Town Planning Report€¦ · 2 01/03/2013 Rachel Daniels RD Michael Jewell MJ 3 04/03/2013 Rachel...

Town Planning Report

116 Victoria Street, Mackay HRP12320

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Development Permit – Material Change of Use – Commercial Premises (Bank) Prepared for Better Build Constructions Pty Ltd March 2013

Town Planning Report

116 Victoria Street, Mackay Lot 1 on RP700828, Lot 1 on RP700823 and Lot 1 on RP709818 HRP12320

RECEIVED:

DEVELOPMENT SERVICES

04 Mar, 2013

Town Planning Report 116 Victoria Street, Mackay

March 2013 Cardno HRP12320 ii

Document Information Prepared for Better Build Constructions Pty Ltd

Project Name 116 Victoria Street, Mackay

File Reference HRP12320 - Town Planning Report v3.docx

Job Reference HRP12320

Date March 2013

Document Control Version Date Author Author

Initials Reviewer Reviewer

Initials

1 22/02/2013 Rachel Daniels RD Ben Russell BR

2 01/03/2013 Rachel Daniels RD Michael Jewell MJ

3 04/03/2013 Rachel Daniels RD Michael Jewell MJ

Prepared for: Better Build Constructions Pty Ltd 83 Pickering Street, Enoggera QLD 4051

Prepared by: Cardno HRP

Cardno HRP retains ownership and copyright of the contents of this document including drawings, plans, figures and other work produced by Cardno HRP. This document is not to be reproduced in full or in part, unless separately approved by Cardno HRP. The client may use this document only for the purpose for which it was prepared. No third party is entitled to use or rely on this document. This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply. For a copy, please contact us or visit http://www.hrppc.com.au/TermsConditions. Our report is based on information made available by the client. The validity and comprehensiveness of supplied information has not been independently verified and, for the purposes of this report, it is assumed that the information provided to Cardno HRP is both complete and accurate. Whilst, to the best of our knowledge, the information contained in this report is accurate at the date of issue, changes may occur to the site conditions, the site context or the applicable planning framework. This report should not be used after any such changes without consulting the provider of the report or a suitably qualified person.


March 2013 Cardno HRP12320 iii

Table of Contents 1 Executive Summary 5

1.1 Site Details 5 1.2 Application Details 5

2 Introduction 6 2.1 Pre-lodgement Advice 6

3 Site Details and Characteristics 7 3.1 Site Details 7

3.1.1 Location 7 3.2 Site Characteristics 7

3.2.1 Current Use of the Site 7 3.2.2 Road Frontages 7 3.2.3 Existing Significant Vegetation and Waterway Values 7 3.2.4 Ownership 7 3.2.5 Easements 7 3.2.6 Surrounding Land Uses and Zoning 8 3.2.7 Existing Infrastructure and Services 8 3.2.8 Site Contamination 9 3.2.9 Topography 9

4 Proposed Development 10 4.1 Application Particulars 10 4.2 Proposal Description 10 4.3 Built Form 10 4.4 Signage 10 4.5 Parking and Access 12 4.6 Infrastructure and Services 12 4.7 Landscaping 12 4.8 Local Heritage Building 12 4.9 Infrastructure Charges 13

5 Statutory Town Planning Framework 14 5.1 Introduction 14 5.2 Sustainable Planning Act 2009 14

5.2.1 Code Assessment 14 5.2.2 Referral 15 5.2.3 Public Notification 16 5.2.4 State Planning Regulatory Provisions 16 5.2.5 State Planning Policies 17

5.3 MIW Regional Plan 18 5.4 Consolidated Mackay City Planning Scheme 2009 18

5.4.1 Defined Land use 19 5.4.2 Area Classification 19 5.4.3 Applicable Development Codes 19

6 Compliance Summary 20 6.1 Introduction 20 6.2 State Planning Regulatory Provisions 20 6.3 State Planning Policies 20


March 2013 Cardno HRP12320 iv

6.4 Consolidated Mackay City Planning Scheme 2009 20 6.5 Compliance with Applicable Codes 20

6.5.1 Mackay City Centre Locality Code 20 6.5.2 Retail and Commercial Code 21 6.5.3 Environment and Infrastructure Code 21 6.5.4 Character and Heritage Protection Overlay Code 21 6.5.5 Development in the Vicinity of Mackay Airport Overlay Code 22 6.5.6 Flood and Inundation Management Overlay Code 22

7 Conclusions and Recommendations 23

Appendices Appendix A – Statement of Code Compliance Appendix B – Proposal Plans Appendix C – Owners Consent Appendix D – Title Searches Appendix E – Registered Survey Plan, Endorse Survey Plan and Smart Map Appendix F – Searches: CLR and EMR Appendix G – Vegetation and Coastal Searches Appendix H – Mackay Regional Council – Pre-lodgment Advice Appendix I – Company Profile & CV - J M Pearce Architects Pty Ltd Appendix J – Heritage Impact Report Appendix K – Department of Transport and Main Road – Concurrence Agency Response


March 2013 Cardno HRP12320 5

1 Executive Summary

1.1 Site Details Site Details

Address 116 Victoria Street, Mackay

RPD Lot 1 on RP700828, Lot 1 on RP700823 and Lot 1 on RP709818 (refer to Appendix E)

Owners Deviru Pty Limited As tenants in common

Antoska Enterprises Pty Limited

Locality City Centre

Precinct City Heart

Zoning Commercial Centre

1.2 Application Details Application Details

Development Type Development Permit – Material Change of Use – Commercial Premises (Bank)

Level of Assessment Code

Proposal Summary To establish a Commercial Premises (Bank) within the existing premises

Defined Land Use Commercial Premises

Referral – Concurrence Department of Transport and Main Roads – Located within 100m of a State Control Road. Refer to Appendix K – Department of Transport and Main Roads Concurrence Agency Response.

Referral – Advice N/A

Applicant Better Build Constructions Pty Ltd

Applicant’s Representative

Michael Jewell

Reference HRP12320



2 Introduction

This planning report accompanies a development application over land located at 116 Victoria Street, Mackay (refer to Figure 1 – Location Plan), referred to here on in as the “subject site”.

Better Build Constructions Pty Ltd, the Applicant, is seeking a Development Permit for a Material Change of Use – Commercial Premises (Bank) to undertake the proposed development.

Section 4 – The Proposed Development of this report together with Appendix B – Proposal Plans of Development contains detailed information with regard to the design of the proposed development.

The proposal is assessable development under the Consolidated Mackay City Planning Scheme 2009 (including amendments 1 of 2009, and 1, 3, & 4 of 2010). The planning scheme requires a code assessable development application to be made in this instance.

Section 313 of the Sustainable Planning Act 2009 (“the SPA”) prescribes the requirements for code assessment.

Section 6 – Summary of Compliance of this report provides a summary of the proposed development’s compliance with the applicable provisions of the relevant planning framework. Appendix A – Statement of Code Compliance to this report contains the complete assessment of the proposed development against the applicable criteria of the relevant codes of the Consolidated Mackay City Planning Scheme 2009.

2.1 Pre-lodgement Advice Pre-lodgement advice was sought from Mackay Regional Council with regards to the proposed development (Refer to Appendix H). On Wednesday, 13 February 2013, the following advice was received:

In relation to car parking provision, it is acknowledged that no additional parking can be provided. Further, within the City Centre the existing/previous use of the building has the same parking generation as the proposed ‘Commercial Premises’ and therefore it is considered that no additional car parking is generated by the change in use.

In relation to the Infrastructure Charges, it is agreed that no charges would be applicable to the proposed use.

Therefore, there are no changes proposed to the existing car-parking arrangements for the proposed development. As acknowledged by Council, there will be no infrastructure charges payable as a result of the proposed development.



3 Site Details and Characteristics

3.1 Site Details

3.1.1 Location

The subject site is situated at 116 Victoria Street, Mackay, commonly known as the T&G Building. The site is located within the Commercial Centre Zone of the City Heart Precinct in the City Centre Locality. The subject site covers three allotments being as follows:

� Lot 1 on RP700828; � Lot 1 on RP709818; and � Part of Lot 1 on RP700823.

3.2 Site Characteristics

3.2.1 Current Use of the Site

The subject site was previously used as shops; however both tenancies are now vacant.

The following provides the existing Gross Floor Area of the T&G Building:

� Ground Floor: 641m2

� First Floor: 456m2

3.2.2 Road Frontages

The subject site has direct frontage to Victoria Street to the south and Wood Street to the west, being a Council controlled Minor Collector Street and Access Street respectively. There is full kerb and channel for the full frontage of the site. The subject site also has direct frontage to Eighth Lane to the north, being a Council controlled Laneway.

3.2.3 Existing Significant Vegetation and Waterway Values

The subject site is clear of vegetation and as it is in an established urban area, no mapped remnant vegetation remains on the site. The Pioneer River is approximately 200m north of the subject site.

3.2.4 Ownership

The registered owners of the subject site are as follows:

Lot 1 on RP700828 Deviru Pty Limited and Antoska Enterprises Pty Limited As tenants in common



Refer to Appendix D – Title Search for details

3.2.5 Easements

The following easements are shown on the Certificates of Title, specifically for Lot 1 on RP709818. It is noted that the easements are for the purpose of a party wall on the eastern wall of the T&G Building (between the T&G Building and the Hamiltons Building):

� Easement No. 601073116 burdening the land to Sub 2 on RP9818 over Sub 1 on RP9818; and

� Easement No. 601073117 benefiting the land over Easement A on RP9818.

Refer to Appendix D – Title Searches and Appendix E – Registered Survey Plan, Endorsed Survey Plan and Smart Map for details.



3.2.6 Surrounding Land Uses and Zoning

Table 3 below outlines the various land uses and zones of the properties surrounding the subject lot.

Table 3: Surrounding land uses and Zoning

Direction Zoning Land use

North Commercial Centre (across Eighth Lane) Commercial Uses (Ray White Real Estate)

East Commercial Centre Commercial Uses (Hamilton Florist)

South Commercial Centre (across Victoria Street)

Commercial Uses (Café and Shops)

West Commercial Centre (across Wood Street) Commercial Uses (Westpac Bank)

Figure 1: Subject Site and Surrounding Land Uses (Source: MiMaps)

3.2.7 Existing Infrastructure and Services

Table 4 provides a description of the location of existing services on-site. Refer to Figure 2 for further details.

Table 4 – Existing Service Location

Water A Council reticulated water supply main (100mm Ø) is located within Wood Street and Eighth Lane.

Sewerage A Council reticulated sewer main is located within Wood Street, Eighth Lane (225mm Ø) and Victoria Street (300mm Ø).

Stormwater There is existing stormwater infrastructure in the Wood Street and Victoria Street frontage, identified as the legal point of discharge.

Electricity Underground electricity is provided within the city centre.

Access Pedestrian access to the subject site is provided via Eighth Lane to the north, Victoria Street to the south and Wood Street to the west.

