

982:2131 982:2137 982:2144 982:2150

Total Sub: 1

1. Conservation Zone Results of the review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory stage 4 mapping by Chenoweth has shown that the extent and classification of environmental values for this land is correct, and as a result the extent of the Conservation Zone is appropriate. BAMM mapping notes that remnant vegetation contains Special Biodiversity Values, forms part of a bioregional corridor, and includes at least one endangered RE. The patch is a significant intact habitat area. Results of Council in-house review The result of the Chenoweth review is noted. The Environmental Inventory Stage 4 mapping has been confirmed and underpins the allocation of the land in the appropriate Conservation zoning.

Officers’ Recommendation 1. Retain the Conservation zoning on the subject

site in the draft scheme. 2. Retain the Habitat Protection Overlay on the

subject site in the draft scheme.

Note - • Refer to Item 5.08 – Overlays - Water Supply

Catchment Overlay. • Refer to Item 6C.36 – Overlays – State Koala

Policy Overlay. • Refer to Item 6.02 – Overlays - Extractive

Resources Overlay. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendations accepted.




RPD: Lot 1 on SP110212 Property Address: 282A Avalon Road, Sheldon Current Zoning: Habitat Protection and Rural Water Supply Catchment Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Conservation, Environmental Protection Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Water Supply Catchment Overlay, Road and Rail Noise Impacts Overlay

Concern that the Conservation Zone devalues property This depends greatly on the development potential recognised for the lot and by whom. The proposed zone reflects a documented constraint on the land and often a mandatory requirement by the State government through the SEQ Regional Plan. It does not affect existing approved uses. Landowners who believe that their land has been devalued through the planning scheme may resort to the relevant compensation provisions of the Integrated Planning Act 1997. However it is considered that the potential uses or development that land owners believe they have lost is often far from financially viable, or is made up for by alternative uses and development allowable under the Conservation Zone. The difference between the Conservation Zone and the Environmental Protection Zone The Conservation Zone primarily protects environmental values such as bushland, wetland, coastal or koala habitats, native animal movement corridors and remnant native plants. Low-key development of a





scale and density that preserves and enhances environmental values is consistent with the zone. The Environmental Protection Zone protects environmental values such as bushland, wetland, coastal or koala habitats, native animal movement corridors and remnant native plants. Low-key development that encourages economic opportunities are consistent in the zone. These uses include cottage industries, rural enterprises or agricultural activities which do not adversely impact on environmental values or the landscape setting. The role of the Redland Shire Environmental Inventory Stage 4 The Environmental Inventory Stage 4 (EIS4) was used as a basis for allocation of the Conservation Zone in the Scheme. The methodology for the translation of the EIS4 to zones formed part of the supporting information to the draft Planning Scheme. Despite its title, the EIS4 is not simply a fauna and flora descriptive tool. It is an analysis that links habitat values to a planning and management response by categories called Conservation Management




Areas. As such, it is a planning tool for focussing Council policy and actions where natural values are highest and clearly indicates areas that the Council wishes to “protect, maintain and rehabilitate environmental values and biodiversity” (which are Corporate Plan objectives) and “enhance community lifestyle and the natural environment” (Council’s Corporate Plan Vision). The original Environmental Inventory Stage 1 was derived from an aerial photographic assessment of vegetation and habitats by Chenoweth EPLA in 1996, which was checked on-ground to verify the location of habitats. This resulted in the establishment of areas with identified conservation significance, referred to as Conservation Management Areas (CMA). Accompanying the original inventory was a report describing the conservation significance of each CMA and a database referencing system. Since that time, incremental adjustments have been made culminating in the EIS4 to account for changes in vegetation cover resulting from development approvals, errors in the original mapping, better mapping technology and new information about the environmental significance of sites.




EPA Biodiversity Mapping and the SEQ Regional Plan The SEQ Regional Plan includes policies that have the effect of State Planning Policies requiring that Council “protect, manage and enhance the region’s nature conservation and biodiversity values and supporting ecological processes, including areas of state, regional and local biodiversity significance”. The SQE Regional Nature Conservation Strategy sets the framework and establishes among other things an agreed process for defining the values to be protected principally through the Common Nature Conservation Classification System. The EPA has developed the SEQ Biodiversity Planning Assessment mapping (BAMM) to support the above tools and policies and recently re-issued the mapping in March 2005. The mapping has better resolution than ever before and the method now incorporates extensive information on native habitat, plants and animals. This is relevant to Council’s mapping of Conservation Zones basically because it identifies areas that should be included within this zone. It is only by doing so, that Council meets the mandatory requirements under Section 2 of the SEQ Regional Plan




relating to Biodiversity. 2. The Water Supply Catchment Overlay

ensures that within water supply catchments, development protects water quality by – • reducing the potential for

contamination of the water supply; • preventing contaminants from

entering the water supply; • reducing sediments.

The Water Supply Catchment Overlay identifies the property as being entirely contained within the Water Supply Catchment and including a Minor Waterway. Development triggering the overlay, including a dwelling house and domestic outbuilding, are required to comply with the Water Supply Catchment Overlay Code. Refer to Item 5.08 – Water Supply Catchment Overlay for further information.

3. The property is identified as a Koala Conservation Area in the South East Queensland Regional Plan Interim Guideline: Koalas and Development.




This Interim Guideline is a State Government document. Refer to Item – State Koala Policy Overlay for further information.

4. The Extractive Resources Overlay is not

triggered on this property so the requirements of the Extractive Resources Overlay Code do not apply. Refer to Item – Extractive Resources Overlay for further information about the effect of this overlay on properties that do trigger the Extractive Resources Overlay Code.



Water Supply Catchment Overlay (hatched=Water Supply Catchment, pink=Minor Waterway)

Extractive Resources Overlay (pink=Key Regional Resource Buffer)

State Koala Policy Overlay


WORKSHOP: 06D

Item No.:06D.21 Sheldon – 364-390 Avalon Road


1. Object to Conservation Zone on property. Entire property should be zoned Rural Non-Urban.

2. Request the exact width or dimensions of the proposed Conservation Zone strip on the property.

3. Object to Flood Prone, Storm Tide and Drainage Constrained Land Overlay on property.

4. Object to Waterways, Wetlands and Moreton Bay Overlay on property.

Grounds for Submission – • Entire property is currently zoned Rural Non

Urban. • Conservation zoning is not consistent with

long standing and existing rural uses of the property. Future extension or development of existing uses will be limited by more restrictive Conservation Zone provisions.

• Proposed rezoning represents a significant downgrading of the zoning. Assume compensation applies.

• Property is significantly disturbed, having been extensively logged and managed for rural purposes.

3168:4563 3168:4569 3168:4570

Total Sub: 1

The Flood Prone, Storm Tide and Drainage Constrained Land Overlay has been reviewed. Refer to Item 5.05 - Flood Prone, Storm Tide and Drainage Constrained Land Overlay for further information. The Waterways, Wetlands and Moreton Bay Overlay has been reviewed. Refer to Item 5.07 – Waterways, Wetlands and Moreton Bay Overlay for further information. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has shown that the extent and classification of environmental values for this land is correct. In particular Chenoweth point out that the Priority Habitat polygon covers the whole of this lot and extensively covers surrounding areas including Venman National Park. It contains significant habitat and intact vegetation that is habitat for rare and threatened species and classified as a bioregional corridor of state significance.

Officers’ Recommendation 1. Retain the Conservation and Rural Non-Urban

zoning on the subject site in the draft scheme. 2. Retain the Habitat Protection Overlay on the

subject site in the draft scheme. Note - • Refer to Item 5.05 - Overlays - Flood Prone,

Storm Tide and Drainage Constrained Land Overlay.

• Refer to Item 5.07 – Overlays - Waterways, Wetlands and Moreton Bay Overlay.

Subsequent RPS Actions Mapping no action Document no action Workshop Recommendations Officers’ Recommendations accepted.




• Conservation Zone implies that this section of the property should be left untouched and unmanaged.

• Property identified as a Key Resource Area in the State Planning Policy on the Protection of Extractive Resources. Zoning part of land Conservation could sterilise this resource and is inconsistent with Council’s methodolgy for converting the Redland Shire Environmental Inventory Stage 4 into zones.

• Remnant vegetation mapping for the property was updated in March 2005. Any overlays based on old mapping are innaccurate.

• Owned property since 1983 but have never known it to flood. Request that Council provide information relied upon to map the Flood Prone Area on the property.

• There are no significant drainage lines on the property, and as such, there are no waterways or wetlands to protect.

Results of Council in-house review The result of Chenoweth review is noted. The allocation of this lot to Conservation zone is in accord with the methodology for conversion of Environmental Inventory Conservation Management Areas to preliminary zoning. Only the area actually covered by the Key Resource Area in the draft State Planning Policy on the Protection of Extractive Resources is included in Rural Non Urban – not the Key Resource buffer area. The inclusion in Bushland Habitat category of the Habitat Protection Overlay is appropriate.





RPD: Lot 1 on RP186598 Property Address: 364-390 Avalon Road, Sheldon Current Zoning: Habitat Protection and Rural Water Supply Catchment Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Conservation, Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Extractive Resource Overlay, Water Supply Catchment Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 06D

Item No.:06D.22 Sheldon – 47-53 Kiwi Street


Object to the rezoning of subject site from Habitat Protection and Rural Water Supply to Conservation Zone. Should at least be zoned Environmental Protection like neighbours. Grounds for Objection – • All properties in the Sheldon area should be

in the same zone. • Concerned that Conservation zoning is the

same as the adjoining reserve. • Devaluation of the subject site. • A house that gets burnt down may or may

not be able to be rebuilt. • The subject site is a significant fire hazard,

with regulations prohibiting removal of trees which would cause increased danger in a fire, and excessive build-up of ground litter which has not been removed by Council for a significant period of time.

• Fire danger for the subject site is heightened by water shortages/pressure problems.

• Council should develop a fire plan for the Sheldon region to avoid probable trapping of residents in large fires, as what has been shown in Canberra over previous years. Roads are not well planned and end in

781:1362 2130:2610

Total Sub: 2

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has recommended that the classification of the large polygon covering this lot (and many in the locality) be upgraded from Major Habitat to Priority Habitat due to the increased significance placed on the lot under the State government’s BAMM mapping. The polygon includes intact vegetation and habitat following Tingalpa Creek, which is contiguous with habitat areas in Brisbane City and to the south and north. The State government’s BAMM mapping states the remnant is the largest of that regional ecosystem in the region, it contains Special Biodiversity Values, is part of a bioregional corridor. Results of Council in-house review The upgrading of classification by Chenoweth review is noted. The allocation of this lot to Conservation



subject site in the draft scheme. Subsequent RPS Actions Mapping no change Document no change Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.


Item No.:06D.22 Sheldon – 47-53 Kiwi Street


bushland without alternative escape routes. RPD: Lot 277 on RP86697 Property Address: 47-53 Kiwi Street, Sheldon Current Zoning: Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Conservation Draft RPS Overlays: Bushfire Hazard Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Water Supply Catchment Overlay

zone is appropriate.. The inclusion in Bushland Habitat category of the Habitat Protection Overlay is appropriate.


WORKSHOP: 06D

Item No.: 06D.23 Sheldon – 195-197 Campbell Road


1. Object to the zoning of the subject property as Conservation and Environmental Protection.

2. Object to the Environmental Inventory Stage 4 Methodology as it is a faulty document.

Grounds for Submission – • All properties in the Sheldon area should be

properly assessed with a clear examination of existing vegetation and how it meets the criteria for the Conservation or Environmental Protection Zone.

• Aerial photography is misleading and does not reflect the vast differences in habitat and vegetation on properties. Subject property consists of a large cleared grassed area with 30 percent bush at the rear of the block including non-native plants.

• Zoning is not consistent with that of nearby properties which appear to have a similar vegetation composition. Council needs to provide a comparison of different blocks for public comment prior to rezoning.

• Redland Shire Environmental Inventory Stage 4 is more concerned with

5456:8796 5456:8919

Total Sub: 1

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping by Chenoweth has shown that the extent and classification of environmental values for this land is correct, and as a result the zoning and Habitat Protection Overlay is appropriate. In particular Chenoweth point out that the Major Habitat polygon (at the rear of this lot) includes intact vegetation and habitat following Tingalpa Creek which is contiguous with habitat areas in BCC and to the south and north. BAMM mapping states the remnant is the largest of that RE in the region, it contains Special Biodiversity Values & remnant forms part of a bioregional corridor. Chenoweth recommend a change category to Priority Habitat. The Major Mosaic polygon (at the front of this lot) includes patches and stands of native mature vegetation and houses and is surrounded by Priority habitat (was MH) areas. Very important habitat area. Includes some BAMM areas.

Officers’ Recommendation 1. Retain the Conservation and Environmental

Protection zoning on the subject site in the draft scheme.


Subsequent RPS Actions Mapping No change Document No change Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.


Item No.: 06D.23 Sheldon – 195-197 Campbell Road


Coochiemudlo Island than the mainland. RPD: Lot 187 on RP88944 Property Address: 195-197 Campbell Road, Sheldon Current Zoning: Rural Non-Urban and Restricted Open Space Current Strategic Plan Designation: Rural Non-Urban and Special Protection Draft RPS Zone: Conservation, Environmental Protection Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Water Supply Catchment Overlay

Results of Council in-house review The result of Chenoweth review is noted. The upgrading of classification to Priority Habitat re-inforces the zoning to Conservation and the zoning as Environmental Protection on the remainder of this lot is also appropriate given treatment in past planning scheme.


WORKSHOP: 06D

Item No.: 06D.24 Sheldon – 215 Campbell Road


1. Object to Conservation Zone and Environmental Protection Zone. Should be only one zone for the suburb of Sheldon.

2. Object to property being identified as Major Habitat in the Environmental Inventory.

Grounds for Objections – • Should be only one zone in Sheldon with the

exception of Council owned virgin bushland. To split the blocks further into sub zones is impossible, as the vegetation audit is hopelessly inadequate and subjective. Aerial photos only show the large trees, which cover most of the area and density across most blocks looks similar from the air. Vegetation in Sheldon is very similar from block to block.

• Environmental Inventory Map Stage 4 is a flawed document. There is no documented vegetation inventory, quantity, type, range of variety, density and suitability of vegetation for habitat.

• Half of subject property is vegetated with non-native species.

3556:6359 Total Sub: 1

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth have provided a technical review of the Environmental Inventory Stage 4 and the environmental values of the land, and confirm the methodology and its application to mapping the environmental values of the land. The EIS4 has been reviewed and found that the lot referred to in the submission is nestled within a large and important habitat area. The Conservation zoning is appropriate. The area provides important habitat for a variety of fauna and flora. Aerial photographic interpretation is a valid tool used by scientists and planners to plan for conservation and other land uses. Although extensive field work has not been undertaken on every block, values can be extrapolated from field studies on similar blocks. Council will endeavour to undertake further field work into the future. The Major Habitat polygon identified on the EIS4 mapping includes intact vegetation and



subject site in the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.




• Many blocks in the area with similar characteristics to the subject property have been zoned Environmental Protection.