Roads The subject site has direct frontage to Victoria Street to the south and Wood



Street to the west, being a Council Minor Collector Street and Access Street respectively. There is full kerb and channel for the full frontage of the site.

The site also has direct frontage to Eighth Lane to the north, being a Council controlled Laneway.

Figure 2: Subject Site – Existing Infrastructure (Source: MiMaps)

3.2.8 Site Contamination

On 5 and 20 February 2013, searches of the Environmental Register and Contaminated Land Register were executed, which confirmed that the subject site is not included in either register.

Refer to Appendix F – Searches CLR & EMR for details.

3.2.9 Topography

The site has a gradual fall from approximately RL 7.25m AHD at the north-eastern boundary to approximately RL 6.75m AHD at the south-western boundary.

Refer to Figure 3 below for details.

Figure 3: Site Topography (Source: MiMaps)



4 Proposed Development 4.1 Application Particulars Application Particulars

Development Type Development Permit – Material Change of Use – Commercial Premises (Bank)

Level of Assessment Code

Proposal Summary To establish a Bank (Commonwealth Bank of Australia) within the existing premises

Defined Land Use Commercial Premise

Referral – Concurrence Department of Transport and Main Roads – Located within 100m of a State Control Road. Refer to Appendix K – Department of Transport and Main Roads Concurrence Agency Response.

Referral – Advice N/A

4.2 Proposal Description The proposed development involves a Material Change of Use for a Commercial Premises at 116 Victoria Street, Mackay, being the existing T&G Building. The proposed development will facilitate the establishment of the Commonwealth Bank of Australia (CBA), which will be located within the existing internal ground floor space of the T&G Building. The total GFA of the proposed Commercial Premises will be 441.5m2.

For further detail refer to Appendix B – Proposal Plans.

Hours of Operation

The proposed Commercial Premises will open from 9:00am to 4:00pm Monday to Thursday and 9:00am to 4:30pm Friday.

Number of Staff

It is anticipated that there will be no more than approximately 38 staff, on-site at any one time.

4.3 Built Form There will be no changes to the external structure of the building as part of the development.

The proposed development will maintain the existing T&G Building (Figure 3 and Figure 4) currently on the subject site. The T&G Building is listed within Schedule 4 – Character / Heritage Protection of the Consolidated Mackay City Planning Scheme 2009 as a Local Heritage Building and is not listed on the Queensland Heritage Register.

The building is built to all boundaries, two storeys and incorporates a brickwork face on the second storey to both Victoria Street and Wood Street. The ground floor currently maintains modern external tiles along the façade, with footpath awnings for the full street frontages.

There are currently three glass display windows and three entrances to Wood Street and two large glass display windows and a double entrance to Victoria Street. As part of the proposed development, all openings and display windows will remain, except for the removal of two entrances to Wood Street. The most northern entrance will be retained.

For further information refer to Appendix B – Proposal Plans, Figure 4: Existing T&G Building – Victoria Street Frontage, Figure 5: Existing T&G Building – Wood Street Frontage and Figure 6: Existing façade treatment - Wood Street Frontage.

4.4 Signage A separate signage application will be made to Council.

However, in accordance with pre-lodgement advice (Refer to Appendix H), it is noted that J M Pearce Architects Pty Ltd (Refer to Appendix I) have been engaged to review the heritage impacts of the proposed development on the existing building. Proposed signage is considered “to fit on appropriate locations on the street awnings and frontage” (J M Pearce Architects Pty Ltd, 2013).



Figure 4: Existing T&G Building – Victoria Street Frontage

Figure 5: Existing T&G Building – Wood Street Frontage

Figure 6: Existing façade treatment - Wood Street Frontage



4.5 Parking and Access There is no on-site car parking associated with the existing commercial building. All existing shops and commercial uses are serviced by on-street parking in Victoria Street and Wood Street (refer to Figure 7). It is noted that the proposed development does not increase the existing use (shop) demand for car parking.

Further, pre-lodgement advice from Council, refer to section 2.1, notes that no additional car parking can be provide. On this basis, there are no changes to the on-site car parking as part of this development.

Figure 7: Existing on-street carpark (Source: MiMaps)

4.6 Infrastructure and Services The subject site is connected to all essential services including electricity, telecommunications, water supply, sewerage and stormwater. There are no changes to these connections proposed as part of this development.

4.7 Landscaping There is no landscaping proposed as part of this development.

4.8 Local Heritage Building The T&G Building is identified as being a Local Heritage Building in accordance with Schedule 4 of the Consolidated Mackay City Planning Scheme 2009.

As such, J M Pearce Architects Pty Ltd has been engaged to provide professional advice regarding the T&G Building, and identifying any potential impacts on the cultural or heritage significance of the building.

J M Pearce Architects Pty Ltd are located in Ipswich, QLD and undertake specialised services in heritage and conservation of heritage buildings and places. Refer to Appendix H - J M Pearce Architects Pty Ltd – Company Profile and CV for further information.



In review of the proposed development, J M Pearce Architects have undertaken a review of the Mackay City Council Planning Scheme requirements, specific outcomes and acceptable solutions for a Local Heritage Building.

A Heritage Impact Report, prepared by J M Pearce Architects Pty Ltd, in support of the proposed development is provided as Appendix J – Heritage Impact Report.

As part of the Heritage Impact Report prepared by J M Pearce Architects Pty Ltd, the following outcome and statement of impact is made:

“6. Statement of Impact

6.1 It is evidenced in this report that:

The cultural heritage significance has been identified and the protection of the surviving significant elements is evident in the design of the proposal according the Burra Charter Principles, Practices and Processes.

There has been an investigation of the place which has established the location and condition of the fabric.

The noted significant original fabric is to be maintained and protected throughout the construction works.

6.2 Statement of Impact

The proposed new tenancy fit out to provide for the Commonwealth Bank will not have a negative impact on the cultural heritage significance of the place.” (J M Pearce Architects Pty Ltd, 2013)

4.9 Infrastructure Charges In accordance with Council’s Adopted Infrastructure Charges resolution (AICR) (effective from 16 July 2012), Council infrastructure charges and credits are applicable to any development approval for a Material Change of Use.

In accordance with the AICR, applicable charges for a Material Change of Use – Commercial Premises (Bank) on the subject site are as follows:

Adopted Charge Calculation

Development Class Adopted Charge Unit of Measure No. of Units

Amount of Adopted Charge

Commercial (Office) Charge 1 $140 Per m2 of GFA 431 $60,340

Charge 2 $10 Per impervious m2 642 $6,420

Total Adopted Charge $66,760 Discount Calculation

Development Class Adopted Charge Unit of Measure No. of Units

Amount of Adopted Charge

Commercial (Retail) Charge 1 $180 Per m2 of GFA 431 $77,580

Charge 2 $10 Per impervious m2 642 $6,420

Total Adopted Charge $83,940 Net Adopted Infrastructure Charge Summary

Total Adopted Charge Total Discount Net Adopted Infrastructure Charge

$66,760 $83,940 $0.00 Refer to section 2.1 with regards to Council pre-lodgment advice supporting the abovementioned Infrastructure Charges methodology.



5 Statutory Town Planning Framework

5.1 Introduction This section of the town planning report explains the applicable components of the statutory town planning framework and their relevance to the proposed development.

5.2 Sustainable Planning Act 2009 The Sustainable Planning Act 2009 (the SPA) is the statutory instrument for the State of Queensland under which, amongst other matters, development applications are assessed by local governments.

The SPA replaced the now repealed Integrated Planning Act 1997.

The SPA delivers an Integrated Development Assessment System (IDAS) for integrating State and local government assessment and approval processes for development. Relevant stages in the IDAS process including referral and public notification are addressed below.

5.2.1 Code Assessment

The planning framework relevant to assessing the development application at the time of lodgement comprises the SPA and the Consolidated Mackay City Planning Scheme 2009.

Section 238 of the SPA prescribes that a development permit is necessary for assessable development, as declared under the relevant planning scheme.

In this instance, a Code Assessable development application is required to be made to the assessment manager to acquire the necessary development permit (refer to Section 5.4 – Consolidated Mackay City Planning Scheme 2009 of this report).

Section 313 of SPA set out the provisions for assessment managers to assess code assessable applications as follows:

“(2) The assessment manager must assess the part of the application against each of the following matters or things to the extent the matter or thing is relevant to the development—

(a) the State planning regulatory provisions;

(b) the regional plan for a designated region, to the extent it is not identified in the planning scheme as being appropriately reflected in the planning scheme;

(c) any applicable codes, other than concurrence agency codes the assessment manager does not apply, that are identified as a code for IDAS under this or another Act;

(d) State planning policies, to the extent the policies are not identified in—

(i) any relevant regional plan as being appropriately reflected in the regional plan; or

(ii) the planning scheme as being appropriately reflected in the planning scheme;

(e) any applicable codes in the following instruments—

(i) a structure plan;

(ii) a master plan

(iii) a temporary local planning instrument;

(iv) a preliminary approval to which section 242 applies;

(v) a planning scheme;



(f) if the assessment manager is an infrastructure provider – an adopted infrastructure charges resolution or the priority infrastructure plan.

(3) In addition to the matters or things against which the assessment manager must assess the application under subsection (2), the assessment manager must assess the part of the application having regard to the following—

(a) the common material;

(b) any development approval for, and any lawful use of, premises the subject of the application or adjacent premises;

(c) any referral agency’s response for the application.

(d) the purposes of any instrument containing an applicable code.

(4) If the assessment manager is not a local government, the laws that are administered by, and the policies that are reasonably identifiable as policies applied by, the assessment manager and that are relevant to the application, are taken to be applicable codes in addition to the applicable codes mentioned in subsection (2)(c) or (e).

(5) The assessment manager must not assess the application against, or having regard to, anything other than a matter or thing mentioned in this section.

(6) Subsection (2)(a), (b) and (d) does not apply for the part of an application involving assessment against the Building Act.”

According to Section 326 of the SPA:

“(1) The assessment manager’s decision must not conflict with a relevant instrument unless—

(a) the conflict is necessary to ensure the decision complies with a State planning regulatory provision; or

(b) there are sufficient grounds to justify the decision, despite the conflict; or

(c) the conflict arises because of a conflict between—

(i) 2 or more relevant instruments of the same type, and the decision best achieves the purposes of the instruments; or

(ii) 2 or more aspects of any 1 relevant instrument, and the decision best achieves the purposes of the instrument.”

At the time of the lodgement of the development application, the common material comprises the application material only. The application material includes an assessment of the proposed development against the relevant planning documents and the assessment criteria of the SPA. However, information arising from the subsequent Information and Referral Stage will also form part of the common material to be assessed by Council.

5.2.2 Referral

Section 254 of the SPA states that:

“A referral agency has, for assessing and responding to the part of an application giving rise to the referral, the jurisdiction or jurisdictions prescribed under a regulation.”

Section 13 of the Sustainable Planning Regulation 2009 (“SPR”) explains that:

“For sections 250(a), 251(a) and 254(1) of the Act —

(a) schedule 7, column 2 states the referral agency, and whether it is an advice agency or a concurrence agency, for the development application mentioned in column 1; and

(b) schedule 7, column 3 states the jurisdiction of the referral agency mentioned in column 2.”



The proposed development is located within a 100m of a State Controlled Road (Mackay-Slade Point Road / Sydney Street) and therefore requires referral to the Department of Transport and Main Roads (DTMR) as a Concurrence Agency.

The DTMR has “advised that the development proposal is supported, subject to the conditions which are attached as the Department of Transport and Main Roads Concurrence Agency Conditions and Statement of Reasons”. Refer to Appendix K – Department of Transport and Main Roads Concurrence Agency Response for further information.

5.2.3 Public Notification

According to Section 295 of the SPA, the notification stage of the IDAS process applies to an application if either of the following applies –

“(a) any part of the application requires impact assessment;

(b) the application is an application to which section 242 applies.”

The proposal does not require impact assessment.

5.2.4 State Planning Regulatory Provisions

A State Planning Regulatory Provision is an instrument made under Division 2 and Part 6 of the SPA for an area to advance the purpose of the Act by—

(a) providing regulatory support for regional planning or master planning; or

(b) providing for a charge for the supply of infrastructure; or

(c) protecting planning scheme areas from adverse impacts.

A State Planning Regulatory Provision includes a draft State Planning Regulatory Provision.

Section 313(2)(a) of the SPA requires an assessment manager to assess an application against a State Planning Regulatory Provision to the extent the State Planning Regulatory Provision is relevant to the development.

At the time of lodgement, the following relevant State Planning Regulatory Provisions were in force:

� State Planning Regulatory Provision (Adopted Charges) July 2012

The draft State Planning Regulatory Provision (Adopted Charges) establishes a maximum adopted charge for trunk infrastructure, identifies for certain local government areas, priority infrastructure areas to facilitate some aspects of development sequencing in relation to the charging framework while those local governments complete their priority infrastructure plans, and provides a default proportional split that may be levied by a distributor retailer and relevant local government, until 30 June 2013. These State Planning Regulatory Provisions are relevant to the proposed development as the subject site is located within a local government area to which the State Planning Regulatory Provisions apply.

� Draft Coastal Protection State Planning Regulatory Provision – October 2012

The draft Coastal Protection State Planning Regulatory Provision applies to the assessment of development applications and master plan applications that are properly made under the period in which the State Planning Regulatory Provision has effect.

The draft Coastal Protection State Planning Regulatory Provision applies to all local government areas in Queensland that contain areas within the coastal zone and has effect for 12 months from the date of implementation, i.e. until 8 October 2013.

As a result of the Draft State Planning Regulatory Provision, the State Planning Policy 3/11: Coastal Protection is suspended from operation (as outlined in section 5.2.5).

The Draft Coastal Protection State Planning Regulatory Provision is not relevant in this instance as the subject site is not located in the Coastal Management District and is not identified as being impacted by Coastal Hazards.



5.2.5 State Planning Policies

A State Planning Policy is an instrument made by the Minister about matters of State interest. As prescribed by Section 314(2)(d) of the SPA, an assessment manager must have regard to State Planning Policies, if they are not identified in the planning scheme as being appropriately reflected in the planning scheme.

At the time of lodgement, the following State Planning Policies were in force:

� SPP 1/92 Development and the Conservation of Agricultural Land

Queensland Government policy, which sets out broad principles for the protection of good quality agricultural land from inappropriate developments;

� SPP 1/02 Development in the Vicinity of Certain Airports and Aviation Facilities

Queensland Government policy, which sets out broad principles for protecting airports and associated aviation facilities from encroachment by incompatible developments in the interests of maintaining operational efficiency and community safety;

� SPP 2/02: Planning and Managing Development Involving Acid Sulfate Soils

This State Planning Policy aims to ensure that development involving acid sulfate soils is planned and managed to avoid the release of potentially harmful contaminants into the environment;

� SPP 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide

This State Planning Policy aims to minimise the potential adverse impacts of flood, bushfire and landslide on people, property, economic activity and the environment;

� SPP 1/07: Housing and Residential Development

This State Planning Policy seeks to ensure that large, higher growth local governments identify their community’s housing needs and analyse, and modify if necessary, their planning schemes to remove barriers and provide opportunities for housing options that respond to identified needs;

� SPP 2/07: Protection of Extractive Resources

This State Planning Policy identifies those extractive resources of State or regional significance where extractive industry development is appropriate in principle, and aims to protect those resources from developments that might prevent or severely constrain current or future extraction when the need for utilization of the resource arises;

� SPP 2/10: Koala Conservation in South East Queensland

This State Planning Policy seeks to ensure koala habitat conservation is taken into account in the planning process, contributing to a net increase in koala habitat in South East Queensland, and assist in the long term retention of viable koala populations in South East Queensland;

� SPP 3/10: Acceleration of Compliance Assessment

This State Planning Policy provides a standard code for reconfiguring a lot (subdividing one into two) and associated operational works that require compliance assessment.

� SPP 4/10: State Planning Policy for Healthy Waters

The SPP will ensure that development for urban purposes under the Sustainable Planning Act 2009, including community infrastructure, is planned, designed, constructed and operated to manage stormwater and waste water in ways that protect the environmental values prescribed in the Environmental Protection (Water) Policy 2009.

� SPP 5/10: Air, Noise and Hazardous Materials

This State Planning Policy complements the existing management framework by providing a more strategic focus on the location of industrial land uses. The policy will ensure that planning instruments provide strategic direction about where industrial land uses should be located to protect communities and individuals from the impacts of air, noise and odour emissions, and the impacts from hazardous



materials and how land for industrial land uses will be protected from unreasonable encroachment by incompatible land uses.

� Temporary SPP 2/11: Planning for Stronger, More Resilient Floodplains

This State Planning Policy seeks to ensure that development is planned, designed and constructed to minimise potential flood damage to towns and cities and to improve safety of individuals and communities.

� SPP 3/11 Coastal Protection

This State Planning Policy protects the coastal resources of the coastal zone by setting out criteria for land-use planning, coastal activities and development assessment, enabling Queensland to manage development within the coastal zone, including within coastal waters. This aims to satisfy, in part, the object of the Coastal Protection and Management Act 1995. The State Planning Policy was suspended on 8 October 2012 pending a full review. The Draft Coastal Protection State Planning Regulatory Provision manages development in the coastal zone.

� SPP 4/11: Protecting wetlands of high ecological significance in Great Barrier Reef catchments

This State Planning Policy seeks to ensure that development in or adjacent to wetlands of high ecological significance in Great Barrier Reef catchments is planned, designed, constructed and operated to prevent the loss or degradation of wetlands and their environmental values, or enhances these values.

� SPP 1/12: Protection of Queensland’s strategic cropping land

This State Planning Policy seeks to protect Strategic cropping land (SCL) by ensuring development impacts on SCL or potential SCL are managed to preserve the productive capacity of the land for future generations through assessment under this SPP and through imposing conditions on the development.

� SPP2/12 Planning for Prosperity

The purpose of this Temporary SPP is to ensure that economic growth is facilitated by local and state plans and is not adversely impacted by planning processes. This policy is to be reflected in State and local government decision making.

The Consolidated Mackay City Planning Scheme 2009 is the relevant planning scheme in this instance (see Section 5.4 –Consolidated Mackay City Planning Scheme 2009 below). The planning scheme explicitly identifies that the following abovementioned State Planning Policies are appropriately reflected in the planning scheme:

� SPP 1/92 - Development and the Conservation of Agricultural Land;

� SPP 1/02 – Development in the Vicinity of Certain Airport and Aviation Facilities

� SPP 2/02 - Planning and Managing Development Involving Acid Sulfate Soils; and

� SPP 1/03 - Mitigating the Adverse Impacts of Flood, Bushfire and Landslide.

5.3 MIW Regional Plan The Mackay Isaac Whitsunday Regional Plan (‘MIW) came into full effect on 8 February 2012. Its primary purpose is to provide a sustainable growth management strategy for the region that articulates strategic direction and certainty that will accommodate a significant increase in population in MIW to 2031.

5.4 Consolidated Mackay City Planning Scheme 2009 The Consolidated Mackay City Planning Scheme 2009 (including amendments 1 of 2009, and 1, 3, & 4 of 2010) came into force on the 23 April 2010 and is the relevant planning scheme for the assessment of development proposals within the city of Mackay.



5.4.1 Defined Land use

The proposed development is defined as “Commercial Premises” as per Schedule 1 of the Consolidated Mackay City Planning Scheme 2009:

“Commercial Premises” means any premises used as a business office or for conducting:

(i) administrative, banking, secretarial or management services; or

(ii) the practicing of any profession other than a Health Care Centre.

5.4.2 Area Classification

The site is located within the Commercial Centre Zone, City Heart Precinct in the City Centre Locality of the Consolidated Mackay City Planning Scheme 2009.

5.4.3 Applicable Development Codes

As the proposal is Code Assessable development, the proposal is assessed against the relevant Codes as required by Table 5-1 – Assessment Categories and Relevant Assessment Criteria for Making a Material Change of Use – Mackay City Centre Locality. Below is a list of the primary codes relevant to the proposal.

Codes

Primary Codes

Mackay City Centre Locality Code

Retail and Commercial Code

Environment and Infrastructure Code

Secondary Codes

Character and Heritage Protection Overlay Code

Development in the Vicinity of Mackay Airport Overlay Code

Flood and Inundation Management Overlay Code

A summary of compliance is set out in Section 6 of this report. A detailed assessment against the all of the relevant provisions of the abovementioned codes is provided at Appendix A – Statement of Code Compliance.



6 Compliance Summary

6.1 Introduction The following sections comprise a summary of compliance against the relevant provisions of the planning framework as they apply to the proposed development, identified in Section 5 of this report.

More detailed information and responses to the Consolidated Mackay City Planning Scheme 2009 provisions are included in the Appendices to the proposal report. Appendix A – Statement of Code Compliance is particularly relevant in this regard, as it contains an assessment of the proposed development against the relevant codes of the Planning Scheme.

6.2 State Planning Regulatory Provisions The current State Planning Regulatory Provisions are listed in Section 5.2.4 of this report.

The State Planning Regulatory Provision (Adopted Charges) is relevant to the proposed development and will be reflected in Council’s Adopted Infrastructure Charges Notice.

6.3 State Planning Policies The development application must have regard to all relevant and applicable State Planning Policies, which are not incorporated or reflected Consolidated Mackay City Planning Scheme 2009.

The State Planning Policies in force at the time of lodgement, and those which are identified in Consolidated Mackay City Planning Scheme 2009 as being appropriately reflected in the planning scheme are listed in Section 5.2.5 of this Report.

There are no current State Planning Policies that are relevant to the proposed development.

6.4 Consolidated Mackay City Planning Scheme 2009 A comprehensive assessment of the developments compliance with the relevant criteria in the Consolidated Mackay City Planning Scheme 2009 has been undertaken below.