• Residents who have tried to keep a patch of virgin bushland have been penalised for being environmentally conscious and those who have cleared massive amounts have been rewarded with a lesser classification.

habitat following Tingalpa Creek, which is contiguous with habitat areas in BCC and to the south and north. BAMM mapping states the remnant vegetation is the largest of that RE in the region, contains Special Biodiversity Values, and is part of a bioregional corridor. Results of Council in-house review The result of the Chenoweth review is noted. In this case, the Environmental Inventory Stage 4 mapping has been confirmed and underpins the allocation of the land in the appropriate Conservation zoning. The role of the Redland Shire Environmental Inventory Stage 4 in determining zonings The Environmental Inventory Stage 4 (EIS4) was used as a basis for allocation of the Environmental Protection Zone (EPZ) in the Scheme. The methodology for the translation of the EIS4 to zones formed part of the supporting information to the draft Planning Scheme. Despite its title, the EIS4 is not simply a fauna and flora descriptive tool. It is an analysis that links habitat values




RPD: Lot 192 on RP88944 Property Address: 215 Campbell Road, Sheldon Current Zoning: Habitat Protection and Rural Water Supply Catchment Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Conservation Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Water Supply Catchment Overlay

to a planning and management response by categories called Conservation Management Areas. As such, it is a planning tool for focussing council policy and actions where natural values warrant and clearly indicates areas that the Council wishes to “protect, maintain and rehabilitate environmental values and biodiversity” (which are Corporate Plan objectives) and “enhance community lifestyle and the natural environment”. (Council’s Corporate Plan Vision). The original Environmental Inventory Stage 1 was derived from an aerial photographic assessment of vegetation and habitats by Chenoweth EPLA in 1996, which was checked on-ground to verify the location of habitats. This resulted in the establishment of areas with identified conservation significance, referred to as Conservation Management Areas (CMA). Accompanying the original inventory was a report describing the conservation significance of each CMA and a database referencing system. Since that time, incremental adjustments have been made culminating in the EIS4 to account for changes in vegetation cover resulting from development approvals, errors in the original mapping, better mapping technology and new information about the




environmental significance of sites. Review of Overlay mapping and code Many general submissions express concern with the accuracy and appropriateness of the Environmental Protection zoning of specific properties, or the EIS4 mapping, have been included in property level submissions and were referred to Chenoweth Environment Planning and Landscape Architecture for detailed review. Third party review of the mapping Consultants Chenoweth EPLA produced Stage 1 of the Environmental Inventory in 1996. They were engaged again to provide an independent technical review and confirm the methodology and its application to the Environmental Inventory Stage 4 mapping (which underpins the allocation to Environmental Protection Zone). The review focussed on: All relevant submissions’ The accuracy and consistency with

which the ‘enhancement’ areas and corridors (in particular) have been mapped.

Identifying errors and omissions




Bringing the information up to date with the current vegetation footprint since the original mapping date of November 2003, and

Applying current ecological planning principles for corridors.

In summary, the review has produced a revised Environmental Inventory 4.1 which includes: The methodology has been reviewed as

being correct; A check of the habitats in the locations of

all relevant submissions has shown there were some instances where minor amendments to extent or to the level of significance of habitat mapping, but on the whole the mapping was reasonably accurate;

Application of current ecological planning principles for corridors.

Concerns that the Environmental Protection Zone prohibits development or devalues property The intent of the zone is not to prohibit development but to ensure that it is undertaken in a manner that protects, manages and enhances the environmental




values of the land. A broad range of uses are able to be undertaken in the zone as reflected in the relevant zone code.


WORKSHOP: 06D

Item No.: 06D.25 Sheldon – 31-35 Taylor Road


1. Object to partial Environmental Protection zoning of property.

2. Object to the Bushfire Hazard Overlay on

property. 3. Object to the Habitat Protection Overlay

on property. Grounds for Objection – • Rezoning will reduce property value, add

additional limitations to the use of the land and make existing use unviable.

• Property is totally cleared and devoid of any bushland or viable habitats and poses no fire threat to neighbouring properties. Cannot forsee any bushland being established on the property. Any bushland on-site would make it a fire hazard.

• Adjacent properties are also cleared.

3067:5818 Total Sub: 1

The Bushfire Hazard Overlay has been reviewed. Refer to Item 5.04 – Bushfire Hazard Overlay. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has shown that the extent and classification of environmental values for this land is basically correct. However, the Environmental Protection zone area (small sliver in north-west corner) is probably not appropriate as there appears to be no vegetation at that site. Results of Council in-house review The result of Chenoweth review is noted. Council recognises that the northwest ‘corner’ (circled) is not significant and may be excluded from the Environmental Protection zone and removed from the Habitat Protection Overlay (where it is designated as Bushland Habitat). There is an Enhancement Link marked across the rear of this lot which will help improve the local linkages to the

Officers’ Recommendation 1. Amend the Environmental Protection Zone

from the north-west corner of the subject site and the whole property be zoned Rural Non-Urban.

2. Amend the Habitat Protection Overlay by removing the Bushland Habitat designation from the subject site.

3. Include an Enhancement Link across the subject site as indicated in the Environmental Inventory version 4.1.

Note - Refer to Item 5.04 – Overlays Bushfire Hazard Overlay. Subsequent RPS Actions Mapping Document No action Workshop Recommendations Officers’ Recommendations accepted.




RPD: Lot 2 on RP84645 Property Address: 31-35 Taylor Road, Sheldon Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Environmental Protection, Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Habitat Protection - Bushland and Habitat Overlay

Major Habitat area that abuts the western boundary of this property.



WORKSHOP: 06D

Item No.: 06D.26 Sheldon – 830 West Mount Cotton Road


1. Object to the Environmental Protection Zone.

2. Object to the Habitat Protection Overlay including the Bushland Habitat and Core Koala Habitat categories on the property.

Grounds for Objection – • Forestry is approved on the property.

Environmental Protection zoning is inconsistent with this approval.

• The property is categorised as Bushland Habitat which differs from the Control Plan No. 1 Sheet 14 which clearly shows that the subject site is excluded from the Bushland Habitat Area.

• The property is categorised as Core Koala Habitat. The plantation forestry management plan contained in the development approval addresses fauna management. Therefore the property should remain Rural Non-Urban Zone and be excluded from Core Koala Habitat.

221:2336 221:2

Total Sub: 1

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has shown that the extent and classification of environmental values for this land is correct. The land is classified as Major Mosaic and contains stands of trees and scattered trees. The lot is surrounded by Priority Habitat areas west of Mount Cotton Road. Results of Council in-house review The result of Chenoweth review is noted. The zoning to Environmental Protection and allocation to the Bushland Habitat Category of the Habitat Protection Overlay are therefore appropriate. The inclusion in Core Koala area mirrors the State Government requirement in the SEQ Interim Guideline: Koalas and Development to include this property within the Koala Conservation area.

Officers’ Recommendation 1. Retain the Environmental Protection on the

subject site in the draft scheme. 2. Retain the Habitat Protection Overlay on the

subject site in the draft scheme. Subsequent RPS Actions Mapping no action Document no action Workshop Recommendations Officer’s Recommendations accepted. Council Decision Workshop Recommendation adopted.


Item No.: 06D.26 Sheldon – 830 West Mount Cotton Road


RPD: Lot 1 on RP176661 Property Address: 830 West Mount Cotton Road, Sheldon Current Zoning: Rural Non Urban Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Environmental Protection Draft RPS Overlays: Bushfire Hazard Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Road and Rail Noise Impacts Overlay

The Environmental Protection Zone protects environmental values such as bushland, wetland, coastal or koala habitats, native animal movement corridors and remnant native plants. Low-key development that encourages economic opportunities are consistent in the zone. These uses include cottage industries, rural enterprises, agricultural activities or forestry which do not adversely impact on environmental values or the landscape setting.


WORKSHOP: 06D



1. Object to partial Environmental Protection zoning of property.

2. Object to the Bushfire Hazard Overlay on

property. 3. Object to the Habitat Protection Overlay

on property. Grounds for Objection – • Rezoning will reduce property value, add

additional limitations to the use of the land and make existing use unviable.

• Property is totally cleared and devoid of any bushland or viable habitats and poses no fire threat to neighbouring properties. Cannot forsee any bushland being established on the property. Any bushland on-site would make it a fire hazard.

• Adjacent properties are also cleared.

3067:5818 Total Sub: 1

The Bushfire Hazard Overlay has been reviewed. Refer to Item 5.04 – Bushfire Hazard Overlay. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has shown that the extent and classification of environmental values for this land is basically correct. However, the Environmental Protection zone area (small sliver in north-west corner) is probably not appropriate as there appears to be no vegetation at that site. Results of Council in-house review The result of Chenoweth review is noted. Council recognises that the northwest ‘corner’ (circled) is not significant and may be excluded from the Environmental Protection zone and removed from the Habitat Protection Overlay (where it is designated as Bushland Habitat). There is an Enhancement Link marked across the rear of this lot which

Officers’ Recommendation Refer to Item 6D.25 - Sheldon – 31-35 Taylor Road Subsequent RPS Actions Mapping No action required. Document No action required Workshop Recommendations No Recommendation required. Refer to Item 6D.25. Council Decision No Decision required. Refer to Item 6D.25.




RPD: Lot 2 on RP84645 Property Address: 31-35 Taylor Road, Sheldon Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Environmental Protection, Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Habitat Protection - Bushland and Habitat Overlay

will help improve the local linkages to the Major Habitat area that abuts the western boundary of this property.


WORKSHOP: 06D

Item No.:06D.28 Sheldon – 830 West Mount Cotton Road


1. Object to the Environmental Protection Zone.

2. Object to the Habitat Protection Overlay including the Bushland Habitat and Core Koala Habitat categories on the property.

Grounds for Objection – • Forestry is approved on the property.

Environmental Protection zoning is inconsistent with this approval.

• The property is categorised as Bushland Habitat which differs from the Control Plan No. 1 Sheet 14 which clearly shows that the subject site is excluded from the Bushland Habitat Area.

• The property is categorised as Core Koala Habitat. The plantation forestry management plan contained in the development approval addresses fauna management. Therefore the property should remain Rural Non-Urban Zone and be excluded from Core Koala Habitat.

221:2336 221:2

Total Sub: 1

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has shown that the extent and classification of environmental values for this land is correct. The land is classified as Major Mosaic and contains stands of trees and scattered trees. The lot is surrounded by Priority Habitat areas west of Mount Cotton Road. Results of Council in-house review The result of Chenoweth review is noted. The zoning to Environmental Protection and allocation to the Bushland Habitat Category of the Habitat Protection Overlay are therefore appropriate. The inclusion in Core Koala area mirrors the State Government requirement in the SEQ Interim Guideline: Koalas and Development to include this property within the Koala Conservation area.

Officers’ Recommendation 1. Retain the draft scheme zoning on the subject

site. 2. Retain the Habitat Protection Overlay on the

subject site in the draft scheme. Subsequent RPS Actions Mapping no action Document no action Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.


Item No.:06D.28 Sheldon – 830 West Mount Cotton Road


RPD: Lot 1 on RP176661 Property Address: 830 West Mount Cotton Road, Sheldon Current Zoning: Rural Non Urban Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Environmental Protection Draft RPS Overlays: Bushfire Hazard Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Road and Rail Noise Impacts Overlay

The Environmental Protection Zone protects environmental values such as bushland, wetland, coastal or koala habitats, native animal movement corridors and remnant native plants. Low-key development that encourages economic opportunities are consistent in the zone. These uses include cottage industries, rural enterprises or agricultural activities which do not adversely impact on environmental values or the landscape setting, which includes forestry. Under the Environmental Protection zone, forestry is an impact assessable use. The proposed zone does not restrict the continuation of existing lawfully approved uses.


WORKSHOP: 06D

Item No.: 06D.29 Thornlands – 14 - 20 Bonnie Street


Object to the Environmental Protection designation on the subject site. The site should be zoned wholly Park Residential. Request that the southern portion of the subject site is representative of an Enhancement Area designation and should be mapped appropriately. Comment that ecological reporting by Council and conditioning on approval of all development on the subject site to be included within nominated building envelopes is seen to be excessive given the majority of the site has been cleared and only contains sparse vegetation. Request that P1. be reworded to ‘development is located within a building envelope where it cannot reasonable be located outside of Marine Habitat, Bushland Habitat and Enhancement Corridor’. Object to the natural drainage line on the north western corner of the subject site. The natural drainage line is situated outside the boundaries of the subject site and should be removed. Subsequently, the Flood Prone, Storm Tide and Drainage Constrained

4817:8146 4817:8147 4817:8149 4817:8151

Total Sub: 1

Flood Prone, Storm Tide and Drainage Constrained Land Overlay; and Waterways, Wetlands and Moreton Bay Overlay – Some discrepancies in the Flood Prone, Storm Tide and Drainage Constrained Land Overlay mapping; and the Waterways, Wetlands and Moreton Bay Overlay mapping have been raised. It is expected these discrepancies arose due to the scale of data sets relied on for the waterways and drainage line mapping. The data set is an extrapolation of watercourse mapping provided by Natural Resources, Mines and Energy, with natural drainage lines being derived by extending this data set based on existing 5 metre contour lines and 2002 aerial photography. Review of the Waterways, Wetlands and Moreton Bay Overlay in conjunction with finalised Flood Prone mapping has clarified the discrepancies. Following the mapping review process, a natural drainage line remains identified on the north-western corner of the subject site; and a very limited part of the subject site is affected by the indicative flood prone area, as according to RSC contours, there could be a slight flood

Officers’ Recommendation 1. Amend the zone on the subject site to Park

Residential on that portion of the land north of Luke Street with the section of this site south of Luke Street to remain in the Open Space Zone.

2. Amend the Habitat Protection Overlay north of Luke Street to the Urban Koala Habitat designation with the section of the site south of Luke Street retained in the Bushland Habitat designation in the Overlay.

Subsequent RPS Actions Mapping Document Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.




Overlay designation should also be removed from the subject site. Grounds for Objection – A review of the subject site for Park Residential will highlight that this designation is in keeping with existing approvals and surrounding developments. An Environmental Protection Zone prohibits development from occurring when the site is capable of sustaining some form of development. The proposed overlays are sufficient to ensure the development of the subject site does not detrimentally impact on the environment or operation of the nearby poultry farm. Some of the probable solutions, such as P1, may allow Council at its discretion to opt for one outcome despite other options. Solutions of this nature relate more to self-assessable development rather than assessable development. Removal of the buffer provisions will eliminate the subjectivity of the provision, especially considering the majority of the development applications will incorporate envelopes. The natural drainage line is situated outside the boundaries of the subject site and should be

risk to the north-western part of the lot. Please refer to Item 05.05 Overlays – Flood Prone, Storm Tide and Drainage Constrained Land Overlay and 05.07 Overlays – Waterways, Wetlands and Moreton Bay Overlay. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land is appropriate. Results of Council in-house review Although the land has environmental value, the existing Park Residential preferred dominant land use from the 1998 Strategic Plan will be reflected in the zoning of the land, and the Habitat Protection overlay will be amended to Urban Koala Habitat to recognise that whilst development will occur,




removed. RPD: Lot 6 on SP164062 Property Address: 14 - 20 Bonnie Street, Thornlands Current Zoning: Rural Non-Urban DCP 1 - Park Residential and Rural Non-Urban Current Strategic Plan Designation: Park Residential and Rural Non-Urban Draft RPS Zone: Environmental Protection, Park Residential Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay

there should be attempts to maximise the koala habitat trees retained.



The subject site remains affected by a natural drainage line and the indicative flood prone area, as identified on the revised Overlay mapping.


WORKSHOP: 06D

Item No.: 06D.30 Thornlands - 145-167 Panorama Drive


Submitter supports eastern portion of property at 145-167 Panorama Drive being zoned Conservation and requests that remaining area that is zoned Open Space also be zoned Conservation. Grounds for Submission Greater area of land needed for conservation. To protect: • native vegetation to provide koala corridor

along the unnamed tributary of Hilliards Creek and provide trees for feeding and support of koalas

• waterway vegetation that helps improve water quality, cleaner air

• existing trees that provide diversity of habitat for wildlife

• existing tallowwood trees in Goddard Road. should never removed to make a road to link with Kinross Road, as those trees near my dam and the dam in Wellington Ponds adjacent to Goddard Road have for many years been used by the koalas.

• The existing ti-trees in this unnamed tributary of Hilliards Creek include some

6091:9217 Total Sub: 1

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They advise that the mapping of the environmental values of the land has been amended from General Patch to Priority Corridor due to the presence of the State’s SEQ BAMM mapping significance: this is an area of significance for priority taxa. This did not apply to the vegetation in the north eastern corner of the land. Results of Council in-house review As a result of no change to the mapped extent of Environmental Inventory areas there is no change to coverage of the zone or the Habitat Protection Overlay. The environmental values of the land are suitable for inclusion in the Conservation zone as requested in the submission.

Officer’s Recommendation 1. Amend the area of the subject site zoned Open

Space to the Conservation Zone. 2. Retain the Habitat Protection Overlay on the

subject site in the draft scheme. Subsequent RPS Actions Mapping No action required Document No action required Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.




special native plants as photographed when this land was accepted for the Wildlife Plan.

• -Because of the range of different vegetation areas on this property (she-oaks, gum trees, tallowwoods, ti-trees, large flowering bottlebrush, besides the smaller native vines and shrubs), these have created a wide diversity of habitat for local wildlife (birds, butterflies, reptiles besides koalas)

Submitter also suggests that entire creek region should be zoned Conservation rather than Open Space due to the significant vegetation in this Locality. Current area facing on to Panorama Drive includes many gum trees and tallowwoods where you can often view koalas, is currently zoned as OPEN SPACE, but should also be rezoned as Conservation. RPD: Lot 140 on S312585 Property Address: 145-167 Panorama Drive, Thornlands Current Zoning: Residential A / Rural Non Urban Current Strategic Plan Designation: Urban Residential, Rural Non Urban, Special Protection Area Draft RPS Zone: Urban Residential, Environmental Protection, Open Space Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone,




Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 06D

Item No.: 06D.31 Thornlands – 155-165 Springacre Road


Objects to the Conservation and Environmental Protection zonings over the subject site. Grounds of Objection The property is unsuitable for Environmental zoning under the RPS, as the lot includes a large house, large garden, many sheds and animals, cleared areas for lucerne production; and a business is run from the premises. Request that 1/3 of the property is zoned for development along Eprapah Road, and that 2/3 of the property is zoned for parkland along Eprapah Creek. RPD: Lot 19 on SL6808 Property Address: 155-165 Springacre Road, Thornlands Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Special Protection Area Draft RPS Zone: Conservation, Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay

4766: 7542 4766: 7543 Total Sub: 1

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land has been revised to reclassify the Major Corridor to a Priority Corridor due to its regional significance under the SEQ BAMM mapping. These areas along Eprapah Creek are highly significant due to their wildlife corridor function and use by priority taxa. Results of Council in-house review The land is included within the SEQ Plan is the legal mechanism that established the extent of the regulatory urban footprint for the Shire. The SEQ Plan does not identify expansion of the urban footprint onto this property as it has been assigned as Regional Landscape and Rural Production Area. This category identifies areas with values that

Officer’s Recommendation 1. Retain the zoning and Habitat Protection

Overlay on the subject site in the draft scheme. Subsequent RPS Actions Mapping No action required Document No action required Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.


Item No.: 06D.31 Thornlands – 155-165 Springacre Road


should be protected from urban and rural residential development. As a result the economic value of the land is likely to be substantially different to that of the neighbouring properties referred to as those neighbouring properties have been included into the Urban Footprint. The land is also included within the Koala Conservation Area of the State Government’s Interim Guideline: Koalas and Development. Within this area Council is unable to allow for urban expansion. The fact that there are uses already being made of this land, this does not disqualify the land from being zoned in the environmental zones. The habitat in this area is of a value to warrant these zones. A range of economically and environmentally viable uses are able to be undertaken in the Conservation Zone and Environmental Protection Zone as reflected in the relevant zone code. It should be noted that existing lawful uses remain unaffected, and there are uses allowable under the zone that can be made of this land beyond the more traditional uses of the land or reconfiguration for urban development.


WORKSHOP: 06D

Item No.: 06D.32 Birkdale – 12-20 Paul Street


1. Object to the Low Density Residential

Zone designation, as an Urban Residential zoning on subject site would be more appropriate. Subject site is 5046m2 and should be regarded as a special sub-area to allow reconfiguration.

Grounds for Objection • Low Density Residential zoning of property is

inconsistent with the Draft SEQ Regional Plan, particularly in regard to infill/greenfield mix, building more compact urban areas and lot sizes.

• Inconsistency with the Draft Redlands Planning Scheme as outlined in the January 2005 newsletter.

• Inconsistency with Council's stated intention that higher densities should occur in locations in or around centres and public transport nodes. The subject site is in close proximity to two railway stations, two bus routes and Birkdale and Wellington Point shopping centres. It has access to water, sewerage, electricity and various community services.

Total Sub: 2

4602:7514 6030:9368

Refer to Report Item 05.22 regarding the future zoning of the subject land and adjoining properties. The Review of the Environmental Inventory Stage 4 mapping by Consultants, Chenoweth PDLA recommended the deletion of the Enhancement Link along Paul Street.

Officers’ Recommendation 1. Amend the Habitat Protection Overlay by

removing the Enhancement Link along Paul Street.

Note - Refer to Item 5.22 - Birkdale - Low Density Residential Zone - Haig Road and Paul Street regarding the future zoning of the subject land and adjoining properties. Subsequent RPS Actions Mapping Document No action required. Workshop Recommendations Officers’ recommendation accepted with the following change to Recommendation 1 - • The subject area, being the area bounded by

Paul, Pandanus, Birdwood and Haig Streets and including this site, is included in Urban Koala Habitat designation on the Habitat Protection Overlay.




• Smaller lot size maintains housing affordability.

• The property is 5046m2 and is located in amongst a majority of lots with areas under 1000m2.

• Slightly higher density residential development on the subject site will fit in with the residential development of the rest of the area surrounding Paul Street.

• Suggestion that the site is rezoned to Urban Residential Zone with minimum lot sizes of 800m2, consistent with development on the other side of the street.

2. Object to the Habitat Protection Overlay

on the subject site. Grounds for Objection Subject site is affected by the Habitat Protection Overlay. It should not have this overlay as the vegetation which is recorded is on the road reserve where the road at Pandanus Street has been cut off from the vehicular traffic. Pandanus Street was cut off to stop traffic, and Council has planted it up with trees. The owner of the Paul Street Block has very few trees.





RPD: Lot 18 on RP45311 Property Address: 12-20 Paul Street, Birkdale Current Zoning: Nil Current Strategic Plan Designation: Residential Low Density Draft RPS Zone: Low Density Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay.


Subject site within the wider subject area zoned Low Density Residential Zone.


WORKSHOP: 06D

Item No.: 06D.33 Birkdale – 76 Byng Road


Object to the inclusion of the majority of the subject site within the Conservation Zone given the extent of land available for development that is not constrained by drainage. Grounds for Objection – The Conservation Zone covering the entire subject site will significantly reduce development potential of site. The balance of the subject site not affected by drainage problems/flood regulation area should be included with the Urban Residential Zone. Proposed zoning only includes existing house and yard area in the Urban Residential Zone, which is inequitable given that approximately 50 percent of the site is flooding-free. The development commitments of the site are recognised under the draft SEQ Regional Plan, where it is designated within the Urban Footprint. The proposed corridor indicated on the draft scheme mapping as included within the Conservation Zone is not considered to be of significant ecological value as the subject site is mown and grazed, there is no intention to revegetate, and the vegetation on the subject

5067:8432 5067:8434

Total Sub: 1

According to the SEQ Regional Plan 2005-2026 Release Notes, the maps in the SEQ Plan are only intended to represent general concepts of the urban footprint for the purposes of broad-scale regional planning. Maps displaying properties as being within the urban footprint regional land use category do not and are not intended to identify or give attributes or rights, including land use and development rights, to specific land parcels. In the Transitional Planning Scheme, the subject site is zoned Drainage Problem; and the preferred dominant land uses include Public Open Space, Special Protection Area and Urban Residential. In the draft scheme, the subject site is designated as predominantly Conservation Zone with a small portion of Urban Residential Zone; and is significantly affected by the Habitat Protection Overlay and the flood prone area on the Flood Prone, Storm Tide and Drainage Constrained Land Overlay. The Conservation Zone primarily protects environmental values such as bushland, wetland, coastal or koala habitats, native animal movement corridors and remnant

Officers’ Recommendation 1. Retain the Urban Residential and Conservation

Zones on the subject site in the draft scheme. 2. Retain the Habitat Protection Overlay on the

subject site in the draft scheme. Subsequent RPS Actions Mapping No change Document No change Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.




site is sparse and would require significant rehabilitation and replanting required to provide an ecological corridor. If a larger area of the site is zoned for urban residential development, then the remaining flood prone portion could be revegetated to provide an ecological corridor for wildlife. The waterway across the site is a spoon drain predominantly located along the boundary between 60-68 and 76 Byng Road. The current Drainage Problem zoning over the site is the result of flooding that occurred as a result of the construction of the elevated Creek Road, however the flooding was alleviated through the construction of the spoon drain. The Flood Prone, Storm Tide and Drainage Constrained Overlay indicates that 50% of the site is subject to inundation. This area would be sufficient in providing for a wildlife corridor, rather than the extended conservation zoning that takes up most of the lot.

native plants. Major environmental and hazard constraints such as bushland and flooding are recognised through the draft scheme under a planning framework based on overlays and codes regulating development in areas subject to bushland habitat considerations and flood and tidal surge or drainage constrained land. Overlay and use codes provide for the management of environmental values and mitigation of flood impacts on development. According to the revised Flood Prone, Storm Tide and Drainage Constrained Overlay mapping, the subject site is affected by flooding. Flood levels are generally based on historical rainfall data and extensive surveys and modelling. This impact is illustrated on the revised overlay mapping as the indicative flood prone area. Where flooding constraints require, the DEOs in the draft scheme seek to – • avoid establishment of potentially


• minimise the adverse impacts of natural hazards such as flooding on




RPD: Lot 22 on RP14134 Property Address: 76 Byng Road, Birkdale Current Zoning: Drainage Problem Current Strategic Plan Designation: Public Open Space. Special Protection Area. Urban Residential Draft RPS Zone: Urban Residential, Conservation Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay

environmental values and the Redlands community.

Where properties are affected by flood, development of buildings is not encouraged on the affected land; in order to – • provide acceptable levels of flood


• minimise the risk of damage and property loss due to flooding or storm tide; and

• protect the hydraulic capacity and ecological functions and values of waterways, Moreton Bay foreshore and lands which naturally accommodate the flow of waters during flood or storm tide events.

The subject site is affected by the Bushland Habitat Overlay, where bushland habitat areas are identified on the site. The subject site is also identified as comprising a koala sustainability area, as detailed in the State Koala Policy Overlay mapping, and in the SEQ Regional Plan Interim Guideline – Koalas and Development.




Recognising the bushland habitat and flooding hazard constraints affecting the subject site, it is reasonable to limit the extent of urban development by applying the Conservation Zone designation to the subject site in the draft scheme, to achieve the DEOs addressing flood mitigation; and to protect, maintain and enhance the ecological functions and environmental values of the site and surrounding area.



Indicative flood prone area and bushland habitat identified on the subject site


WORKSHOP: 06D

Item No.:06D.34. Birkdale – 11, 13, 15 & 17 Victor Street and 12 & 14 Mary Street


Object to the Enhancement Corridor on the subject sites on the basis that there is no benefit to be gained from the proposed corridor as it goes nowhere and serves no useful purpose. Grounds for Objection • Subject sites are zoned Medium Density

Residential and the reason the subject sites were purchased was on the basis of development for multiple dwellings and units. Concern that the development potential will be impacted upon by development restrictions imposed by the Enhancement Corridor. The proposed corridor has the probability of devaluing the subject sites and thus queries regarding compensation are raised.

• The boundaries of the subject sites have 1800mm high fences which render the subject sites inaccessible to the current koala population. It is unreasonable for an 18m wide buffer inside the subject sites. The koalas of the local area can be found in the park at the end of Victor Street and in the churchyard at the top end of Victor Street

3253:6206 4752:7761 4755:7744 4768:7531 4843:8299 5145:9198 6075:9276

Total Sub: 7

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has found that the existing General Link does not provide a viable link and recommended its removal in favour of creating a new, more viable link between the church on Thorne Rd and the Mary Street Bushland Refuge. Results of Council in-house review The recommended removal of this link by Chenoweth is noted. Current zoning as Residential B and Medium Density Residential in RPS is also recognised. The subject lots may be removed from the overlay.

Officers’ Recommendation 1. Amend the Habitat Protection Overlay by

removing it from 11, 13 15 and 17 Victor Street and 12 and 14 Mary Street.

2. Amend the Habitat Protection Overlay by removing land located at 6 Mary Street, Birkdale from the Bushland Habitat designation and including it within the Urban Koala Habitat designation.

Subsequent RPS Actions Mapping Change Habitat Protection Overlay to:

remove 11, 13, 15 & 17 Victor Street and 12 & 14 Mary Street;

show Urban Koala Habitat on lot 2RP815403, 6 Mary Street.

Document Workshop Recommendations Officers’ Recommendation accepted with the following amendment to - • Recommendation 1 - the Habitat Protection

Overlay be amended by removing the




with no link available between the two koala population sites. The proposed Enhancement Corridor does not change this.

• Furthermore, there is an understanding that there is already consideration of another application to Council for further unit development in Mary Street. This will proceed as planned even if the draft scheme is accepted. Why is this allowed, yet further applications are compromised?

RPD: Lot 6 on RP110282 Property Address: 11 Victor Street, Birkdale Current Zoning: Residential B Current Strategic Plan Designation: Medium Density Residential Draft RPS Zone: Medium Density Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay RPD: Lot 5 on RP110282 Property Address: 13 Victor Street, Birkdale Current Zoning: Residential B Current Strategic Plan Designation: Medium Density Residential Draft RPS Zone: Medium Density Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay

Enhancement Corridor and Bushland Habitat designation and replacing these with the Urban Koala Habitat designation.

• Recommendation 2 - amended to include reference to 33 Thorne Road.





RPD: Lot 4 on RP110282 Property Address: 15 Victor Street, Birkdale Current Zoning: Residential B Current Strategic Plan Designation: Medium Density Residential Draft RPS Zone: Medium Density Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay RPD: Lot 3 on RP110282 Property Address: 17 Victor Street, Birkdale Current Zoning: Residential B Current Strategic Plan Designation: Medium Density Residential Draft RPS Zone: Medium Density Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay RPD: Lot 10 on RP110282 Property Address: 12 Mary Street, Birkdale Current Zoning: Residential B Current Strategic Plan Designation: Medium Density Residential Draft RPS Zone: Medium Density Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay




RPD: Lot 9 on RP110282 Property Address: 14 Mary Street, Birkdale Current Zoning: Residential B Current Strategic Plan Designation: Medium Density Residential Draft RPS Zone: Medium Density Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay



Objection to the Enhancement Corridor - Birkdale – 11, 13, 15 and 17 Victor Street


WORKSHOP 06D

Item No.: 06D.35 Birkdale – 16 Mary Street


Object to the proposed Enhancement Corridor affecting subject site. Grounds for objection The proposed green zone does not provide a corridor for wildlife, particularly koalas. It is hoped that Council would protect and expand the sustainability of the koalas by maintaining the park area around the creek in Mary Street, and plant further gum trees in this area.