6.5 Compliance with Applicable Codes A comprehensive assessment of the development compliance with the relevant Codes of the Consolidated Mackay City Planning Scheme 2009 is included as Appendix A - Statement of Code Compliance of this Town Planning Report. Compliance with the Codes is summarised below.

6.5.1 Mackay City Centre Locality Code

Compliance with the Mackay City Centre Locality Code is achieved when development is consistent with the Specific Outcomes within the code.

The proposed development achieves compliance with the Specific Outcomes of the Mackay City Centre Locality Code.

With specific reference to car parking, it is noted that there is no on-site car parking associated with the existing commercial building. All existing shops and commercial uses are serviced by on-street parking in Victoria Street and Wood Street (refer to Figure 7). The proposed development does not increase the existing use (shop) demand for car parking, in accordance with Schedule 2, that being, 1 car parking space per 50m2 of GFA.

Further, pre-lodgement advice from Council, refer to section 2.1, notes that no additional car parking can be provide. On this basis, there are no changes to the on-site car parking as part of this development. It is therefore concluded that the proposed development complies with the Mackay City Centre Locality Code.



A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the Mackay City Centre Locality Code is provided in Appendix A.

6.5.2 Retail and Commercial Code

Compliance with the Retail and Commercial Code is achieved when development is consistent with the Specific Outcomes within the code.

The proposed development achieves compliance with the Specific Outcomes of the Retail and Commercial Code.

It is therefore concluded that the proposed development complies with the Retail and Commercial Code.

A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the Retail and Commercial Code is provided in Appendix A.

6.5.3 Environment and Infrastructure Code

Compliance with the Environment and Infrastructure Code is achieved when development is consistent with the Specific Outcomes within the code.

The proposed development achieves compliance with the Specific Outcomes of the Environment and Infrastructure Code.

As previously noted, there are no changes to the on-site car parking proposed as part of this development. The proposed development does not increase the existing use (shop) demand for car parking, in accordance with Schedule 2, that being, 1 car parking space per 50m2 of GFA. Pre-lodgement advice from Council, refer to section 2.1, notes that no additional car parking can be provide. On this basis, there are no changes to the on-site car parking as part of this development.

It is therefore concluded that the proposed development complies with the Environment and Infrastructure Code.

A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the Retail and Commercial Code is provided in Appendix A.

6.5.4 Character and Heritage Protection Overlay Code

Compliance with the Character and Heritage Protection Overlay Code is achieved when development is consistent with the Specific Outcomes within the code.

In accordance with pre-lodgement advice, a suitably qualified Heritage Architect has been engaged to prepare a Heritage Impact Report, specifically regarding the existing T&G Building and proposed development. J M Pearce Architects Pty Ltd, located in Ipswich, provide specialised services in heritage and conservation of heritage listed or character buildings. As such, the Building Design of the Character and Heritage Protection Overlay Code has been addressed by J M Pearce Architects Pty Ltd.

It can be seen that the proposed development achieves compliance with the Specific Outcomes of the Character and Heritage Protection Overlay Code. In support of this, a Heritage Impact Report has been prepared by J M Pearce Architects Pty Ltd, provided as Appendix J.

It is therefore concluded that the proposed development complies with the Character and Heritage Protection Overlay Code.

A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the Character and Heritage Protection Overlay Code is provided in Appendix A.

It is therefore concluded that the proposed development complies with the Character and Heritage Protection Overlay Code.



6.5.5 Development in the Vicinity of Mackay Airport Overlay Code

The site is located approximately 3km from the Mackay Airport and is within the 50m ANEF contour.

The proposal is not for a use triggered as code or impact assessment in “Table 8-7 Assessment Categories and Relevant Assessment Criteria for Development in the Vicinity of Mackay Airport Overlay – Making a Material Change of Use” and is therefore exempt from assessment against the Code.

6.5.6 Flood and Inundation Management Overlay Code

There will be no change to the established and existing floor levels.

No further assessment of the Development in the Flood and Inundation Management Overlay Code has been undertaken.



7 Conclusions and Recommendations

This proposal report accompanies an application by Better Build Constructions Pty Ltd seeking a Development Permit for a Material Change of Use, to facilitate the development of Commercial Premises (Bank) on the subject site.

Technical assessments have been undertaken with regard to the proposed development in order to assess potential impacts and to address the relevant codes used by Council to assess the proposed development.

The information provided in this proposal report (and accompanying technical appendices) demonstrates that the proposed development complies with all relevant provisions of the relevant planning framework.

According to Section 326 of the SPA:

“(1) The assessment manager’s decision must not conflict with a relevant instrument unless—

(a) the conflict is necessary to ensure the decision complies with a State planning regulatory provision; or

(b) there are sufficient grounds to justify the decision, despite the conflict; or

(c) the conflict arises because of a conflict between—

(i) 2 or more relevant instruments of the same type, and the decision best achieves the purposes of the instruments; or

(ii) 2 or more aspects of any 1 relevant instrument, and the decision best achieves the purposes of the instrument.”

The proposed development complies, and is consistent with the relevant and applicable provisions of the statutory town planning framework. Sufficient planning grounds have been identified which justifies any potential conflict with the planning scheme provisions. In particular, the proposed development:-

I. Is a consistent use in the Commercial Centre Zone;

II. Will facilitate the revitalisation of the City Centre;

III. Will not have a negative impact on the cultural heritage of the T&G Building or City Centre;

IV. New signage and logo elements are designed to fit on appropriate locations of the street awning and frontage;

V. Will consolidate a commercial use in the locality which is characterised by commercial, retail and entertainment uses; and

VI. Is consistent with the Mackay City Planning Scheme.

We therefore recommend that Council favourably consider the proposed development and approved the proposed development application, subject to reasonable and relevant conditions.

Yours faithfully

Michael Jewell Office Manager and Principal Planning For CARDNO HRP

Yours faithfully

Rachel Daniels Planner For CARDNO HRP



116 Victoria Street, Mackay

FIGURES

Figure 1 Location Map

Figure 2 Zoning Map

114 AND 116 VICTORIA STREET, MACKAYLOT 1 RP700828 AND LOT 1 RP700823

AMENDED >

FILENAME >

JOB NO. >

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LOCATION PLAN

HRP12320

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DATE >

VERSION >

FEBRUARY 2013

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1.0

FIGURE 1111

GOOGLE MAPS: Image dated 6/2/13

Location PlanSUBJECT SITE

LEGEND

100 150 200metres0 50

1:5,000N

FIGU

RE1111

SUBJECT SITESUBJECT SITESUBJECT SITE

MA

CA

LIST

ERST

BR

ISB

AN

EST

TENGORDON ST

RIVER ST

NINTH

LANE

RIVE

FIFTH LANE

VICTORIA ST

VICTORIA ST

ALFRED ST

SYD

NEY

ST

WO

OD

ST

WO

OD

ST

GR

EGO

RYST

GR

EGO

RYST

114 AND 116 VICTORIA STREET, MACKAYLOT 1 RP700828 AND LOT 1 RP700823

AMENDED >

FILENAME >

JOB NO. >

SCALE >

SOURCE >

ZONING MAP

HRP12320

1:5,000

DATE >

VERSION >

FEBRUARY 2013

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1.0

FIGURE 2222

MACKAY CITY COUNCIL PLANNING SCHEME: ZONE MAP:

CITY CENTRE: 5 November 2010

Zoning MapSUBJECT SITE

LEGEND

100 150 200metres0 50

1:5,000N

FIGU

RE2222

CTORIA STSUBJECT SITESUBJECT SITESUBJECT SITE




APPENDIX

A STATEMENT OF CODE COMPLIANCE



Statement of Code Compliance Consolidated Mackay City Planning Scheme 2009

Primary Codes

Mackay City Centre Locality Code

Retail and Commercial Code

Environment and Infrastructure Code

Secondary Codes

Character and Heritage Protection Overlay Code

Flood and Inundation Management Overlay Code

Development in the Vicinity of Mackay Airport Overlay Code

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

27

MA

CK

AY

CIT

Y C

ENTR

E LO

CA

LITY

CO

DE

Div

isio

n 5

– S

peci

fic O

utco

mes

and

Pro

babl

e an

d Ac

cept

able

Sol

utio

ns fo

r the

Mac

kay

City

Cen

tre L

ocal

ity

Sp

ecifi

c O

utco

mes

A

ccep

tabl

e / P

roba

ble

Solu

tions

Pr

opos

al

Ass

essa

ble

Dev

elop

men

t

P1

C

omm

erci

al a

nd re

tail

activ

ities

in th

e C

ity C

entre

m

axim

ise

and

supp

ort i

ts c

entra

l and

hig

h or

der

role

in th

e ne

twor

k of

cen

tres

and

cont

ribut

e to

its

revi

talis

atio

n as

a v

ibra

nt a

nd fu

nctio

ning

cen

tre

for C

ity li

fe.1

S1

No

solu

tion

spec

ified

. C

ompl

ies

Th

e pr

opos

ed d

evel

opm

ent w

ill h

elp

revi

talis

e th

e ex

istin

g pr

emis

es, p

rovi

ding

for a

rene

wed

com

mer

cial

us

e w

ithin

the

City

Cen

tre lo

calit

y.

P2

N

ew d

evel

opm

ent i

n pr

oxim

ity to

the

river

re

spec

ts it

s un

ique

role

in p

rovi

ding

a p

ublic

real

m

for r

esid

entia

l, re

crea

tiona

l, an

d en

terta

inm

ent

activ

ities

.

S2

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

he s

ubje

ct s

ite is

not

in p

roxi

mity

of

the

river

.

P3

Tour

ist d

evel

opm

ent s

ites

exhi

bit a

num

ber o

f the

fo

llow

ing

char

acte

ristic

s:

(i)

prox

imity

to in

frast

ruct

ure

and

serv

ices

ad

equa

te to

mee

t the

day

-to-d

ay n

eeds

of

the

tour

ist p

opul

atio

n lik

ely

to b

e ge

nera

ted

by d

evel

opm

ent o

n th

e si

te;

and

(ii)

prox

imity

to a

nat

ural

attr

actio

n w

ithou

t th

e po

tent

ial f

or a

dver

se e

ffect

s up

on th

e at

tribu

tes

or v

alue

s w

hich

giv

e ris

e to

the

attra

ctiv

enes

s of

the

site

; or

(iii)

an a

rea

of la

nd s

uffic

ient

to c

onta

in fu

lly

the

exte

nt o

f the

pro

pose

d de

velo

pmen

t an

d th

e po

tent

ial i

mpa

cts

likel

y to

flow

fro

m it

; or

(iv)

land

sui

tabl

e in

its

phys

ical

ch

arac

teris

tics

to a

ccom

mod

ate

the

form

, sc

ale

and

inte

nsity

of d

evel

opm

ent

prop

osed

with

out i

mpo

sing

unn

eces

sary

or

una

ccep

tabl

e im

pact

s up

on th

e su

rrou

ndin

g ar

ea.