Total Sub: 1 4855:8246

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has found that the existing General Link does not provide a viable link and recommended its removal in favour of creating a new, more viable link between the church on Thorne Rd and the Mary Street Bushland Refuge. Results of Council in-house review The recommended removal of this link by Chenoweth is noted. Current zoning as Residential B and Medium Density Residential in RPS is also recognised. The subject lots may be removed from the overlay.

Officers’ Recommendation Amend the Habitat Protection Overlay by removing it from the subject site. Subsequent RPS Actions Mapping Change Habitat Protection Overlay to remove 16 Mary Street. Document Workshop Recommendations Officers’ Recommendation be amended so that the - • Habitat Protection overlay is amended to

remove the Enhancement Corridor and replace it with the Urban Koala Habitat designation.



Item No.: 06D.35 Birkdale – 16 Mary Street


RPD: Lot 8 RP110282 Property Address: 16 Mary Street Current Zoning: Residential B Current Strategic Plan Designation: Medium Density Residential Draft RPS Zone: Medium Density Residential Draft RPS Overlays: Acid Sulfate Soils Bushland and Habitat Overlay



Enhancement corridor and bushland habitat in vicinity of Victor Street and Mary Street, Birkdale


WORKSHOP: 06C

Item No.:06C. Birkdale – 19 Burbank Road


Object to the proposed provisions for Urban Residential and Open Space designations for the subject site. Grounds for Objection – Open Space Zone should be totally removed from the subject property in line with the 1988 Development Control Plan. Successive planning schemes have unreasonably increased the level of planning restriction on the land with a portion of the land currently designated Special Protection under the Strategic Plan. The subject site is currently the subject of a development application and independent environmental experts have found that the extent of the Special Protection designation is not justified. The Open Space Zone seems to follow the outline of the enhancement corridor in the Bushland Habitat Overlay. Some of the area included in the overlay and Open Space Zone is totally cleared farm land which adjoins existing residential housing. Much of this land is fully serviceable, flood free and is highly valuable as a residential land resource - the environmental value of which is low apart from the dams and their immediate surrounds.

5055:8321 5055:8322 5303:8979 5303:10938

Total Sub: 2

The Transitional Planning Scheme zones the subject site Rural Non-Urban; and the 1998 Strategic Plan Preferred Dominant Land Uses for the site are Public Open Space, Special Protection Area and Urban Residential. The draft scheme zones the subject site Urban Residential Zone and Open Space Zone. The subject site is also affected by the revised indicative flood prone area on the Flood Prone, Storm Tide and Drainage Constrained Land Overlay, and an enhancement corridor on the Bushland and Habitat Overlay. Major environmental and hazard constraints such as bushland and flooding are recognised through the draft scheme under a planning framework based on Overlays and Codes regulating development in areas subject to bushland habitat considerations and flood and tidal surge or drainage constrained land. Overlay and use codes provide for the management of environmental values and mitigation of flood impacts on development. Where environmental and flooding constraints require, the DEOs in the draft

Officers’ Recommendation Refer to Item 6D.01 Birkdale – 19 Burbank Road. Subsequent RPS Actions Mapping None Document None Workshop Recommendations No Recommendation required. Refer to Item 6D.01. Council Decision No Decision required. Refer to Item 6D.01.




Under the current MCU application, through Council's Parks Policy and based on accurate environmental investigations, the appropriate Public or Private Open Space areas may be determined and set aside. To leave the town plan in its draft form is totally unreasonable and will cause unnecessary delays and/or hardship. The current owner has for many years had a reasonable expectation that his land would be entirely suitable for residential development.

scheme seek to – • avoid establishment of potentially


• minimise the adverse impacts of natural hazards such as flooding on environmental values and the Redlands community;

• ensure quality, useable open space adequate to accommodate the diverse recreational needs of the Shire’s residents and visitors is provided and maintained.

The intent of the Open Space Zone is to provide for a range of open space uses that meet the active or passive recreational needs of residents and visitors; provide for recreation activities and visual relief on land in public or private ownership, and may include land used for activities not involving access by the general public. Where properties are affected by flood, development of buildings is not encouraged; in order to – • provide acceptable levels of flood


• minimise the risk of damage and property loss due to flooding or storm




RPD: Lot 213 on S312736 Property Address: 19 Burbank Road, Birkdale Current Zoning: Rural/Non Urban Current Strategic Plan Designation: Urban Residential/Special Protection Area/Public Open Space Draft RPS Zone: Urban Residential, Open Space Draft RPS Overlays: Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection -Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay

tide; and • protect the hydraulic capacity and

ecological functions and values of waterways, Moreton Bay foreshore and lands which naturally accommodate the flow of waters during flood or storm tide events.

The open space designated on the subject site mirrors the area of the site identified as enhancement corridor on the Bushland Habitat Overlay mapping. Part of the area zoned as open space is not affected by flooding, and therefore is not required for flood mitigation purposes. Instead it appears as though the extent of open space, beyond that required for flood mitigation, is designated on the lot to provide for the enhancement corridor. Issues have been raised regarding the development constraints arising from the enhancement corridor designation, where it is argued that the affected part of the property – • is level; • is flood free; • is fully serviceable; • does not have significant environmental

values; and • is suitable for residential development.




Given the environmental and flooding hazard constraints affecting the subject site, it is reasonable to apply an Open Space Zone designation to part of the subject site in the draft scheme. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping review did not recommend any change to the Enhancement Corridor boundary over Lot 213. A link here is critical to connect vegetation and waterways north south. Results of Council in-house review As no change to boundaries in the EIS4 and Habitat Protection Overlay on Lot 213 is proposed, no change to the distribution of Open Space and Urban Residential is appropriate.


Annexure to Item No: 06D.36

Enhancement corridor affecting the subject site, as illustrated on the Bushland and Habitat Overlay mapping

Revised indicative flood prone area affecting the subject site, as illustrated on the revised Flood Prone, Storm Tide and Drainage Constrained Land Overlay mapping


WORKSHOP 06D:

Item No. 06D.37

Community Purposes Zone – Sub-area CP3 – Educational facility


Objection to the zoning of the Victoria Point High School to Community Purposes – sub area CP3 – Educational Facility Grounds for Objection – • Change of zoning from Special Protection Area to

CP3 is inconsistent with the purpose of the original zoning of the land which was to retain the land in its natural state.

• The zoning of CP-3 Educational Facility with a Value Overlay of Bushland Habitat whilst maintaining some protection does not allow for total protection of this area.

1. Zoning Downgrade

The submitter is concerned that the conservation protection of the natural area retained within the school site is being lessened under the new plan opening this area up to the potential for development. He argues that the area covered by the Bushland Habitat Overlay has greater protection under the transitional planning scheme than under the provisions of the draft scheme.

Property involved: Victoria Point State High School; Lot 2 on SP 111390

2920:4275

Total Submissions:

1

Introduction The question essentially being raised is whether the proposed zoning of CP3 with a Bushland Habitat Overlay gives the same level of protection to the subject land as the Special Protection Area designation under the 1998 Strategic Plan. Under the transitional planning scheme the land is currently zoned Rural Non-urban and has a Strategic Preferred Dominant Land Use (PDLU) designation of part Special Facilities and part Special Protection Area. The draft zoning therefore takes into account the current Strategic designations. A PDLU is not a zoning and carries no land use rights. The designation indicates Council’s intent toward the development of the land. It is therefore important to understand the current provisions of the Strategic Plan which are (in part) 4.4.3 Special Protection Area This designation indicates the location of areas within the main urban parts of the Shire which have been identified as possessing natural environmental qualities worthy of conservation… Much of the land in this designation is privately

Officer’s Recommendation 1. Retain the draft scheme zoning on the

subject site. 2. Amend the Bushland Habitat Overlay

to reduce the Bushland Habitat designation to reflect the current level of development as shown in the Aerial Photograph of Site.

Subsequent RPS Actions Mapping Amendment of the Bushland Habitat Overlay map to reflect current development on the site. Document No action required. Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.


Item No. 06D.37



owned….. while other land in this designation is controlled by government agencies…. The purpose of the inclusion of these lands in this designation is to retain their natural values. This may be achieved while land is in private ownership through suitable environmentally sensitive use of the land itself or balance areas of the land….. The conservation of the environmental values of land in this designation is an essential precondition to Council’s preparedness to consider development within or adjoining this designation. This designation therefore never prohibited the development of the land but acted as an indicator of the environmental value of the land and that “development within or adjoining this designation” needed to take account of the designation so as not to negatively impact upon the land. The Special Protection Area designation under the Strategic Plan therefore never allowed for the total protection of the area. The land was also designated as “Greenspace” under the Strategic plan. This designation also did not guarantee total protection. Section 5.2.1 (d) of the plan for instance said … Where land is wholly designated Special Protection Area on the Preferred Dominant Land


Item No. 06D.37



Use Map and is in private ownership, Council recognises that the land may be able to be used for purposes which do not significantly impact on the environmental values of the land. While under the new CP3 zoning the land has an underlying use right for an Educational Facility, the overlying Bushland Habitat Overlay makes all MCU applications for uses connected with an Education Facility, Code assessable against the Habitat Protection Overlay Code. This Code arguably provides far better direction and protection for the subject land than the broader provisions of the Strategic Plan. The Specific Outcomes and Probable Solutions contained in 5.7.9 S1 and Tables 1 and 3 of the Code effectively constrain development from impacting on the overlay area. As the school is not a Ministerially designated site, the State is bound by the provisions of the new planning scheme, and will require MCU Code approval for any development on the site. It is noted from the aerial photography of the site (see attached) that the development of the school has already extended into an area identified as Special Protection at the south east corner of the site. As a result, the Bushland Habitat Overlay needs to be amended accordingly.



Bushland Habitat Overlay Draft RPS

Current CP3 Zoning Draft RPS

Aerial Photo of site

Strategic Plan PDLU “Special Protection Area” and “Special Facilities”


WORKSHOP: 06D

Item No.: 06D.38 Victoria Point – 11 Barcrest Drive


1. Object to Park Residential Zoning. The property should be zoned Community Purposes.

2. Support provisions requiring new Places

of Worship to incorporate design features that buffer adjoining uses from impacts that may come from the Place of Worship.

3. Request that urban development

(especially residential development) that moves into an area adjacent an existing Place of Worship (or other Community Use) should be required to include design features that buffer the incoming use from impacts that may be coming from the existing Place of Worship / Community Use.

4. Request that any development proposed

on the land to the south of the church should incorporate zoned parkland buffers adjacent to the existing Place of Worship, and potentially zoned buffers to the existing Park Residential uses off Barcrest Drive.

5767:9236 5767:9253 5767:9255 5767:9258

Total Sub: 1

1. Amendment of zoning of 11 Barcrest Drive to Community Purposes Zone sub-area CP 6 to reflect the existing Place of Worship use is supported.

2. Support for buffering provisions for new Places of Worship is noted.

3. The draft scheme includes several mechanisms to protect new sensitive receiving environments, such as residential development, from existing uses. Use codes such as the Dwelling House Code, Dual Occupancy Code and Multiple Dwelling Code require these impacts to be addressed as part of new developments. Some examples are provided below –

Dwelling House Code Specific Outcome 5: “Siting and design achieves a high level of amenity for occupants by minimising impacts from noise generating areas.” Dual Occupancy Specific Outcome 4: “Privacy between dwelling units on the site and adjoining sites is achieved by effective building design and the location of windows and outdoor open space

Officers’ Recommendation 1. Amend zoning of 11 Barcrest Drive to

Community Purposes Zone sub-area CP 6. 2. That the comments supporting the Habitat

Protection Overlay on the property and to the south of the property be noted.

Subsequent RPS Actions Mapping 1. Amend zoning of 11 Barcrest Drive to

Community Purposes Zone sub-area CP 6. Document Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.




5. Support Enhancement Area on property. 6. Request detailed consultation prior to

rezoning of any land south of the church. Grounds of Submission – 1. The land contains a Council approved

Church, Victoria Point Baptist Church, that fits the definition of Place of Worship (a type of community use) under the draft scheme.

2. All other churches in the Shire are included in the Community Purposes Zone sub-area CP 6.

3. Places of Worship have the capacity to impact on nearby properties through noise, light and traffic. This is particularly the case with older churches when there was less thought given to mitigating these impacts.

4. The requirement for new urban development adjacent to an existing Place of Worship to provide buffering is similar to that required of new residential developments adjacent to major roads. Rather than triggering this design element through some form of overlay, it could instead be worded into the Amenity section of several of the residential (and perhaps other) codes. This is particularly relevant for any new development to the south of the church.

areas to prevent overlooking into habitable rooms or private open space areas.”

4. The area to the immediate south of the property was designated as an Investigation Area in the draft SEQ Regional Plan and an Employment Investigation Area in the draft scheme. Since the close of submissions, the State Government has included the area in the Urban Footprint in the finalised SEQ Regional Plan and Council has undertaken the Redland Shire Integrated Employment Area Investigation to investigate the suitability of the area for employment purposes.

Refer to Item 1.5 – Double Jump Road Investigation Area which provides information on the detailed planning that will be undertaken in this area.

5. Support for Enhancement Area is noted.

6. Consultation will be undertaken as part of the planning investigation outlined above. Refer to Item 1.5 – Double Jump Road Investigation Area for further information.




5. In particular with new development areas, buffers should be created (such as Open Space Zones) in the detailed planning that is done for delineation of residential and employment zonings after planning investigations have been done by Redland Shire Council in Investigation Areas.

6. Enhancement Corridor - understand that if further development occurs, will be required to plant a couple of dozen trees, and it appears likely these could be located adjacent the parkland to improve that corridor.

7. Development of land to the south of the church could impact on the church’s activities, or conversely, be impacted upon by the church’s activities.




RPD: Lot 7 on RP802223 Property Address: 11 Barcrest Drive, Victoria Point Current Zoning: Special Facilities Current Strategic Plan Designation: Park Residential, Public Open Space Draft RPS Zone: Park Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - State Koala Policy Overlay, Protection of the Poultry Industry Overlay


WORKSHOP: 06D

Item No. 06D.39 Victoria Point – 13 Barcrest Drive


1. Support extent of Flood Prone, Storm Tide and Drainage Constrained Land Overlay on property.

2. Support Enhancement Corridor on property.

Grounds of Support – 1. Property is frequently boggy and is

floodable. 2. Enhancement corridor will join the existing

parkland with other scattered trees to the south. It will also provide a visual and psychological buffer between the adjacent church and any new development.

5767:9255 5767:9253

Total Sub: 1

Submission is not from the property owner (property is Council parkland). Support for the Flood Prone, Storm Tide and Drainage Constrained Land Overlay is noted. Refer to Item 5.5 – Flood Prone, Storm Tide and Drainage Constrained Overlay for further information. The support for the Enhancement Corridor is noted.

Officers’ Recommendation 1. That the support for the Enhancement Corridor

be noted. Note - Refer to Item 5.5 – Overlay - Flood Prone, Storm Tide and Drainage Constrained Overlay. Subsequent RPS Actions Mapping Document Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.


Item No. 06D.39 Victoria Point – 13 Barcrest Drive


RPD: Lot 8 on RP802223 Property Address: 13 Barcrest Drive, Victoria Point Current Zoning: Park Residential Current Strategic Plan Designation: Park Residential Draft RPS Zone: Conservation Zone sub-area CN 2 Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Habitat Protection – Bushland and Habitat, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Protection of the Poultry Industry Overlay, Waterways, Wetlands and Moreton Bay Overlay.


WORKSHOP: 06D

Item No.:06D.40 Victoria Point – 15 & 20 Albert Street


Landowner: 1. Object to inclusion of properties in the

Conservation Zone. 2. Object to Waterways, Wetlands and

Moreton Bay Overlay classifications on properties.

3. Object to Habitat Protection Overlay

classifications on properties. 4. Support extent of Flood Prone, Storm

Tide and Drainage Constrained Land Overlay on properties.

Grounds of Submission – 1. Areas of 15 and 20 Albert Streets that are

unconstrained by environmental/hazard values should be included within the Urban Residential Zone; and the constrained balance of the site should be included within Council-owned Conservation Zone.

2. The area designated as Freshwater Wetland

on 15 Albert Streets should be re-designated as either Natural Drainage Line

3224:6236 5106:7252 5106:7254 5106:7255 5106:7256

Total Sub: 2

Submission 5106 is from the landowner. Submission 3224 is from another party. The extent of the Waterways, Wetlands and Moreton Bay Overlay on these properties has been reviewed. No changes to this overlay are proposed on the basis of this review. The width of the Waterway and Wetland Buffer is based on a consistent methodology used throughout the Shire. Refer to Item 5.07 Waterways, Wetlands and Moreton Bay Overlay for further information. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land should be amended to include more of the cleared land on 20 Albert Street as Enhancement Corridor in the Environmental Inventory Stage 4.1.

Officers’ Recommendation 1. Amend the Habitat Protection Overlay to

include the subject site where zoned Urban Residential is included in the Urban Koala Habitat designation.

2. Amend the zoning of the western end of 20 Albert Street (1400m2) be removed from the Conservation Zone and included in the Urban Residential Zone.

Subsequent RPS Actions Mapping Document Workshop Recommendations Officers’ Recommendation accepted with amendment to - • Recommendation 2 as follows - the balance of

20 Albert Street not included in the Urban Residential Zone be included in the Open Space Zone.

• In addition - o that the western side of 15 Albert Street is

removed from the Conservation Zone and




or Minor Waterway. 3. The area designated as Freshwater Wetland

on 20 Albert Streets should be re-categorised as a Tidal Influence Area.

4. The centre of the Waterway and Wetland

Buffer is accurate on the subject sites, however the width of this buffer area is excessive and not representative of the area that should be nominated as this designation. The width of this buffer should be re-assessed and more accurately represent the current vegetated strip retained on the site.

5. The area designated as Bushland Habitat

on 15 Albert Street should be reclassified as Enhancement Corridor, due to its modified and disturbed nature. Also, given the condition of the western side of the subject site, the area designated as Enhancement Area should be reduced to lie closer to the creek.

6. 20 Albert Street has two small areas along

the southern boundary that are designated as Enhancement Corridor. These two areas on the site cannot be distinguished from the area on the site previously mapped as

Results of Council in-house review Despite the Chenoweth recommendation to include more land within the Enhancement Corridor in the Environmental Inventory Stage 4.1, it is suggested this not be translated into the Habitat Protection Overlay as Enhancement Corridor. Instead it is suggested that there be a split zoning on 20 Albert Street to allow some Urban Residential development on the western end of the allotment outside of the areas covered by the exhibited Bushland Habitat Overlay Map. If this were to occur there would be opportunities during the development assessment process to use the Habitat Protection Overlay Code to partially revegetate other parts of this allotment with koala food trees.

included in the Urban Residential Zone for the depth of one lot for the length of the western boundary. This area should also be covered by the Urban Koala Habitat designation under the Habitat Protection Overlay.

o the balance of 15 Albert Street is included within the Open Space Zone.





Marine Vegetation. Re-map the areas mapped as Enhancement Corridor on 20 Albert Street to Marine Vegetation.

7. Storm Tide Area seems to accurately reflect

the low-lying and flood prone areas of the two lots.

Other Party: Object to construction being allowed in areas marked Conservation, in particular 15 and 20 Albert Street. Grounds of Objection – Area is – 1. A known koala corridor to the foreshore; 2. Flood prone, storm tide and drainage

constrained; 3. Partly wetlands.




RPD: Lot 2 on RP178345 Property Address: 15 Albert Street, Victoria Point Current Zoning: Public Open Space Current Strategic Plan Designation: Special Protection Area Draft RPS Zone: Conservation Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay




RPD: Lot 1 on RP178345 Property Address: 20 Albert Street, Victoria Point Current Zoning: Residential A Current Strategic Plan Designation: Special Protection Area Draft RPS Zone: Conservation Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay



Habitat Protection Overlay (light green=Enhancement Area, lime green=Enhancement Corridor, dark green=Bushland Habitat, blue=Marine Habitat)

Waterways, Wetlands and Moreton Bay Overlay (purple=Freshwater Wetlands, blue= Waterways and Wetlands Buffer)

Flood Prone, Storm Tide and Drainage Constrained Land Overlay (Storm Tide Area)


Map 1 Outlined in red is the area proposed to be amended to Urban Residential Zone.


WORKSHOP: 06D

Item No.: 06D.41 Victoria Point – 220 Colburn Avenue


Object to split zoning of property. Entire property should be zoned Medium Density Residential. Grounds for Objection - 1. 1999 reconfiguration approval allowed for 21

lots including one in the north-western corner of the site and others abutting the southern side of the drainage easement.

2. With the exception of the drainage

easement, the entire site is developable. Therefore there should be no Open Space zoning on the property. Should Council envisage a public park in this locality, it is an item that can be negotiated and possibly provided through the development assessment process.

3. Does not object to Community Purposes

sub-area CP 7 zoning, provided it does not impede ability to utilise this portion of the site for road purposes.

5037:8109 Total Sub: 1

1. The Open Space Zone in the draft scheme largely reflects the extent of the Flood Prone, Storm Tide and Drainage Constrained Land Overlay.

The Flood Prone, Storm Tide and Drainage Constrained Land Overlay and the Waterways, Wetlands and Moreton Bay Overlay have been reviewed resulting in the following specific recommendations for this property –

• Remove the Flood Regulation Area

• Retain the Storm Tide Regulation Area

• Retain the Freshwater Wetlands designation and Waterways and Wetlands Buffer

Refer to Item 5.5 – Flood Prone, Storm Tide and Drainage Constrained Overlay and Item 5.07 – Waterways, Wetlands and Moreton Bay Overlay for further information. The property is still covered in part by an Enhancement Corridor designation

Officers’ Recommendation 1. Amend the extent of the Open Space Zone and

Medium Density Residential Zone on the subject site to reflect that identified in the relevant Map in the Annexure.

2. Retain the Community Purposes Zone sub-area CP 7 on the property (road widening in Cirrus Street).

Note - • Refer to Item 5.05 – Overlays - Flood Prone,

Storm Tide and Drainage Constrained Overlay. • Refer to Item 5.07 – Overlays – Waterway,

Wetlands and Moreton Bay Overlay. Subsequent RPS Actions Mapping 1. Amend the extent of the Open Space Zone and

Medium Density Zone. Document No action required. Workshop Recommendations Officers’ Recommendations accepted.


Item No.: 06D.41 Victoria Point – 220 Colburn Avenue


RPD: Lot 2 on RP229938 Property Address: 220 Colburn Avenue, Victoria Point Current Zoning: Residential A, Comprehensive Development and Commercial Current Strategic Plan Designation: Urban Residential and Service Commercial Draft RPS Zone: Medium Density Residential, Local Centre, Community Purposes, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay

within the Habitat Protection Overlay, which approximates the area affected by flood prone land. The methodology used to convert the Redland Shire Environmental Inventory Stage 4 into the draft scheme zones indicates that this area should be included within the Open Space Zone. It is proposed to include the entire Enhancement Corridor and most of the flood prone land on this property within the Open Space Zone, with the exception of a small portion in the south-western corner of the Enhancement Corridor. The boundary in this location is proposed be amended slightly to ensure that the strip of Community Purposes Zone sub-area CP 7 directly adjoins the Medium Density Residential Zone.

2. The Community Purposes Zone sub-

area CP 7 on this property is intended to provide for the widening of Cirrus Street and access to the property. This zoning should be retained in its present location.




Flood Prone, Storm Tide and Drainage Constrained Land Overlay (prior to review) (dark =Storm Tide, light =Flood)

Waterways, Wetlands and Moreton Bay Overlay (dark = Freshwater Wetland, light = Waterway and Wetland Buffer

Habitat Protection Overlay (Enhancement Area)

Approximate location of proposed boundary of Open Space Zone and Medium Density Residential Zone


WORKSHOP: 06D

Item No.: 06D.42 Victoria Point – 227-237 Bunker Road


1. Object to the proposed Rural Non-Urban Zone on the property. Property should be included in the nearby Employment Investigation Area or zoned for possible future urban development.

2. Object to Habitat Protection Overlay on

property including both the Bushland and Habitat Map and State Koala Policy map.

Grounds of Objection – 1. Change from Special Rural to Rural Non-

Urban Zone will decrease value of property. 2. Only trees on the property are introduced

pines which – • were grown by the previous owners; • are a hazard to Energex; • should be removed for safety and

aesthetics. 3. Believe development should move westward

from the coastline, moving out from Victoria Point town centre back to the conservation area bordering Warren Street. Seems more

5314:8493 5314:8511 5314:8512

Total Sub: 1

1. This property is located in the Regional Landscape and Rural Production area in the South East Queensland Regional Plan 2005-2026. Urban development is inconsistent with the intent of this area which is included below -

The Regional Landscape and Rural Production Area identifies lands that have regional landscape, rural production or other non-urban values and protects these areas from encroachment by inappropriate development, particularly urban or rural residential development. (Source: South East Queensland Regional Plan, pg.15)

The Redlands Planning Scheme is required to be consistent with the South East Queensland Regional Plan. The Rural Non-Urban Zone is appropriate as it reflects the rural intent for this area.

2. Advice from Chenoweth Environmental

Planning and Landscape Architecture is that the property is correctly identified as having an Enhancement Corridor

Officers’ Recommendation 1. Retain the Rural Non-Urban Zone on the

subject site in the draft scheme. 2. Retain the Habitat Protection Overlay on the

subject site in the draft scheme. Note - Refer to Item 6D.36 – Overlays – State Koala Policy Overlay. Subsequent RPS Actions Mapping Document No action required. Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.




logical to develop Victoria Point/Mt Cotton before extending further south.

4. The road traffic noise on the property has

increased enormously due to the mass development of the large farming properties in the Redland Bay area and motorists wishing to avoid the Victoria Point Shopping Centre intersection. If the large portion of land south of Point Talburpin is developed then Double Jump/Springacre Roads would become even busier.

5. No koalas are ever sighted on the property,

whereas an area along Boundary/Kinross Roads which is a vast habitat for koalas is not included. Do not object to development of the Boundary/Kinross Road area, but wonder why subject property has the overlay. Objected to the State Koala Policy 1/95 – but to no avail.

running along the waterway to provide a wildlife connection to adjacent patches of habitat.

The property is identified as a Koala Conservation Area in the South East Queensland Regional Plan Interim Guideline: Koalas and Development. This Interim Guideline is a State Government document and the mapping cannot be amended without Council undertaking a detailed process of assessment. Refer to Item 6D.36 – Overlays – State Koala Policy Overlay for further information.




RPD: Lot 8 on RP85361 Property Address: 227-237 Bunker Road, Victoria Point Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non Urban, Greenspace Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 06D

Item No.: 06D.43 Victoria Point - 349-369 Colburn Avenue and 480-490 Redland Bay Road


1. Object to the properties being affected by the Flood Prone, Storm Tide and Drainage Constrained Overlay.

2. Object to the properties being affected by the Habitat Protection Overlay including the Bushland Habitat and State Koala Policy categories.

Grounds of Objections – Flood Prone, Storm Tide and Drainage Constrained Land Overlay – 1. The sites have a number of approvals, some

of which are operational such as the tavern, convenience centre and McDonalds, with the balance of the development under construction.

2. This overlay will elevate the level of assessment for uses approved and expected in the Major Centre Zone. In this circumstance the overlay is not applicable. The stormwater infrastructure for the site is located underground and has been designed to Council minimum flood requirements.

3. On this basis the overlay is not relevant to the site or the overlay should not trigger a

4809:8100 4809:8101

Total Sub: 1

1. The Flood Prone, Storm Tide and Drainage Constrained Land Overlay has been reviewed and is proposed to be removed from this site. Refer to Item 5.05 – Overlays – Flood Prone, Storm Tide and Drainage Constrained Land Overlay for further information.

2. The Bushland Habitat Overlay Map

covers a narrow portion of the southern boundary of this land and should be amended to be removed from the land except the area zoned Open Space.

3. The property is identified as an Urban

Koala Area in the South East Queensland Regional Plan Interim Guideline: Koalas and Development. This Interim Guideline is a State Government document and the mapping cannot be amended without Council undertaking a detailed process of assessment. This process cannot be undertaken prior to finalisation of the draft scheme due to time constraints. Refer to Item – Overlays – State Koala Policy Overlay for further information.

Officers’ Recommendation 1. Amend the Bushland Habitat Overlay Map to

only cover the land zoned Open Space. Note - • Refer to Item 6C.36 – Overlays – State Koala

Policy Overlay • Refer to Item 5.05 – Overlays – Flood Prone,

Storm Tide and Drainage Constrained Land Overlay

Subsequent RPS Actions Mapping Document Workshop Recommendations Officers’ Recommendations accepted Council Decision Workshop Recommendation adopted.




higher level of assessment for uses expected in this zone.

Habitat Protection Overlay – 1. In relation to the Bushland Habitat Map, it

appears the mapping should align to the Open Space zoning on the adjoining land. The map is skewed so as to be inaccurately overlaid on Lot 11 SP147233. Mapping requires amendment.

2. In relation to the State Koala Policy Map, this will increase the level of assessment for activities expected in a Major Centre, even though the approvals are generally in place. While the mapping reflects the State Planning Policy, given the current use of the land and its unvegetated state the mapping should be amended or the overlay trigger amended so as not to require a higher level of assessment for uses expected in the zone.




RPD: Lot 11 on SP157352 Property Address: 349 - 369 Colburn Avenue, Victoria Point Current Zoning: Rural Non-Urban DCP 1 - Comprehensive Development Current Strategic Plan Designation: District Centre Draft RPS Zone: Major Centre Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay




RPD: Lot 3 on RP645576 Property Address: 480-490 Redland Bay Road, Victoria Point Current Zoning: Rural Non-Urban, DCP 1 - Comprehensive Development Current Strategic Plan Designation: District Centre Draft RPS Zone: Major Centre Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay



Flood Prone, Storm Tide and Drainage Constrained Land Overlay

Habitat Protection Overlay – Bushland Habitat

Habitat Protection Overlay – State Koala Policy Overlay – Other Major Koala Habitat


WORKSHOP: 06D

Item No.: 06D.44 Victoria Point – 81-97 Kingfisher Road


Object to Conservation Zone on property. Should be zoned Environmental Protection and/or Rural Non-Urban. Grounds of Objection – 1. New zoning excludes almost all current uses

which are consistent with the old zone, particularly rural uses.