S3

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

he p

ropo

sal i

s no

t for

tour

ist

deve

lopm

ent .

1 See

Par

t 3 D

EOs

and

Par

t 9 D

ivis

ion

22 R

etai

l and

Com

mer

cial

Cod

e fo

r det

ails

on

the

role

and

func

tion

of c

entre

s .

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

28

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Prop

osal

P4

Bui

lt fo

rm a

nd u

ses

are

cons

iste

nt w

ith o

vera

ll ou

tcom

es fo

r the

City

Cen

tre lo

calit

y, th

e re

leva

nt

prec

inct

and

the

appl

icab

le z

onin

g.

S4

No

solu

tion

spec

ified

. C

ompl

ies

– Th

e pr

opos

ed d

evel

opm

ent w

ill c

ontri

bute

po

sitiv

ely

to th

e bu

ilt e

nviro

nmen

t of t

he C

ity H

eart

by

revi

talis

ing

an e

xist

ing

vaca

nt te

nanc

y.

Furth

er, a

s th

e su

bjec

t site

mai

ntai

ns tw

o st

reet

fro

ntag

es, t

he d

evel

opm

ent w

ill in

crea

se v

isua

l aes

thet

ics

on b

oth

Vic

toria

Stre

et a

nd W

ood

Stre

et.

P5

New

dev

elop

men

t res

pect

s th

e id

entif

ied

char

acte

r of t

he lo

calit

y a

nd it

s pr

ecin

cts

by

achi

evin

g:

(i)

visu

al li

nks

betw

een

the

City

and

the

river

, par

ticul

arly

with

in th

e R

iver

side

and

W

harf

prec

inct

s;

(ii)

a fo

rm s

ympa

thet

ic to

the

tradi

tiona

l ha

rbou

r cha

ract

er o

f tim

ber w

harv

es a

nd

dock

s an

d as

soci

ated

com

mer

cial

bu

ildin

gs in

the

Wha

rf pr

ecin

ct;

(iii)

cont

inui

ty o

f the

exi

stin

g st

reet

scap

e co

mpr

isin

g m

ason

ry b

uild

ings

, with

de

cora

tive

para

pets

in th

e C

omm

erci

al

Cen

tre a

nd C

omm

erci

al M

ain

Stre

et

zone

s; a

nd

(iv)

cont

empo

rary

arc

hite

ctur

al d

esig

n w

hich

is

sym

path

etic

and

com

plem

enta

ry to

the

iden

tifie

d ch

arac

ter b

ut w

hich

doe

s no

t re

ly s

olel

y up

on re

plic

atio

n of

bui

ldin

g el

emen

ts; a

nd

(v)

build

ing

desi

gn re

spec

ts th

e sc

ale

of

near

by b

uild

ings

whe

n vi

ewed

from

st

reet

leve

l.

S5

No

solu

tion

spec

ified

. (i)

– N

ot A

pplic

able

– T

he p

ropo

sed

deve

lopm

ent w

ill

not h

ave

an im

pact

on

visu

al li

nks.

(ii

) – N

ot A

pplic

able

– T

he s

ubje

ct s

ite is

not

with

in th

e W

harf

Pre

cinc

t.

(iii)

– N

ot A

pplic

able

– T

he p

ropo

sed

use

will

be

loca

ted

with

in a

n ex

istin

g bu

ildin

g.

(iv) –

Not

App

licab

le –

The

pro

pose

d us

e w

ill b

e lo

cate

d w

ithin

an

exis

ting

build

ing.

(v

) – N

ot A

pplic

able

– T

he p

ropo

sed

use

will

be

loca

ted

with

in a

n ex

istin

g bu

ildin

g.

P6

Exi

stin

g id

entif

ied

char

acte

r bui

ldin

gs a

nd

build

ings

with

cha

ract

er e

lem

ents

are

reta

ined

, en

hanc

ed a

nd re

-use

d fo

r com

patib

le p

urpo

ses.

S6

No

solu

tion

spec

ified

. C

ompl

ies

– R

efer

to p

age

49 o

f App

endi

x B

– C

ode

Com

plia

nce

for d

etai

led

asse

ssm

ent o

f Bui

ldin

g C

hara

cter

and

Her

itage

. A

det

aile

d as

sess

men

t of t

he B

uild

ing

Des

ign

has

been

ex

ecut

ed b

y J

M P

earc

e A

rchi

tect

s P

ty L

td.

Als

o, re

fer t

o A

ppen

dix

J –

Her

itage

Impa

ct R

epor

t for

fu

rther

det

ails

.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

29

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Prop

osal

P7

Res

iden

tial d

evel

opm

ent i

s pr

imar

ily h

igh

dens

ity

and

is c

once

ntra

ted

in th

e W

harf

and

Riv

ersi

de

Pre

cinc

ts to

take

adv

anta

ge o

f and

sup

port

faci

litie

s pr

ovid

ed b

y th

e C

ity C

entre

. U

rban

de

sign

feat

ures

em

phas

ise

the

clim

ate

and

the

vern

acul

ar c

hara

cter

of t

he C

ity C

entre

and

re

leva

nt p

reci

ncts

.

S7

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

he d

evel

opm

ent i

s no

t for

resi

dent

ial

purp

oses

.

P8

A h

igh

stan

dard

of r

esid

entia

l am

enity

is p

rovi

ded

in n

ew d

evel

opm

ent.

S8

A h

igh

stan

dard

of r

esid

entia

l am

enity

is p

rovi

ded

by e

nsur

ing:

-

� D

irect

ove

rlook

ing

of m

ain

inte

rnal

livi

ng

area

s of

dw

ellin

g un

its a

nd ro

om u

nits

is

min

imis

ed th

roug

h ap

prop

riate

bui

ldin

g la

yout

, loc

atio

n an

d de

sign

of w

indo

ws

and

balc

onie

s, s

cree

ning

dev

ices

and

la

ndsc

apin

g.2

� Fr

ont f

ence

s an

d w

alls

ena

ble

surv

eilla

nce,

hi

ghlig

ht e

ntra

nces

and

are

com

patib

le w

ith

the

stre

etsc

ape.

� R

esid

entia

l pre

mis

es m

eet t

he n

eeds

of

disa

bled

per

sons

by

inco

rpor

atin

g ap

prop

riate

des

ign

mea

sure

s.

� La

ndsc

apin

g is

con

sist

ent w

ith th

e sc

ale

and

loca

tion

of th

e de

velo

pmen

t.

� G

arba

ge s

tora

ge is

site

d aw

ay fr

om p

ublic

vi

ew.

� S

epar

ate

stor

age

spac

e is

pro

vide

d fo

r eac

h dw

ellin

g un

it.

Not

App

licab

le –

The

pro

pose

d de

velo

pmen

t is

not f

or

resi

dent

ial p

urpo

ses

and

is n

ot w

ithin

the

vici

nity

of a

re

side

ntia

l lan

d us

e.

P9

Sus

tain

abili

ty p

rinci

ples

are

inco

rpor

ated

into

new

re

side

ntia

l and

mix

ed u

se d

evel

opm

ent t

hrou

gh

north

-sou

th o

rient

atio

n of

resi

dent

ial

acco

mm

odat

ion,

shi

eldi

ng fr

om s

umm

er s

olar

in

sula

tion,

and

layo

ut th

at m

axim

ises

nat

ural

ve

ntila

tion.

S9

Sus

tain

abilit

y pr

inci

ples

are

inco

rpor

ated

in n

ew

resi

dent

ial a

nd m

ixed

use

dev

elop

men

t as

follo

ws:

1.

Dw

ellin

g un

its a

nd ro

omin

g un

its a

re

orie

nted

nor

th-s

outh

, and

cap

ture

the

prev

ailin

g br

eeze

s.3

2.

Win

dow

s pr

imar

ily fa

ce n

orth

and

eas

t, an

d ar

e su

itabl

y sh

ield

ed to

exc

lude

sum

mer

Not

App

licab

le –

The

pro

pose

d de

velo

pmen

t is

not f

or a

re

side

ntia

l or m

ixed

use

.

2 Ref

er to

Que

ensl

and

Res

iden

tial D

esig

n G

uide

lines

– E

lem

ent C

3 - P

rivac

y 3 R

efer

to Q

ueen

slan

d R

esid

entia

l Des

ign

Gui

delin

es –

Ele

men

t C2

– D

esig

n fo

r Clim

ate

– In

Hot

-Hum

id C

limat

e

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

30

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Prop

osal

he

at w

hile

per

mitt

ing

entry

of w

inte

r sun

4 .

3.

Win

dow

s to

the

wes

t are

min

imis

ed.

4.

Air-

cond

ition

ing

units

are

pos

ition

ed a

way

fro

m th

e st

reet

and

aw

ay fr

om o

utdo

or li

ving

ar

eas

such

as

balc

onie

s an

d ve

rand

ahs.

W

here

feas

ible

col

lect

ive

air-

cond

ition

ing

faci

litie

s ar

e pr

ovid

ed.

P10

S

hort

stay

resi

dent

ial p

rem

ises

mee

t the

mob

ility

requ

irem

ents

of a

ll us

ers.

S

10

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

he p

ropo

sed

deve

lopm

ent i

s no

t for

a

resi

dent

ial u

se.

P

11

Ade

quat

e pa

rkin

g is

pro

vide

d in

all

new

de

velo

pmen

ts b

y ap

plic

atio

n of

Sch

edul

e 2.

S

11

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

here

is n

o on

-site

car

par

king

as

soci

ated

with

the

exis

ting

com

mer

cial

bui

ldin

g. A

ll ex

istin

g sh

ops

and

com

mer

cial

use

s ar

e se

rvic

ed b

y on

-st

reet

par

king

in V

icto

ria S

treet

and

Woo

d S

treet

(ref

er to

Fi

gure

7).

It is

not

ed th

at th

e pr

opos

ed d

evel

opm

ent

does

not

incr

ease

the

exis

ting

use

(sho

p) d

eman

d fo

r car

pa

rkin

g, in

acc

orda

nce

with

Sch

edul

e 2,

that

bei

ng, 1

car

pa

rkin

g sp

ace

per 5

0m2 o

f GFA

.

Furth

er, p

re-lo

dgem

ent a

dvic

e fro

m C

ounc

il, re

fer t

o se

ctio

n 2.

1, n

otes

that

no

addi

tiona

l car

par

king

can

be

prov

ide.

On

this

bas

is, t

here

are

no

chan

ges

to th

e on

-si

te c

ar p

arki

ng a

s pa

rt of

this

dev

elop

men

t.

P12

O

pen

spac

e ar

eas

are

prot

ecte

d fro

m p

oten

tial

impa

cts

of d

evel

opm

ent t

hrou

gh:

(i)

limiti

ng d

evel

opm

ent w

ithin

ope

n sp

ace

area

s to

low

impa

ct a

ctiv

ities

, fac

ilitie

s an

d w

orks

that

mai

ntai

n th

e va

lues

of t

he

area

;

(ii)

loca

ting

deve

lopm

ent o

n ad

join

ing

land

in

parts

of t

he s

ite le

ss li

kely

to h

ave

adve

rse

effe

cts;

(iii)

prov

idin

g bu

ffers

to o

pen

spac

e ar

eas

of

suffi

cien

t wid

th to

miti

gate

any

adv

erse

ef

fect

s; a

nd

S12

N

o so

lutio

n sp

ecifi

ed.

Not

App

licab

le –

The

sub

ject

site

is n

ot in

the

vici

nity

of

open

spa

ce.

4 Ref

er to

Que

ensl

and

Res

iden

tial D

esig

n G

uide

lines

– E

lem

ent C

2 –

Des

ign

for C

limat

e –

In H

ot-H

umid

Clim

ate

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

31

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Prop

osal

(iv

) ad

optin

g im

pact

miti

gatio

n an

d m

anag

emen

t mea

sure

s fo

r dev

elop

men

t lik

ely

to c

ause

adv

erse

effe

cts.

P13

A

ppro

pria

te s

ight

dis

tanc

es a

re p

rovi

ded

and

pede

stria

n m

ovem

ent f

acilit

ated

at i

nter

sect

ions

.

S13

B

uild

ing

trunc

atio

ns a

re p

rovi

ded

as ro

ad re

serv

e at

all

inte

rsec

tions

, whi

ch is

tria

ngul

ar in

sha

pe

and

exte

nds

4m o

n ea

ch b

ound

ary

line,

and

the

prov

isio

n of

unr

estri

cted

pub

lic a

cces

s ac

ross

the

area

of l

and

whi

ch is

sub

ject

to th

e tru

ncat

ion.

Not

App

licab

le –

The

pro

pose

d de

velo

pmen

t is

loca

ted

with

in a

n ex

istin

g bu

ildin

g.

P14

N

ew d

evel

opm

ent p

rovi

des

infra

stru

ctur

e to

a

stan

dard

and

cap

acity

that

mee

ts th

e de

man

ds o

f th

e de

velo

pmen

t.

S14

N

o so

lutio

n sp

ecifi

ed.

Com

plie

s –

The

prop

osed

dev

elop

men

t will

util

ise

the

exis

ting

infra

stru

ctur

e co

nnec

ted

to th

e si

te.

P15

N

ew d

evel

opm

ent p

rovi

des

high

leve

ls o

f pub

lic

safe

ty a

nd a

men

ity in

pub

licly

acc

essi

ble

spac

es

and

prem

ises

.

S15

N

ew d

evel

opm

ent c

ompl

ies

with

the

requ

irem

ents

of

CP

TED

. C

ompl

ies

– Th

e pr

opos

ed d

evel

opm

ent w

ill in

crea

se

casu

al s

urve

illanc

e to

Vic

toria

Stre

et a

nd W

ood

Stre

et.

P16

N

ew d

evel

opm

ent c

ompl

emen

ts th

e st

reet

scap

e by

ado

ptin

g ap

prop

riate

fron

tage

s an

d la

ndsc

apin

g.

S16

Fr

onta

ges

and

land

scap

ing

is c

onsi

sten

t with

the

scal

e an

d lo

catio

n of

the

deve

lopm

ent.

Com

plie

s –

The

site

fron

tage

will

be

cons

iste

nt w

ith th

e lo

calit

y.

P17

N

ew d

evel

opm

ent i

s co

nsis

tent

with

the

inte

nded

ch

arac

ter o

f the

pre

cinc

t in

whi

ch it

is lo

cate

d.

S17

N

ew d

evel

opm

ent a

ddre

sses

rele

vant

pre

cinc

t ou

tcom

es s

et o

ut in

Div

isio

n 6

of th

e Lo

calit

y C

ode.

Com

plie

s –

The

prop

osed

dev

elop

men

t will

ach

ieve

the

Ove

rall

Out

com

es o

f the

City

Cen

tre L

ocal

ity a

nd th

e C

ity

Hea

rt P

reci

nct b

y re

vita

lisin

g an

exi

stin

g te

nanc

y an

d pr

ovid

ing

an a

dditi

onal

com

mer

cial

use

with

in th

e C

ity

Hea

rt.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

32

CO

MM

ERC

IAL

CEN

TRE

ZON

E IN

TH

E M

ACK

AY

CIT

Y C

ENTR

E LO

CA

LITY

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Prop

osal

Ass

essa

ble

Dev

elop

men

t

P1

N

ew u

ses

in th

e C

omm

erci

al C

entre

zon

e su

ppor

t its

cen

tral r

ole

in th

e ne

twor

k of

cen

tres

and

are

limite

d to

hig

her o

rder

reta

il, c

omm

erci

al,

adm

inis

trativ

e, e

nter

tain

men

t, an

d pr

ofes

sion

al

serv

ices

use

s.

S1

No

solu

tion

spec

ified

. C

ompl

ies

– Th

e pr

opos

ed d

evel

opm

ent f

or a

C

omm

erci

al P

rem

ises

will

pro

vide

an

addi

tiona

l co

mm

erci

al fa

cilit

y w

ithin

the

Com

mer

cial

Cen

tre.

P2

B

uilt

form

and

inte

nsity

of l

and

use

cont

ribut

es to

th

e C

ity C

entre

’s ro

le a

s th

e ke

y fo

cus

of

econ

omic

, com

mun

ity a

nd c

ultu

ral a

ctiv

ity fo

r the

C

ity.

S2

No

solu

tion

spec

ified

. C

ompl

ies

– Th

ere

will

be

no c

hang

e to

the

built

form

as

a re

sult

of th

e pr

opos

ed d

evel

opm

ent.

The

prop

osed

land

us

e fo

r a C

omm

erci

al P

rem

ises

will

con

tribu

te to

the

City

C

entre

by

prov

idin

g an

add

ition

al c

omm

erci

al u

se.

P3

Bui

lt fo

rm a

nd in

tens

ity o

f lan

d us

e en

sure

s a

hum

an s

cale

to th

e st

reet

. S

3 B

uilt

form

and

inte

nsity

of l

and

use

cont

ribut

es to

a

hum

an s

cale

to th

e st

reet

by:

-

(i)

For a

ll ne

w b

uild

ings

:

a)

lim

iting

the

podi

um to

no

mor

e th

an

12m

in h

eigh

t.

b)

lim

iting

the

max

imum

bui

ldin

g he

ight

to 3

0m.

c)

limiti

ng th

e to

tal s

ite c

over

of a

ny o

f th

e flo

ors

abov

e th

e bu

ildin

g po

dium

to

less

than

40%

.

(ii)

Req

uirin

g ne

w b

uild

ings

to b

e se

tbac

k as

fo

llow

s:

(i)

for t

he p

odiu

m, 0

met

res

to e

ach

stre

et fr

onta

ge a

nd to

eac

h si

de

boun

dary

; and

(ii

) ab

ove

the

podi

um

a.

at le

ast 4

met

r es

to e

ach

stre

et

front

age

for h

eigh

ts u

p to

22m

m

easu

red

from

nat

ural

gro

und

leve

l. b.

at

leas

t 6 m

etre

s to

eac

h st

reet

fro

ntag

e fo

r hei

ghts

abo

ve 2

2m

(mea

sure

d fro

m n

atur

al g

roun

d le

vel).

c.

at

leas

t 3 m

etre

s to

sid

e (w

here

no

t a s

treet

fron

tage

) and

rear

Not

App

licab

le –

The

re a

re n

o ne

w b

uild

ings

pro

pose

d as

par

t of t

he d

evel

opm

ent.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

33

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Prop

osal

bo

unda

ries.

P4

Saf

e m

ovem

ent o

f ped

estri

ans

alon

g st

reet

s is

pr

ovid

ed.

S4

On

site

car

park

ing

and

serv

ice

area

s ar

e ac

cess

ed fr

om la

new

ays

or fr

om s

treet

s ot

her

than

Vic

toria

Stre

et, S

ydne

y S

treet

or W

ood

Stre

et fo

r all

new

dev

elop

men

t.

Com

plie

s –

Ser

vice

s ar

eas

will

con

tinue

to b

e ac

cess

ed

from

Eig

hth

Lane

pos

t dev

elop

men

t.

Ther

e is

no

on-s

ite p

arki

ng a

s pa

rt of

the

exis

ting

build

ing.

P

5 S

helte

red

mov

emen

t of p

edes

trian

s al

ong

stre

ets

is p

rovi

ded.

S5

Bui

ldin

gs in

corp

orat

e a

cont

inuo

us a

wni

ng o

r pe

dest

rian

shel

ter f

or th

e fu

ll fro

ntag

e of

the

site

to

the

stre

et, a

nd s

uch

awni

ngs

are:

(i)

at le

ast 3

.0m

wid

e; a

nd

(ii

) of

a c

antil

ever

ed c

onst

ruct

ion

and

incl

udin

g, if

nec

essa

ry, n

on-lo

ad b

earin

g po

sts

at th

e ke

rb li

ne.

Com

plie

s –

Ther

e ar

e no

alte

ratio

ns to

the

exis

ting

awni

ng p

ropo

sed

as p

art o

f the

dev

elop

men

t. S

igna

ge is

pro

pose

d to

be

loca

ted

on th

e ex

istin

g aw

ning

fa

cia,

how

ever

this

will

be

addr

esse

d as

par

t of a

su

bseq

uent

Sig

nage

App

licat

ion

to M

acka

y R

egio

nal

Cou

ncil.

P6

New

bui

ldin

gs a

dopt

a c

onte

mpo

rary

arc

hite

ctur

al

resp

onse

to th

e tro

pica

l clim

ate

and

urba

n en

viro

nmen

t.

S6

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

here

are

no

new

bui

ldin

gs p

ropo

sed

as p

art o

f the

dev

elop

men

t.

P7

Mix

ed u

se d

evel

opm

ents

pro

vide

ade

quat

e pr

ivat

e op

en s

pace

in a

ppro

pria

te lo

catio

ns to

mee

t the

ne

eds

of re

side

nts.

S7

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

he p

ropo

sed

deve

lopm

ent i

s no

t m

i xed

use

.

P8

The

build

ing

form

con

tribu

tes

to C

ity C

entre

C

hara

cter

.