2. Current application before Council to use half of the property to grow aloe vera. Land should be zoned Environmental Protection and/or Rural Non-Urban to ensure that the use of the land is not in conflict with the new planning scheme.

3. Data used to classify land as a major patch in the environmental inventory is invalid and insufficient to justify the zoning decision as it is based on –

• interpretation of aerial photography, which has not been validated on the ground;

• earlier equally inadequate and unchecked data;

• equally arbitrary and capricious decisions to classify adjacent and nearby land as major corridors, major mosaics and enhancement habitat.

2496 : 6987 5491 : 9056 Total Sub: 2

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land is appropriate. Aerial photographic interpretation is a valid approach to determine conservation planning priorities. Field work and ground truthing can be important in verifying the values existing on the site, however in this case, the values are clear from the air photos alone. The mapping is not capricious and is based on a scientific method that is robust, used elsewhere in local government, and has been supported in the Planning and Environment Court. Results of Council in-house review The Conservation Zone acts on the eleven

Officer’s Recommendation Retain the zoning and Habitat Protection Overlay on the subject site in the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.




4. Rezoning land from rural to conservation for the southern part of the shire will have the following unintended consequences –

• limit and phase out rural activity in the shire; • result in land increasingly being used as a

dump; • reduced land management resulting in

increased weeds and increased fire hazard.

Greenspace principles adopted by Council (July 2, 2004) in the Bushland Habitat and Corridor Plan: 1: To protect biodiversity, all the important

habitat types in the Shire must be protected and managed not just the ones that are easiest to protect or that we most like.

2: In Redland Shire we protect and manage habitat areas for all the species present and, where information is available, act to the benefit of individual species where possible.

3: The more like natural bush, the greater the habitat value of an area. Management should aim for complex, diverse, multi-layered bush with understorey that closely approximates that which would have existed prior to European settlement.

4: Our first priority is to protect and manage the habitat we have because once it is lost it is gone for good.

5: Many cleared areas provide some habitat and freedom of movement for native animals, which can be essential to their survival. These values must be recognised, managed and enhanced if




wildlife is to be protected in Redlands. 6: In replacing habitat, allow the bush to

regenerate naturally wherever possible and where revegetation is required, provide clear guidance regarding appropriate standards for revegetation work.

7: In addition to managing ‘generalised’ habitats for wildlife, Council must address the specific survival needs of some species of concern and some ecosystems and some areas of concern.

8: Core habitat areas must be protected and maintained as ‘reservoirs’ and sanctuaries for wildlife in the network of habitat across the landscape.

9: Patches of bushland must be protected managed and enhanced for their value as habitat, particularly those in lowland areas that function as ‘nodes’ in the network of habitat and corridors across the landscape.

10: A web of wildlife corridors and linkages must be maintained and established to allow wildlife to move across the landscape and in particular between habitats.




11: Barriers to wildlife movement must be identified and managed (removed wherever possible) to promote safe movement of animals across the landscape and in particular between habitats.

A range of economically and environmentally viable uses are potentially able to be undertaken in the Conservation Zone as reflected in the relevant zone code. This Conservation Zone is intended to be more restrictive for some uses and development than other non-environmental zones. However, it should be noted that existing lawful uses remain unaffected, and there are uses allowable under the zone that can occur on this land beyond the more traditional uses of the land or expectations that non-urban land will eventually be developed as residential. As a result of no change to the Environmental Inventory, there is no recommended change to coverage of the zone or the Habitat Protection Overlay. The land nearby has been allocated a zoning




based on the intrinsic significance of the habitat and it is context within the ecological network in this area. Having said this, any valid development permits from Council, or Court Orders relating to development are recognised under the existing use provisions of IPA.


WORKSHOP: 06D

Item No.:06D.45 Victoria Point – 118-124 and 126-130 Bunker Road


1. Object to Rural Non-Urban zoning of property. Property should be zoned Emerging Urban Community Zone.

2. Object to inclusion of property in the

Rural and Habitat Corridor Network strategic framework designation. Property should be included within the Urban Area designation on the Preferred Settlement Pattern Plan.

3. The northern half of 126-130 Bunker

Road should be re-designated as Enhancement Area.

4. All of 118-124 Bunker Road should be

mapped as Enhancement Area rather than Bushland Habitat.

Grounds for Objection – Development of subject site for residential purposes would comply with principle that development of land should occur within close proximity to educational and community facilities, major commercial centres and public transport nodes;

5124:6775 5124:6777 5124:6785

Total Sub: 1

1. The SEQ Regional Plan has been finalised and includes the property in the Urban Footprint Area.

Refer to Item 1.5 – Double Jump Road Investigation Area which provides information on the detailed planning that will be undertaken in this area.

2. The Strategic Framework maps are

indicative only and do not infer ultimate land use. This detail is provided through the zone maps.

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land is appropriate. That is, the vegetation mapping is correct that it is a General Patch and General mosaic that provides connection

Officers’ Recommendation 1. Amend the zoning to Emerging Urban

Community Zone consistent with the recommendations of Item 1.05 - Double Jump Road Investigation Area.

2. That the Habitat Protection Overlay is amended to reflect Map - Modified Habitat Protection Overly in this locality and to be consistent with the recommendations of Item 1.5 - Double Jump Road Investigation Area.

Subsequent RPS Actions Mapping Document Workshop Recommendations Officers’ Recommendation accepted. Note - Refer to Item 1.05 - Double Jump Road Investigation Area. Council Decision Workshop Recommendation adopted.


Item No.:06D.45 Victoria Point – 118-124 and 126-130 Bunker Road


1. Use of the site for residential purposes is

compliant with the intent for the land under Redland Shire Council’s 1998 Strategic Plan;

2. Research and analysis suggests development of the site can satisfy the draft SEQ Plan’s Investigation Area criteria, so the property and the locality should be upgraded to the Urban Footprint designation.

3. As part of a recently approved reconfiguration application, a structure plan illustrates the subject site can be developed to provide connectivity to the adjoining residential subdivision.

4. Draft scheme mapping is inaccurate in showing 126-130 Bunker Road as Bushland Habitat. This is not representative of the site, as northern half of site has been completely modified, and includes planted introduced species and manicured lawns.

5. 118-124 Bunker Road should be entirely included within the Enhancement Area designation as entire site has been modified and supports structure that is not reminiscent of the vegetation communities that would have once occupied the site.

from the south up to Bunker Road and east to the parkland system that runs to behind the Adventist Retirement Village. Item 1.5 refers to inclusion of this land into the Emerging Urban Community Zone, and the amendment to the Habitat Protection Overlay to provide an east west wildlife corridor and Urban Koala Habitat.,



Habitat Protection Overlay (Bushland and Habitat Map) (dark green=Bushland Habitat, lime green=Enhancement Corridor, light green=Enhancement Area)

Draft scheme zoning


Modified Habitat Protection Overly - Victoria Point – 118-124 and 126-130 Bunker Road


WORKSHOP: 06D



Object to Conservation Zone on property. Grounds of Objection – 1. Past vegetation clearing 2. Regrowth consists of she-oak trees 3. Zonings in the area are inconsistent -

neighbouring properties are zoned Rural Non-Urban or Environmental Protection.

2148 : 2615 Total Sub: 1

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land is appropriate. The site contains native vegetation that, whilst disturbed, is an important addition to the significant Eprapah Creek Priority Corridor. The property is listed under the SEQ BAMM mapping as containing habitat for rare or listed species. Results of Council in-house review As a result of no change to the Environmental Inventory there is no change proposed to the coverage of the zone or the Habitat Protection Overlay.

Officer’s Recommendation Retain the zoning and Habitat Protection Overlay on the subject site in the draft scheme. Subsequent RPS Actions Mapping No action required Document No action required Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.




RPD: Lot 2 on RP889882 Property Address: 135-163 Kingfisher Road, Victoria Point Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non Urban, Special Protection Area Draft RPS Zone: Conservation Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 06D



Object to Conservation Zone on property. Grounds of Objection – 1. Areas selected for conservation are

inaccurate as it includes 100 pine trees planted by the previous owners of the property.

2. Have left a large area along the creek untouched for the koala corridor however have not seen a koala in years and very seldom see a wallaby.

3. Caused a substantial decrease in value of property as many close neighbours are being paid large sums of money by future developers.

4. Rights as a landowner are being eroded - what are the ramifications of the draft scheme and will there be compensation, such as a decrease in rates or the land being purchased at a true market value?

4722:7666 Total Sub: 1

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land is appropriate. The site contains a Major Corridor, an Enhancement Link along the waterway, and an Enhancement Habitat. At the time of mapping it was known that the site contained a small pine plantation, however the other environmental values of the site warrant classification of the bushland in the Environmental inventory. Results of Council in-house review As a result of no change to the Environmental Inventory there is no change to coverage of the zone or the Habitat Protection Overlay.





RPD: Lot 37 on RP86773 Property Address: 180-198 Bunker Road, Victoria Point Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non Urban and Special Protection Area Draft RPS Zone: Conservation, Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay

In addition, the SEQ Plan is the legal mechanism that established the extent of the regulatory urban footprint for the Shire. The SEQ Plan does not identify expansion of the urban footprint onto this property as it has been assigned as Regional Landscape and Rural Production Area. This category identifies areas with values that should be protected from urban and rural residential development.


WORKSHOP: 06D

Item No 06D.48 21-29 Clay Gully Road


1. Support extent of Flood Prone, Storm Tide and Drainage Constrained Land Overlay on property.

2. Support Enhancement Corridor on property.

Grounds of Support – 1. Drainage line is floodable. 2. Enhancement corridor will join the existing

parkland with other scattered trees to the south. It will also provide a visual and psychological buffer between the adjacent church and any new development.

5767:9255 5767:9253

Total Sub: 1

Submission is not from the property owner. Support for the Flood Prone, Storm Tide and Drainage Constrained Land Overlay is noted. The extent of this overlay on the property is proposed to be amended slightly as a result of an officer review. Refer to Item – Flood Prone, Storm Tide and Drainage Constrained Land Overlay for further information.

Officers’ Recommendation That the support for the Habitat Protection Overlay is noted. Subsequent RPS Actions Mapping Document Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.


Item No 06D.48 21-29 Clay Gully Road


RPD: Lot 4 on RP57455 Property Address: 21-29 Clay Gully Road, Victoria Point Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Park Residential Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard, Habitat Protection – Bushland and Habitat, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Protection of the Poultry Industry Overlay, Waterways, Wetlands and Moreton Bay Overlay.


WORKSHOP: O6D

Item No.: 06D.49 Victoria Point – 29-35 Egret Drive


1. Object to proposed Conservation Zone designation for the subject site. Zoning should be changed back to Rural Non-Urban, to maintain consistency with current zoning, strategic plan, and the existing land use, and honour past Council agreements. 2. Request that the Waterways, Wetlands and Moreton Bay Overlay be excluded from the whole lot for consistency with the existing land use and filling that has occurred. 3. Request that the Acid Sulfate Soils Overlay be excluded from the whole lot for consistency with the existing land use and the filling that has occurred. 4. Request that the Flood Prone, Storm Tide and Drainage Constrained Land Overlay be excluded from the whole lot for consistency with the existing land use and filling that has occurred. 5. Request that the Habitat Protection Overlay (Enhancement Area) be excluded from the whole lot for consistency with the existing land use and filling that has occurred.

3260:6296 3260:6305 3260:6357 3260:6362 3260:6364

Total Sub: 1

1. The Waterways, Wetlands and Moreton Bay Overlay has been applied consistently across the Shire. Refer to Item – Overlays – Waterways, Wetlands and Moreton Bay Overlay for further information.

2. The Acid Sulfate Soils Overlay has been

applied consistently across the Shire on the basis of height above sea level. This methodology is consistent with State Planning Policy 2/02 Planning and Managing Development involving Acid Sulfate Soils. Refer to Item – Overlays – Acid Sulfate Soils Overlay for further information.

3. A small portion of the property is

included within the Storm Tide Regulation Area of the Flood Prone, Storm Tide and Drainage Constrained Land Overlay. The extent of this overlay on the property has been reviewed and no changes are recommended. Refer to Item – Flood Prone, Storm Tide and Drainage Constrained Land Overlay for further information.

Officers’ Recommendation 1. Amend the zoning of the subject site to Rural

Non-Urban for Lot 5 on RP853269 to reflect current zoning and use of the land.

2. Retain the Bushland Habitat Overlay Map on the subject site.

Note - • Refer to Item 5.07 – Overlays – Waterways,

Wetlands and Moreton Bay Overlay. • Refer to Item 5.02 – Overlays – Acid Sulfate

Soils Overlay. • Refer to Item 5.05 – Overlays - Flood Prone,

Storm Tide and Drainage Constrained Land Overlay.

Subsequent RPS Actions Mapping Document Workshop Recommendations Officers’ Recommendations accepted.




Grounds for Objection - 1. It has been agreed by Council in the past

that the property owners could continue to use the land for rural purposes and a house. Property owner dedicated a large portion of property to Council as part of this agreement.

2. Under the Conservation Zone, agricultural uses become inconsistent, with associated additional or higher levels of development assessment and costs.

4. The land is predominantly cleared and based on previous agreements with the landowner it is considered appropriate that the land remain within the Rural Non Urban zone.





RPD: Lot 5 on RP853269 Property Address: 29-35 Egret Drive, Victoria Point Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Conservation Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay



Left: Habitat Protection Overlay (light green=Enhancement Area, dark green=Bushland Habitat) Right: Waterways, Wetlands and Moreton Bay Overlay (light blue=Waterways and Wetlands Buffer, purple=Freshwater Wetland)

Left: Acid Sulfate Soils Overlay (blue=Below 5 metres AHD, yellow=Between 5 metres and 20 metres AHD) Right: Flood Prone, Storm Tide and Drainage Constrained Land Overlay (blue=Storm Tide Area)


WORKSHOP: 06D

Item No.: 06D.50 Victoria Point – 77 Worthing Road


1. Request that Worthing Road area is developed for urban purposes.

2. Object to Bushfire Hazard Overlay.

Property has significant bushfire risk which is not reflected in the draft scheme.

3. Object to Habitat Protection Overlay on

property. Grounds of Submission – 1. The Worthing Road area is flat, not core

koala habitat and is close to shops and services.

2. Property is shown as bushfire free yet

neighbours are subjected to Medium Fire Risk. Local fire wardens have highlighted that the property is part of a fire corridor.

3. Major Patch includes flat paddock and fruit

trees and is very poor land. Generally land, has little value for environmental protection, and is better suited to housing.

5768:9213 5768:9229 5768:9230

Total Sub: 1

1. The SEQ Regional Plan has been finalised and includes the property in the Regional Landscape and Rural Production Area.

Refer to Item 1.8 – Worthing and Kingfisher Road, Victoria Point for further information.

2. Amendments are proposed to the

methodology used to develop the Bushfire Hazard Overlay. Refer to Item 5.? – Overlays – Bushfire Hazard Overlay for further information.

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the environmental values of the land warrant classification under the Environmental Inventory as Major Patch and Major Mosaic.



Item No.: 06D.50 Victoria Point – 77 Worthing Road


RPD: Lot 53 on RP86052 Property Address: 77 Worthing Road, Victoria Point Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non Urban, Special Protection Area Draft RPS Zone: Conservation, Environmental Protection, Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay

The site is adjacent a Priority Corridor identified at the State and Regional level and contains significant vegetation along a waterway providing habitat. As a result of no change to the Environmental Inventory there is no change proposed to coverage of the zone or the Habitat Protection Overlay.