S8

The

build

ing

form

and

cha

ract

er p

rovi

des

a de

fined

, attr

activ

e an

d ac

tive

stre

et e

nviro

nmen

t in

whi

ch b

uild

ings

:

(i)

occu

py th

e w

hole

fron

tage

of t

he s

ite, w

ith

vehi

cula

r and

ser

vice

acc

ess

prov

ided

from

th

e re

ar o

f the

site

or f

rom

load

ing

bays

in

the

stre

et;

(ii

) in

corp

orat

e re

tail,

ent

erta

inm

ent a

nd

rest

aura

nt u

ses

at g

roun

d flo

or to

pre

sent

an

act

ive

front

age

to th

e st

reet

;

(iii)

prov

ide

open

‘sho

p fro

nts’

(dis

play

w

indo

ws

and

door

s at

stre

et le

vel)

built

to

the

prop

erty

bou

ndar

y; a

nd

(iv)

on c

orne

r site

s, a

re b

uilt

up to

the

boun

dary

on

all s

treet

fron

tage

s,

(exc

ludi

ng c

orne

r tru

ncat

ions

that

are

ne

cess

ary

to m

aint

ain

vehi

cula

r and

Not

App

licab

le –

The

pro

pose

d de

velo

pmen

t will

not

al

ter t

he e

xist

ing

built

form

. It

is c

onsi

dere

d th

at th

e re

vita

lisat

ion

of th

e T&

G B

uild

ing

will

enh

ance

the

build

ings

cha

ract

er o

n bo

th V

icto

ria a

nd

Woo

d S

treet

s.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

34

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Prop

osal

pe

dest

rian

sigh

t lin

es).

P9

The

herit

age

char

acte

r of t

he C

ity C

entre

is

reta

ined

by

inco

rpor

atin

g ex

istin

g bu

ildin

gs in

to

new

dev

elop

men

t.

S9

No

solu

tion

spec

ified

. C

ompl

ies

– Th

e pr

opos

ed d

evel

opm

ent w

ill n

ot d

etra

ct

from

the

exis

ting

loca

l her

itage

cha

ract

er o

f the

T&

G

Bui

ldin

g. T

he te

nanc

ies

prop

osed

to b

e us

ed a

s th

e C

BA

ar

e bo

th v

acan

t. Th

e pr

opos

ed d

evel

opm

ent w

ill re

vita

lise

the

build

ing

and

grou

nd fl

oor s

hop

front

with

in th

e C

ity

Cen

tre.

The

prop

osed

dev

elop

men

t will

not

alte

r the

exi

stin

g br

ickw

ork

face

on

the

seco

nd s

tore

y.

As

outli

ned

with

in A

ppen

dix

J –

Her

itage

Impa

ct

Rep

ort,

“the

pro

pose

d ne

w te

nanc

y fit

out

to p

rovi

de fo

r th

e C

omm

onw

ealth

Ban

k w

ill n

ot h

ave

a ne

gativ

e im

pact

on

the

cultu

ral h

erita

ge s

igni

fican

t of t

he p

lace

” . (J

M

Pea

rce

Arc

hite

cts

Pty

Ltd)

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

35

RET

AIL

AN

D C

OM

MER

CIA

L C

OD

E Sp

ecifi

c O

utco

mes

A

ccep

tabl

e / P

roba

ble

Solu

tions

Pr

opos

al

P1

R

etai

l and

com

mer

cial

act

iviti

es o

utsi

de a

de

sign

ated

cen

tre a

re li

mite

d to

pre

mis

es w

ith a

si

ze a

nd fu

nctio

n co

nsis

tent

with

the

prov

isio

n of

lo

cal f

acili

ties.

S1.

1 Fo

r act

iviti

es lo

cate

d ou

tsid

e a

desi

gnat

ed C

entre

, th

e pr

emis

es h

as a

max

imum

gro

ss fl

oor a

rea

of

25m

2 and

a m

axim

um b

uild

ing

heig

ht o

f 8.5

m.

Com

plie

s –

The

subj

ect s

ite is

loca

ted

with

in th

e C

ity

Cen

tre.

P2

Th

e bu

ildin

g is

inte

grat

ed in

to th

e st

reet

scap

e to

re

spec

t the

cha

ract

er a

nd a

men

ity o

f the

loca

lity

S2.

1

Bui

ldin

gs a

re:

(a)

set b

ack

from

the

road

fron

tage

a m

inim

um

of 6

m; o

r (b

) bu

ilt to

the

front

bou

ndar

y al

ignm

ent w

here

a

foot

path

aw

ning

is p

rovi

ded

in

acco

rdan

ce w

ith th

is C

ode.

S

2.2

Th

e ca

rpar

king

are

a is

situ

ated

at t

he fr

ont,

or o

n th

e ap

proa

ch s

ide,

of t

he p

rem

ises

.

S2.1

– N

ot A

pplic

able

– T

here

are

no

new

bui

ldin

gs

prop

osed

as

part

of th

e de

velo

pmen

t. S2

.2 –

Not

App

licab

le –

The

re is

no

addi

tiona

l par

king

pr

opos

ed a

s pa

rt of

the

deve

lopm

ent.

P3

Pre

mis

es h

ave

garb

age

bin

area

s,

load

ing/

unlo

adin

g ar

eas

and

any

outd

oor s

tora

ge

and/

or d

ispl

ay fa

cilit

ies:

(a

) of

suf

ficie

nt s

ize;

and

(b

) sc

reen

ed fr

om v

iew

.

S3.

1

Gar

bage

bin

sto

rage

and

load

ing/

unlo

adin

g ar

eas

are

loca

ted

at th

e re

ar o

f pre

mis

es.

S3.

2 G

arba

ge b

ins,

whe

n w

ithin

the

stor

age

area

, ca

nnot

be

view

ed fr

om a

djoi

ning

pre

mis

es.

Com

plie

s –

Ther

e ar

e no

cha

nges

to th

e ex

istin

g bi

n st

orag

e an

d lo

adin

g/un

load

ing

area

s, b

eing

loca

ted

at

the

rear

of t

he s

ite (E

ight

h La

ne) a

nd s

cree

ned

from

vi

ew.

Aw

ning

s O

ver F

ootp

aths

P

4 A

wni

ngs

over

the

foot

path

are

: (i)

a

cont

inuo

us w

eath

er p

rote

ctio

n fo

r pe

dest

rians

; (ii

) se

t bac

k fro

m th

e ro

ad p

avem

ent t

o en

sure

th

e sa

fety

of p

assi

ng tr

affic

; and

(iii)

desi

gned

to s

uit a

nd e

nhan

ce th

e ch

arac

ter

and

stre

etsc

ape

of th

e ar

ea.

Not

e: T

his

appl

ies

to a

ll C

lass

2, 3

, 5, 6

, 7, 8

and

9

build

ings

that

are

pro

pose

d to

be

built

up

to o

r w

ithin

3.0

m o

f a ro

ad b

ound

ary.

S4

The

awni

ng:

(i)

is s

etba

ck a

t lea

st 3

00m

m fr

om th

e ke

rb a

t a m

inim

um h

eigh

t of 3

m

abov

e th

e ke

rb;

(ii)

has

a co

ntin

uous

lini

ng o

r sof

fit; a

nd

(iii)

is c

onst

ruct

ed o

f non

-com

bust

ible

m

ater

ials

(exc

ept t

imbe

r bat

tens

fo

r fix

ing

linin

gs);

(iv)

is im

perv

ious

to w

ater

and

dra

ined

to

avo

id w

ater

dro

ppin

g on

to th

e fo

otpa

th;

(v)

has

a fa

scia

dep

th o

f not

mor

e th

an

600m

m; a

nd

(vi)

is o

f a c

antil

ever

des

ign;

or

has

non-

load

bea

ring

orna

men

tal p

osts

or c

olum

ns.

Com

plie

s –

Ther

e ar

e no

alte

ratio

ns to

the

exis

ting

stru

ctur

e of

the

awni

ng p

ropo

sed

as p

art o

f the

de

velo

pmen

t.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

36

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Prop

osal

Dev

elop

men

t Int

ensi

ty

P5

Apa

rt fro

m th

e M

t Ple

asan

t Sub

-Reg

iona

l Cen

tre,

Sub

Reg

iona

l Cen

tres,

the

Rur

al V

iew

Maj

or

Nei

ghbo

urho

od C

entre

, nei

ghbo

urho

od c

entre

s an

d lo

cal c

entre

s ha

ve fl

oor s

pace

for i

ndus

trial

, co

mm

erci

al a

nd re

tail

uses

com

men

sura

te w

ith

thei

r rol

e an

d fu

nctio

n as

set

out

bel

ow:

(i)

a flo

or a

rea

limit

of 5

0,00

0m2 G

FA f

or a

S

ub-R

egio

nal C

entre

; (ii

) a

floor

are

a lim

it fo

r a N

eigh

bour

hood

C

entre

of:

a.

10,0

00m

2 GFA

for a

ll ce

ntre

s ex

cept

R

ural

Vie

w;

b.

20,0

00m

2 GFA

at t

he R

ural

Vie

w M

ajor

N

eigh

bour

hood

Cen

tre, o

f whi

ch o

nly

10,0

00m

2 is fo

r sho

ppin

g fa

cilit

ies;

and

a

floor

are

a lim

it of

2,5

00m

2 GFA

for a

Lo

cal C

entre

.

S5

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

he s

ubje

ct s

ite is

with

in th

e C

ity

Cen

tre.

P6

Dev

elop

men

t of a

dditi

onal

faci

litie

s no

t ant

icip

ated

in

a d

esig

nate

d ce

ntre

mee

ts th

e fo

llow

ing

crite

ria

for c

omm

unity

nee

d:

(i)

the

prop

osed

use

doe

s no

t alte

r the

role

an

d fu

nctio

n of

a d

esig

nate

d ce

ntre

in th

e ne

twor

k;

(ii)

popu

latio

n ha

s in

crea

sed

in th

e tra

ding

ca

tchm

ent o

f the

cen

tre s

ince

the

com

men

cem

ent o

f thi

s sc

hem

e su

ch th

at

the

popu

latio

n is

abl

e to

sup

port

the

prop

osed

ser

vice

s;

(iii)

th

e pr

opos

ed u

se c

ontri

bute

s to

con

veni

ent

acce

ss to

a ra

nge

of c

entre

ser

vice

s an

d fa

cilit

ies

for r

esid

ents

; (iv

) re

side

nts

in th

e C

ity h

ave

a ch

oice

of

serv

ices

and

faci

litie

s w

ithou

t unn

eces

sary

du

plic

atio

n, p

artic

ular

ly fo

r sho

ppin

g,

ente

rtain

men

t and

leis

ure,

bus

ines

s an

d co

mm

erci

al s

ervi

ces

and

serv

ice

trade

s;

and

(v)

resi

dent

s in

the

urba

n ar

eas

of th

e C

ity

have

acc

ess

to th

e di

ffere

nt le

vels

of

faci

litie

s w

ithin

the

trave

l tim

es n

omin

ated

S6

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

he s

ubje

ct s

ite is

with

in a

n ex

istin

g te

nanc

y w

ithin

the

City

Cen

tre.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

37

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Prop

osal

in

the

Tabl

e be

low

. P

7 P

rem

ises

are

loca

ted

to re

info

rce

the

viab

ility

of

desi

gnat

ed c

entre

s an

d ar

e ac

cess

ible

to th

e po

pula

tion

of th

e Lo

calit

y it

is in

tend

ed to

ser

ve.