Draft Scheme Bushfire Hazard Overlay (purple=Medium Bushfire Hazard, pink=Adjoining Bushfire Hazard)


WORKSHOP: 06D

Item No.: 06.51 Redland Bay – 847 - 897 German Church Road


No submission

received

Officer Review - No submissions where received over the subject site. An application is currently being assessed by Council in relation to subdivision for light industrial purposes. This application [SB004975] is at information request stage. The land is currently zoned Industry A and Public Open Space in the Transitional Planning Scheme and General and Service Industry, Open Space and Special Protection in the Strategic Plan 1998. The southern boundary of the site is bounded by Moogurrapun Creek and the site is affected by a number of value and hazard Overlays.

Officers’ Recommendation Amend zone of the subject site to Commercial Industry and Open Space Zones in the draft scheme. Subsequent RPS Actions Mapping Amend zone of the subject site to Commercial Industry and Open Space Zones in the draft scheme. Document No action required. Workshop Recommendations Officers’ Recommendations accepted. Council Decision Workshop Recommendation adopted.


WORKSHOP: 06E

Item No.:06E.01 General Issues – Environment – Environmental Protection Zone

Submission Summary Sub No: Issue No: Officer Comment Recommendations &

Decisions Introduction Regarding the Environmental Protection Zone there were 12 general submissions and 77 property specific submissions. Counted in these are often multiple submissions about the same property. The issues raised may be summarised as:

supportive of the Environmental Protection Zone;

believe there are no habitat values present (eg no koalas);

the zone is incompatible with the development desired (usually residential) or it devalues property.

General 103:90 1387:2294 2780:4402 2973:4171 3257:6405 4775:7532 5473:8574 5487:8589 5605:8740 5863:109136063:9313 6072:9292 Property specific 221 566 566 1066 1067 1068 1069 1076 1077 1080 1246 1256 1382

Supportive of the Environmental Protection Zone These submissions acknowledged a need for zoning to protect the Shire’s environmental values. Some related to specific properties where land owners supported the allocation of Environmental Protection Zone to their land. Believe there are no habitat values present Although land owners may say that no habitat values exist on their land, it is the case that even areas with trees that are mown underneath still have habitat values for wildlife movement, nesting, food, and shelter from predators. Often the majority of wildlife will not be seen by land owners because the overwhelming majority of Australian animals come out at night and hide during the day. Regarding koalas in particular, experience has repeatedly shown that in Redland Shire there are often koalas present where land owners believed there were none. Many general submissions that express concern with the accuracy and appropriateness of the Environmental Protection of specific properties. These have been included in property level submissions and were referred to Chenoweth Environment Planning and Landscape Architecture for detailed review. In some cases the Environmental Protection Zone has been removed following review of the matters involved. The Environmental Inventory Stage 4 contains the mapping of the Shire’s habitats that was used to create the environmental zones. The original Environmental Inventory Stage 1 was derived from an aerial photographic assessment of vegetation and habitats by an

Officers’ Recommendation 1. That support for the

Environmental Protection Zone is noted.

2. That a Fact Sheet is produced after adoption of the Planning Scheme by Council to help land owners by explaining the range of uses and development that can occur in the Environmental Protection Zone, and to explain that existing lawful uses can continue.

Subsequent RPS Actions Changes to zone map Changes to Code document Workshop Recommendations Officers’ Recommendation accepted.




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environmental consultancy, Chenoweth PDLA in 1996. This was checked on-ground at the time to verify the location of habitats. In 2004 the Environmental Inventory Stage 4 updated this 1996 ground checked mapping through analysis of aerial photography accompanied by checking on-ground. Following the exhibition of the draft Planning Scheme in 2005 this mapping has been checked by Chenoweth PDLA and they have made some amendments, however most of the mapping appeared to them to be accurate. This process is a scientifically validated method for mapping of habitats across Shires and is well accepted throughout south east Queensland by local governments and the scientific community generally. It is always possible with more detailed site surveys that better information on the habitat values at a site becomes available and this should most appropriately be addressed at the development assessment phase. Perhaps the most significant of this information is that depicting a change in the vegetation footprint or the wildlife present on a site. It has always been the case that such detailed habitat mapping is considered at the time of a development proposal. This situation will not change under the new scheme. Environmental zones prohibit or are incompatible with the development desired (usually residential) or they devalue property It should be noted that existing lawful uses and development can continue in this zone. For example, if grazing is occurring through a bushland area then this can continue without any need for Council approvals. For new uses and new development within this zone the general





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requirement is that there can be a total cleared area of: • 30% of the lot for a lot that is less than one hectare. • 10% plus 3000m² for a lot greater than one hectare.

For small lots this allows for a house and accompanying outbuildings, and for larger lots it also allows for some other business use or development. The intent of the zone is not to prohibit development but to ensure that it is undertaken in a manner that protects, manages and enhances the environmental values of the land. The Environmental Protection Zone protects environmental values whilst allowing low key economic development, including:

• Bed and Breakfast • Home Businesses • Outdoor recreation facilities • Refreshment establishments • Tourist accommodation • Education facility • Relatives apartments • Private tennis courts and pools • Dwelling • Display dwelling • Agriculture • Animal keeping • Forestry • Garden centre • Health care centre • Place of worship • Rural enterprise




Decisions • Tourist park

Residential subdivision is incompatible with keeping the environmental values of this zone. This is because in urban areas the vegetation provides ‘stepping stones’ for wildlife movements and this vegetation would not be retained on 700 m² lots. In the rural areas Council is prevented from allowing further residential subdivision by South East Queensland Regional Plan (2005), so this is no longer an option for land owners.


WORKSHOP: 06E

Item No.: 06E.02 General Issues – Environment – Conservation Zone


Decisions Introduction There were 25 general submissions and 121 property specific submissions about the Conservation Zone. Counted in these are often multiple submissions about the same property. The issues raised may be summarised as:

supportive of the Conservation Zone; believe there are no habitat values

present (eg no koalas); the Conservation Zone prohibits or is

incompatible with the development desired (usually residential) or it devalues the property.

One submission related specifically to SMBI, one sought simple clarification, and one relates to land within Brisbane City and owned by the Redland Shire Council. These are dealt with elsewhere in reporting.

General 339 1123 1387 2293 5473 8578 5487 8590 5863 9180 4678 7571 6019 9385 6046 9362 5113 7216 Property specific 781 982 1078 1078 1129 1313 1387 2068 2130 2148 2266 2335 2496 2532 2545

Supportive of the Conservation Zone These submissions acknowledged a need for zoning to protect the Shire’s environmental values. Some related to specific properties where land owners supported the allocation of Conservation Zone to their land. Believe there are no habitat values present Although land owners may say that no habitat values exist on their land, it is the case that even areas with trees that are mown underneath still have habitat values for wildlife movement, nesting, food, and shelter from predators. Often the majority of wildlife will not be seen by land owners because the overwhelming majority of Australian animals come out at night and hide during the day. Regarding koalas in particular, experience has repeatedly shown that in Redland Shire there are often koalas present where land owners believed there were none. Many of these areas are also known to act as habitat for rare and threatened plants and animals. Many general submissions that express concern with the accuracy and appropriateness of the Conservation Zone of specific properties. These have been included in property level submissions and were referred to Chenoweth Environment Planning and Landscape Architecture for detailed review. In some cases the Conservation Zone has been removed following review of the matters involved. The Environmental Inventory Stage 4 contains the mapping of the

Officers’ Recommendation 1. That support for the

Conservation Zone is noted. 2. That a Fact Sheet is

produced after adoption of the Planning Scheme by Council to help land owners by explaining the range of uses and development that can occur in the Conservation Zone, and to explain that existing lawful uses can continue.

3. That the Conservation Zone Code be amended in P3.1 to read - (b) - 2 percent plus 3000m²

for a lot greater than one hectare but less than 20 hectares.

(c) - 1 percent plus 3000m² for a lot greater than 20 hectares.

Subsequent RPS Actions Changes to Conservation Zone map




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Shire’s habitats that was used to create the environmental zones. The original Environmental Inventory Stage 1 was derived from an aerial photographic assessment of vegetation and habitats by an environmental consultancy, Chenoweth EPLA in 1996. This was checked on-ground at the time to verify the location of habitats. In 2004 the Environmental Inventory Stage 4 updated this 1996 ground checked mapping through analysis of aerial photography accompanied by checking on-ground. Following the exhibition of the draft Planning Scheme in 2005 this mapping has been checked by Chenoweth EPLA and they have made some amendments, however most of the mapping appeared to them to be accurate. This process is a scientifically validated method for mapping of habitats across Shires and is well accepted throughout south east Queensland by local governments and the scientific community generally. It is always possible with more detailed site surveys that better information on the habitat values at a site becomes available and this should most appropriately be addressed at the development assessment phase. Perhaps the most significant of this information is that depicting a change in the vegetation footprint or the wildlife present on a site. It has always been the case that such detailed habitat mapping is considered at the time of a development proposal. This situation will not change under the new scheme. The Conservation Zone prohibits or is incompatible with the development desired (usually residential) or they devalue property It should be noted that existing lawful uses and development can continue in this zone. For example, if grazing is occurring through a

Changes to Conservation Zone Code document Workshop Recommendations Officers’ Recommendations accepted with the following amendments to P3.1 to read - • 30 percent of the lot for a lot

that is less than one hectare.

• 5 percent plus 3000m² for a lot greater than one hectare.





Decisions 5071 5076 5090 5113 5312 5456 5461 5463 5470 5491 5548 5550 5576 5576 5576 5585 5586 5609 5692 5801 5802 5803 5853 6011 6023 6091 6110

bushland area then this can continue without any need for Council approvals. For new uses and new development within this zone the general requirement is that there can be a total cleared area of:

• 30% of the lot for a lot that is less than one hectare. • 1% plus 3000m² for a lot greater than one hectare but less

than 20 hectares. • 2% plus 3000m² for a lot greater than 20 hectares.

The last two dot points have the percentages erroneously reversed in the exhibition document Conservation Zone Code and this should be amended. For small lots this clearing allowance provides for a house and accompanying outbuildings, and for larger lots it also allows for some other business use or development. The intent of the zone is not to prohibit development but to ensure that it is undertaken in a manner that protects, manages and enhances the environmental values of the land. The Conservation Zone allows low key economic development of a scale and density that preserves and enhances these areas’ high environmental values. These uses and development include:

• Bed and Breakfast • Home Businesses • Outdoor recreation facilities • Refreshment establishments • Tourist accommodation • Education facility • Relatives apartments




Decisions • Private tennis courts and pools • Dwelling

Residential subdivision is incompatible with keeping the environmental values of this zone. This is because in urban areas the vegetation provides ‘stepping stones’ for wildlife movements and this vegetation would not be retained on 700 m² lots. In the rural areas Council is prevented from allowing further residential subdivision by South East Queensland Regional Plan (2005), so this is no longer an option for land owners.


WORKSHOP: 06E

Item No.: 06E.03 Thornlands - 168-188 Woodlands Drive


Object to change of zoning from Rural Non-urban to Conservation and environmental Protection. Grounds of Objection Change in zoning to Conservation. Current zoning on Clients land is Rural Non-Urban. Under the new proposed Redlands Planning Scheme the land has been zoned Conservation / Environmental Protection. Development companies have approached the client for future residential potential as my land is currently zoned Rural Non-Urban. It would be prejudice against the land if it was rezoned Conservation / Environmental Protection when the neighbours land remains Rural Non-Urban. Clients land is no more environmentally sensitive than the blocks adjacent to theirs and in this case would expect it to at least remain Rural Non-Urban.

4649:7120 Total Sub: 1

The future zoning of the lot is addressed in Item 01.02. The subject lot is heavily timbered, except for a small cleared area towards the front of the property and is directly linked to the highly significant Eprapah Creek corridor. Recognising these facts the Bushland Habitat category under the Habitat Protection Overlay is correct. The small area of cleared land shown as Enhancement area should be removed and replaced with the Urban Koala Habitat category.

Officers’ Recommendation 1. For zoning information refer to Item 1.02 -

Employment Investigation Area. 2. Amend the Habitat Protection Overlay to show

a small area of Urban Koala Habitat at the road frontage to Woodlands Drive where an Enhancement Area is indicated in the Environmental Inventory. The balance of the lot be retained in the Bushland Habitat designation.

Subsequent RPS Actions Mapping Amend zone map to reflect recommendation Document Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.: 06E.03 Thornlands - 168-188 Woodlands Drive


RPD: Lot 8 on RP900331 Property Address: 168-188 Woodlands Drive, Thornlands Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Rural Non-Urban / Special Protection Area Draft RPS Zone: Conservation, Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 06E

Item No.: 06E.04 Thornlands – 184, 190 and 192 Boundary Road


Support for the three subject sites inclusion in the Park Residential Zone. Object to – 1. Inaccuracies in the Habitat Protection

Overlay affecting the subject site. Request that the bushland habitat and enhancement corridor overlay widths be reduced to 50 metres;

2. Some of the probable solutions, such as P1. that may allow Council at its discretion to opt for one outcome despite other options. Request that P1. be reworded to state ‘development is located within a building envelope where it cannot reasonable be located outside of Marine Habitat, Bushland Habitat and Enhancement Corridor;’

3. Extent of the Minor Waterway and buffer area on the Waterways, Wetlands and Moreton Bay Overlay that affects southern sections of all three subject sites and the central area of 192 Boundary Road;

4. Council seeking ecological reporting and will condition on approval all development to be included within

4818:8154 4818:8156 4818:8157

Total Sub: 1

The Waterways, Wetlands and Moreton Bay Overlay ensures uses and other development protect, enhance, manage and minimise impacts on the environmental values of waterways and natural drainage lines and their associated ecological, recreation, economic and scenic values, by including provisions to – • retain habitat links; • protect marine, tidal and riparian

vegetation; • retain access for maintenance

purposes; • maintain and enhance water quality and

hydrological balance; • retain biodiversity; • retain bank stability; • provide open space. In waterway buffer areas development is limited to that necessary to – • achieve desired water quality objectives; • provide passive recreational

opportunities; • allow low-impact access and access for

maintenance purposes.

Officers’ Recommendation 1. Retain the extent of the minor waterway buffer

affecting the subject sites. 2. Amend the Habitat Protection Overlay to

exclude the land from the Bushland Habitat designation and replace it in the Urban Koala Habitat designation.

Subsequent RPS Actions Mapping Amend Habitat Protection Overlay to show Urban Koala Habitat on this site. Document Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




nominated building envelopes. This seems excessive given the majority of the subject sites have been cleared and only contains sparse vegetation.

Grounds for Objection – • The northern and southern third of 184

Boundary Road, as well as the northern third of 192 Boundary Road should have the Bushland Habitat removed and replaced with Enhancement Area. The central portion of 184 Boundary Road and the southern portion of 192 Boundary Road should be mapped Enhancement Corridor not Bushland Habitat. The central cleared area on 192 Boundary Road is currently mapped as Enhancement Area; however it is cleared and does not hold any habitat value. The criteria to assign land as Enhancement Area should be clearly defined before finalisation of the scheme. If the Enhancement Area does not restrict future development potential, this category is suitable for all currently cleared areas across all three lots. If development is constrained it should be removed from 192 Boundary Road and all cleared areas across the three lots.

• Solutions of this nature relate more to self-

Where natural drainage lines are degraded, such as the natural drainage line on the subject sites, the overlay functions to enhance, stabilise, and re-vegetate the drainage line; and encourages the use of stormwater quality improvement devices that recognise the function of the natural drainage line. To facilitate protection and rehabilitation of the environmental values associated with the minor waterway, the extent of the buffer surrounding the minor waterway on the subject site should be retained. The waterway buffer does not function as a prohibition to development. S1.3 of the Overlay Code states that uses and other development within the core and outer riparian, or foreshore buffer areas is limited to that necessary to – • Achieve desired water quality objectives; • Provide passive recreational

opportunities; • All low-impact access and access for

maintenance purposes. It is recognised that site by site evaluation through the development assessment process may result in modifications to buffer areas due to topography, expansion of




assessable development rather than assessable development. Removal of the buffer provisions will eliminate the subjectivity of the provision, especially considering the majority of the development applications will incorporate envelopes.

• It is disputed whether the waterway buffer areas should be incorporated adjacent to residential developments, where access to the subject sites has resulted in intense disturbance. It is agreed that a drainage line exists in this area, but due to the heavily modified nature of this waterway, it is not considered important to have a significant buffer for environmental values. The overlay also nominates the central sections of the subject sites as Natural Drainage Lines. This seems appropriate however the distinction between the two forms of waterways is not clear and the site inspection did not reveal any clear distinction. The buffer to the waterway to the east, being 192 Boundary Road, should be refined and/or reduced.

existing lawful development, recently approved development, existing disturbance such as access and the needs of specific development types such as agriculture. While individual development requirements will need to be addressed on a site by site basis any resulting development or works associated with that development should aim to achieve positive outcomes for the waterways including riparian areas, bank stability, in-stream habitat and water quality. Refer to Item 5.05 – Overlays – Waterways, Wetlands and Moreton Bay Overlay Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has shown that the extent and classification of environmental values for this land is correct. The bushland and waterways have been mapped appropriately at this site and the area provides habitat and connection with other habitat areas.




RPD: Lot 3 on RP72402 Property Address: 184 Boundary Road , Thornlands Current Zoning: Rural Non-Urban DCP 1 - Park Residential Current Strategic Plan Designation: Park Residential Draft RPS Zone: Park Residential Draft RPS Overlays: Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay

Results of Council in-house review The result of Chenoweth review is noted. Council recognises that the Bushland Habitat category of the Habitat Protection Overlay places restrictions on uses consistent with the Park Residential zoning. The site should be included within the proposed new Urban Koala Habitat category of the Habitat Protection overlay. The Habitat Protection Overlay code has been simplified to improve its useability. Refer to item 06B.32 for further information.




RPD: Lot 6 on RP72402 Property Address: 190 Boundary Road, Thornlands Current Zoning: Rural Non-Urban DCP 1 - Park Residential Current Strategic Plan Designation: Park Residential Draft RPS Zone: Park Residential Draft RPS Overlays: Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay




RPD: Lot 7 on RP72402 Property Address: 192 Boundary Road, Thornlands Current Zoning: Rural Non-Urban DCP 1 - Park Residential Current Strategic Plan Designation: Park Residential Draft RPS Zone: Park Residential Draft RPS Overlays: Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 06E

Item No.: 06E.05 Thornlands –280-282 Boundary Road


Object to the Environmental Protection Zone affecting the subject site in two locations. Request an updated version of the Habitat Protection Overlay which highlights areas of the subject site that were wiped out by bushfires in 2001 and 2004. Request relocation of koalas to park areas not impeded upon by dogs, motor vehicles and politics. Grounds for Objection – Zone has been applied to both waterways passing through the subject site. Current dam and pumping licences exist on both waterways. Bushfire areas will continue to be devastated unless Council takes steps to implement fire breaks on the neighbouring properties as was indicated in 2001.

4657:7848 4657:7855

Total Sub: 1

Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA A review of the Environmental Inventory Stage 4 mapping has shown that the extent and classification of environmental values for this land is correct, and as a result the zoning and Bushland Habitat category under the Habitat Protection Overlay are justified. Chenoweth have recommended upgrading the classification of the General Corridor (that cuts across the rear of this lot) to Priority Corridor just north of this location although this change does not affect the subject site directly. Results of Council in-house review The result of Chenoweth review is noted. The upgrading just north of the subject site further supports the Environmental Protection zoning at the rear of this lot which also contains a significant waterway. In addition a waterway dissects the front section of the lot.

Officers’ Recommendation 1. Retain the Park Residential and Environmental

Protection Zones on the subject site in the draft scheme.

2. Amend the Habitat Protection Overlay to show the Urban Koala Habitat designation over the section of the lot zoned Park Residential.

3. Retain the Bushland Habitat designation for land zoned Environmental Protection.

Subsequent RPS Actions Mapping Change zoning and Habitat Protection Overlay maps in line with the option pursued of the two in the recommendation. Document Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.: 06E.05 Thornlands –280-282 Boundary Road


RPD: Lot 1 on RP92463 Property Address: 280-282 Boundary Road, Thornlands Current Zoning: Rural Non-Urban DCP 1 - Park Residential, Special Facilities/Public Purposes Current Strategic Plan Designation: Park Residential and Special Protection Draft RPS Zone: Environmental Protection, Park Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay

Under the Strategic Plan 1998, approximately 66% of this site was within Special Protection Area with the remaining 33% included in the Park Residential designation. The draft Redland Planning scheme has extended the area under Park Residential considerably to about 70% of the site. The proposed zoning of Park Residential and Environmental Protection appropriately reflects the opportunities and constraints affecting the lot. The Habitat Protection overlay should be amended to ensure development is consistent with the Park Residential zoning of a large part of the lot is not unduly constrained. This can be achieved by including these areas within the Urban Koala Habitat category. The Bushland Habitat category should remain over the area of the lot zoned Environmental Protection.


WORKSHOP: 06E

Item No.: 06E.06 Victoria Point – 206-218 and 230-252 Point O’Halloran Road


1. Object to Conservation zoning of properties. Request Urban Residential Zone.

2. Object to Habitat Protection Overlay. 3. Object to Waterways, Wetlands and

Moreton Bay Overlay. Grounds of Objections – 1. Currently zoned Residential A. Properties

were included in that zone following successful appeals to the Planning and Environment Court.

2. Following court appeals, Council approved residential subdivision on land with the same physical and environmental characteristics as the subject properties and directly adjoining the subject properties.

3. Acid sulfate soils and removal/disturbance of marine plants should not prevent development as these issues were able to be addressed in the adjacent development.

4. May acknowledge that the following parts of the property could be included in the Habitat Protection Overlay, provided that the properties are included in the Urban

2781:4396 2781:4397 2781:4398

Total Sub: 1

Refer to Item 5.07– Overlays – Waterways, Wetlands and Moreton Bay Overlay. Results of review of Environmental Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 (EIS4) and the environmental value of the land. They confirm the methodology and advise that the mapping the environmental values of the land is appropriate. The land contains a wetland of State significance and International significance (Ramsar listed) and contains habitat for priority taxa. Results of Council in-house review It is considered that there is a partially cleared elevated area in the south eastern corner of this land that could be used for urban residential purposes. Regarding the remainder of the land, there is a previous

Officers’ Recommendation 1. Amend the zoning of the area identified on the

aerial Map to the Urban Residential Zone with the remainder of the site zoned Conservation.

2. Amend the Habitat Protection Overlay by including the area proposed for inclusion in the Urban Residential Zone within the Urban Koala Habitat designation and the remainder of the site retained as shown on the Habitat Protection Overlay.





Residential Zone – • foreshore margin (fringing

mangroves and beach ridge) • mixed woodland (area of trees

adjacent to the unconstructed portion of School Road).

history of Council decision making that is relevant to this land, the draft Planning Scheme, and to the current submission from the land owner. This is explained in the Background below and essentially means that Council has previously decided to protect this land on the grounds of its environmental significance, and as this environmental significance has not changed and Council still wishes to protect environmentally significant land, there is little reason as to why Council would now alter its previous planning decision. Background Prior to the 1998 Strategic Plan the land was:• zoned Residential A; • designated in the 1988 Development

Control Plan as Drainage Problem and Residential A;

• designated in the 1988 Strategic Plan as Rural Non Urban, residential A, and Special Protection.

In Council’s draft Strategic Plan (exhibited in 1996) most of this land was proposed as being redesignated Special Protection Area, with a portion of the south east corner designated Urban Residential to reflect that




there was a relatively cleared area close to services that could be developed. An objection was received from the owner at the time who noted that the land was zoned Residential A and should have been designated as such. At the time (February 1997) it was considered by Council that the majority of the land had sufficient environmental values to warrant the Special Protection Area designation, and the area of Urban Residential remained in the south east corner. In detail Council’s adopted response to this was that:

“The designation of this land as Special Protection Area reflects the environmental values of the subject allotments and Council’s intention that these values would have to be considered during assessment of any further applications in relation to this land. Part of the Planning and Environment Court’s judgement was that:

“…the rezoning application is the first rather than the last opportunity for a careful and balanced review of the competing views of experts who have and will yet consider these questions. Other statutory authorities exercise control in these important areas and no doubt further expert scrutiny of what is




proposed can be anticipated before final approvals are forthcoming.”

The February 1997 reporting to Council also considered that:

“Further Approvals are required before development of this land would be permitted to proceed, for example a development application including a lake would require an accompanying Environmental Impact Statement, in accordance with the provisions of section 5.0 of the Local Government (Planning and Environment) Act.” “The Reasons for Judgement by the Planning and Environment Court did not comment on the ability of any further development applications to satisfy the requirements of the Local Government (Planning and Environment) Act or any subsequent legislation such as the Coastal protection and Management Act 1995, the State Planning Policy 1/95 – Conservation of Koalas in the Koala Coast, amendments to the Local Government (Planning and Environment) Act, or Moreton Bay Marine Park Act.” (Item 3-4e-8 of 7th February 1997 refers)


Annexure to Item No.: 06E.06

Above: Draft scheme zoning Below: Transitional Planning Scheme zoning (Residential A)

Above: Waterway, Wetlands and Moreton Bay Overlay (green=Natural Drainage Line, dark blue=Major Waterway, light blue=Waterways and Weltands Buffer).

Above: Habitat Protection Overlay (blue=Marine Habitat, Green=Bushland Habitat) Below: 1998 Strategic Plan Preferred Dominant Land Use (Special Protection Area)


Urban Residential Zone

Map - Victoria Point – 206-218 and 230-252 Point O’Halloran Road


WORKSHOP: 06E

Item No.: 06E.07 Redland Bay – 2 - 6 School of Arts Road


Object to Conservation Zone. Request that whole or part of the subject site be included in the Local Centre Zone. Grounds for Objections – Subject site is designated for development in both the current Strategic Plan (Service Commercial) and in DCP1 – Local Development (Residential Low Density). Subject site is ideally located for a Local Centre to service the increasing population in Redland Bay. Subject site is physically suitable for development, all normal urban services are available, and safe vehicular access to the property can be provided. Northern section of the subject site is of conservation significance. This area could be excluded from a Local Centre zoning. State Planning Policy 1/05 objectives could be met to protect the koala habitat.

5071:8392 5071:8394

Total Sub: 1

The site is designated in the Urban Footprint in the SEQ Regional Plan. The Centre Zones proposed in the draft scheme are – • Major – Capalaba, Cleveland and

Victoria Point; • District – Birkdale and Alexandra Hills; • Neighbourhood – Wellington Point,

Redland Bay, Mount Cotton Village, Dunwich and Colburn Avenue, Victoria Point;

• Local – as designated throughout the Shire and with the addition of SMBI and Point Lookout Centres.

The draft scheme actively protects the primacy of the Shire’s centres by discouraging out-of-centre development and ensuring no existing centre expands to the next level in the Centre’s Matrix by virtue of size or function. This framework was established through the Redland Shire Centres Study (2001). The Redland Shire Centres Study (2001) investigated the future growth, development,

Officers’ Recommendation 1. Amend the zone of the subject site to

Conservation and Local Centre as identified on Map 18.

2. Amend the Habitat Protection Overlay to apply the Urban Koala Habitat designation to the Local Centre Zone area with the remainder of the site in the Bushland Habitat designation on the Overlay.

Subsequent RPS Actions Mapping Document No action required. Workshop Recommendations Officers’ Recommendation accepted with amendment to Recommendation 1 as follows - • The land not zoned Local Centre is zoned

Conservation sub-area CN2. Council Decision Workshop Recommendation adopted.




RPD: Lot 4 on RP208547 Property Address: 2-6 School of Arts Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Service Commercial Draft RPS Zone: Conservation Draft RPS Overlays: Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Road and Rail Noise Impacts Overlay

role and function of existing and new centres within the Shire. The main conclusions of the study included – • unless population growth exceeds

projections, the area of the centres is sufficient for the planning period of 2001 to 2016;

• the need to focus on role and function of existing centres;

• discouraging out-of-centre development preserves the role and function of existing centres;

• the role of regional centres in the Shire that will continue to draw a significant share of the available retail spending of Redlands residents.

The site is substantially affected by the Road and Rail Noise Impacts Overlay and Habitat Protection Overlay. Given the proximity of this site to the Local Centre Zone in School of Arts Road and Government Road, a change to the zone to accommodate additional retail/commercial uses in the area is not justified in overriding the road and rail noise impacts constraints and environmental values of the site. Results of review of Environmental




Inventory Stage 4 mapping by consultants Chenoweth PDLA Chenoweth Environmental Planning and Landscape Architecture have provided a technical review of the Environmental Inventory Stage 4 and the environmental value of the land. Chenoweth advise that the environmental values of the land are high enough to warrant reclassification up from Major Patch to Priority Patch due to the SEQ BAMM mapping indicating high regional conservation significance. This site was subject of site visit including Chenoweth and Council staff. Results of Council in-house review The result of Chenoweth review is noted. The Ecological Assessment Report for Lot 4 RP 208547 2-6 School of Arts Rd prepared for Kidd Properties P/L by Biodiversity Assessment is also noted. The findings of this report serve to support those of Chenoweth at the level at which the Environmental Inventory maps extent and classification of habitat types. In particular, that “the vegetation communities represented on the subject land match those communities mapped by the current Queensland




Herbarium RE mapping (REDD 2003) and the vegetation map units provided by the Redland Shire Councils Remnant Native Vegetation Study (30/6/2001)”. The regional ecosystem is classified as Endangered. The conclusions of this report and that for (Lot 3 across German Church Rd to North) appear to include somewhat contradictory findings (cut and paste errors?) and are therefore unreliable. However, the report for Lot 4 does in part confirm Council Officer understanding that the south eastern corner of lot 4 has the lowest habitat values on that lot, and that the role of the remaining vegetation as a wildlife movement corridor. Council considers that the role is especially important in providing a habitat linkage on the eastern side of Cleveland Redland Bay Rd between the two branches of Moogurrapum Creek that run either side of German Church Rd. Council recognises that the better crossing points for wildlife over Cleveland Redland Bay Rd are where these two branches of Moogurrapum Creek (these locations are strategic treatment locations in the ‘Draft Action Plan to Reduce Koala Hits from Vehicles in Redland shire’ (also prepared by Biodiversity Management). The vegetation either side of German Church




Rd at this intersection is also a prominent visual amenity feature and an entry statement to the Redland Bay town area for road users approaching from the south.


Annexure to Item No.: 06E.07

Approximate extent of the Local Centre Zone

Map 2 - Area of the site to be zoned Local Centre Zone

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