Not

e: C

ounc

il w

ill ta

ke in

to c

onsi

dera

tion

com

plia

nce

with

the

loca

tion

and

role

of c

entre

s an

d th

e re

tail

hier

arch

y ill

ustra

ted

in th

e In

form

atio

n M

ap N

etw

ork

of C

entr

es.

S7

No

solu

tion

spec

ified

.

N

ot A

pplic

able

– T

he p

ropo

sed

deve

lopm

ent i

s w

ithin

an

exi

stin

g bu

ildin

g.

Act

ivity

Mix

and

Gen

erat

ion

P

8 A

ctiv

ity g

ener

ator

s ar

e pr

ovid

ed a

t gro

und

leve

l in

cent

res.

S8

Gro

und

leve

l fac

ades

to b

uild

ings

are

hig

hly

inte

ract

ive

and

prov

ide

inte

rest

thro

ugh

win

dow

s,

disp

lays

and

vis

ible

indo

or a

ctiv

ity.

Com

plie

s –

The

prop

osed

use

will

pro

vide

a

com

bina

tion

of fi

xed

glas

s, g

laze

d im

age

glas

s, s

lidin

g do

ors

to th

e st

reet

fron

tage

s of

Vic

toria

Stre

et a

nd

Woo

d S

treet

.

Publ

ic T

rans

port

Infr

astr

uctu

re fo

r Sho

ppin

g C

entr

es w

ith a

10,

000m

2 GFA

P

9 Fa

cilit

ies

and

conn

ectio

ns a

re p

rovi

ded

for

conv

enie

nt, s

afe

and

com

forta

ble

mov

emen

t of

pede

stria

ns a

nd c

yclis

ts.

In p

artic

ular

, co

nnec

tions

are

–

1. sa

fe a

nd e

ffici

ent;

and

2. h

ighl

y pe

rmea

ble

to th

e si

te; a

nd

3. lin

k to

sur

roun

ding

dev

elop

men

t.

S9.

1

A p

ublic

pas

seng

er tr

ansp

ort f

acilit

y is

pro

vide

d to

ac

com

mod

ate

both

bus

es a

nd ta

xis

and

cate

rs fo

r the

tra

nspo

rt re

quire

men

ts o

f the

Cen

tre a

nd li

nks

the

surr

ound

ing

deve

lopm

ent.

S9.

2

A fa

cilit

y is

des

igne

d to

ens

ure:

(a

) pu

blic

tran

spor

t veh

icle

s w

ill n

ot tr

avel

thro

ugh

park

ing

aisl

es; a

nd

(b)

publ

ic tr

ansp

ort s

tops

will

be

loca

ted

adja

cent

to

the

Cen

tre p

edes

trian

acc

ess

poin

ts; a

nd

(c)

a di

rect

line

of s

ight

bet

wee

n th

e C

entre

acc

ess

and

the

stop

s w

ill b

e pr

ovid

ed; a

nd

(d)

pede

stria

n pa

ths

will

be

prov

ided

alo

ng th

e lin

es o

f si

ght;

and

(e)

conn

ectiv

ity w

ill b

e pr

ovid

ed fr

om th

e pu

blic

pa

ssen

ger t

rans

port

faci

lity

to a

ny s

urro

undi

ng p

ublic

tra

nspo

rt tri

p ge

nera

tors

; and

(f)

sto

p lo

catio

ns w

ill c

onsi

der b

us ro

utes

and

site

su

itabi

lity,

min

imis

ing

trave

l dis

tanc

es w

ithin

the

site

. S

9.3

O

ppor

tuni

ties

for c

yclin

g as

a m

odal

cho

ice

for

empl

oyee

s an

d cu

stom

ers

are

prov

ided

thro

ugh

– (i)

cle

arly

def

ined

on-

site

pat

hs a

nd fa

cilit

ies;

and

Not

App

licab

le –

The

pro

pose

d de

velo

pmen

t is

not f

or

a S

hopp

ing

Cen

tre.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

38

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Prop

osal

(ii

) se

cure

cyc

le s

tora

ge a

reas

and

faci

litie

s, in

clud

ing

show

ers

and

lock

ers

for e

mpl

oyee

s; a

nd

(iii)

pro

visi

on o

f cyc

le ra

cks

for c

usto

mer

s.

ENVI

RO

NM

ENT

AN

D IN

FRA

STR

UC

TUR

E C

OD

E

Infr

astr

uctu

re

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

Infr

astr

uctu

re P

rovi

sion

P1

A

dequ

ate

infra

stru

ctur

e is

pro

vide

d in

tim

e to

mee

t th

e ne

eds

of th

e de

velo

pmen

t.

S1

Th

e tim

ing

for p

rovi

sion

of i

nfra

stru

ctur

e fo

r de

velo

pmen

t com

plie

s w

ith th

e st

anda

rds

and

cont

ribut

ion

requ

irem

ents

det

aile

d in

the

Eng

inee

ring

Des

ign

Gui

delin

es P

lann

ing

Sch

eme

Pol

icy

Com

plie

s –

The

prop

osed

dev

elop

men

t will

be

serv

iced

by

the

exis

ting

infra

stru

ctur

e co

nnec

ted

to th

e si

te.

P2

Pre

mis

es a

re p

rovi

ded

with

app

ropr

iate

are

as o

f pr

ivat

e an

d pu

blic

ope

n sp

ace.

N

ote:

Gui

danc

e in

rega

rds

to th

e de

sign

and

pro

visi

on o

f op

en s

pace

is p

rovi

ded

in th

e O

pen

Spa

ce P

lann

ing

Sch

eme

Pol

icy

and

the

Con

tribu

tions

Pla

nnin

g S

chem

e P

olic

y.

S2

The

prov

isio

n of

ope

n sp

ace

com

plie

s w

ith th

e st

anda

rds

and

requ

irem

ents

det

aile

d in

the

Ope

n S

pace

Pla

nnin

g S

chem

e P

olic

y an

d th

e C

ontri

butio

ns P

lann

ing

Sche

me

Pol

icy.

Not

App

licab

le –

A C

omm

erci

al P

rem

ises

is n

ot re

quire

d to

be

prov

ided

with

ope

n sp

ace.

R

efer

to s

ectio

n 4.

9 w

ith re

gard

s to

Infra

stru

ctur

e C

harg

es m

etho

dolo

gy.

P3

Pre

mis

es h

ave

(i)

an

ade

quat

e, s

afe

and

relia

ble

supp

ly o

f w

ater

, inc

ludi

ng p

otab

le w

ater

, and

is

conn

ecte

d, w

here

pos

sibl

e, to

an

exis

ting

retic

ulat

ed w

ater

sup

ply.

(ii

) th

e pl

anni

ng a

nd d

esig

n of

pot

able

wat

er

infra

stru

ctur

e co

nsid

ers

Wat

er S

ensi

tive

Urb

an D

esig

n (W

SUD

) suc

h as

wat

er

cons

erva

tion

initi

ativ

es.

S3.

1 P

rem

ises

are

con

nect

ed to

Cou

ncil’s

retic

ulat

ed

wat

er s

uppl

y sy

stem

. S

3.2

If co

nnec

tion

to C

ounc

il’s re

ticul

ated

wat

er s

uppl

y sy

stem

is n

ot p

ossi

ble,

a p

otab

le w

ater

sup

ply

is

prov

ided

in a

ccor

danc

e w

ith th

e st

anda

rds

deta

iled

in th

e E

ngin

eerin

g D

esig

n gu

idel

ines

P

lann

ing

Sche

me

Pol

icy)

.

Com

plie

s –

The

prem

ises

is c

onne

cted

to C

ounc

il’s

retic

ulat

ed w

ater

sup

ply

syst

em.

P4

Trea

tmen

t and

dis

posa

l of w

aste

wat

er e

nsur

es:

1.

no a

dver

se e

colo

gica

l im

pact

s on

the

envi

ronm

ent,

parti

cula

rly n

earb

y re

ceiv

ing

envi

ronm

ents

incl

udin

g su

rface

wat

ers

and

grou

nd w

ater

; and

S4.

1 C

onne

ctio

n to

Cou

ncil’s

retic

ulat

ed s

ewer

age

treat

men

t sys

tem

; or

S4.

2

Whe

re c

onne

ctio

n to

Cou

ncil

retic

ulat

ed s

ewer

age

syst

em is

not

pos

sibl

e, a

nd w

here

20

peop

le o

r le

ss, C

ounc

il w

ill re

fer t

o th

e re

quire

men

ts o

f the

Com

plie

s –

The

prem

ises

is c

onne

cted

to C

ounc

il’s

retic

ulat

ed s

ewer

age

treat

men

t sys

tem

.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

39

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

2.

the

cum

ulat

ive

impa

cts

of o

n si

te w

aste

wat

er

treat

men

t will

not

cau

se d

eter

iora

tion

of

envi

ronm

enta

l con

ditio

ns;

3.

the

plan

ning

and

des

ign

of w

aste

wat

er

infra

stru

ctur

e co

nsid

ers

Wat

er S

ensi

tive

Urb

an

Des

ign

(WSU

D) s

uch

as w

aste

wat

er

man

agem

ent m

easu

res.

Env

ironm

enta

l Pro

tect

ion

(Wat

er) P

olic

y 19

97 a

nd

the

On

Site

Sew

erag

e C

ode

(NR

&M

Jul

y 20

02)

and

AS

154

7. to

ens

ure

the

prem

ises

are

sui

tabl

e fo

r effl

uent

dis

posa

l. S

4.3

Whe

re m

ore

than

20

peop

le, n

o so

lutio

n sp

ecifi

ed.

Stor

mw

ater

Man

agem

ent

P5

D

rain

age

wor

ks a

re p

lann

ed fo

r and

des

igne

d to

en

sure

that

adj

oini

ng la

nd a

nd th

e ex

istin

g up

stre

am a

nd d

owns

tream

dra

inag

e sy

stem

s ar

e no

t adv

erse

ly a

ffect

ed b

y de

velo

pmen

t, ta

king

into

ac

coun

t: (i)

W

ater

Sen

sitiv

e U

rban

Des

ign

(WS

UD

) pr

inci

ples

suc

h as

: 1.

pr

otec

t nat

ural

sys

tem

s;

2.

enha

nce

natu

ral w

ater

way

sys

tem

s w

ithin

urb

an d

evel

opm

ent u

sing

nat

ural

ch

anne

l des

ign

prin

cipl

es;

3.

dete

ntio

n of

sto

rmw

ater

inst

ead

of

rapi

d co

nvey

ance

; 4.

m

inim

ise

impe

rvio

us a

reas

; 5.

ut

ilisat

ion

of s

torm

wat

er to

con

serv

e po

tabl

e w

ater

; 6.

in

tegr

ate

stor

mw

ater

trea

tmen

t int

o th

e la

ndsc

ape;

7.

w

ater

effi

cien

t lan

dsca

ping

; and

8.

pr

otec

tion

of w

ater

rela

ted

envi

ronm

enta

l val

ues

. (ii

) ne

ed fo

r a s

torm

wat

er s

yste

m th

at c

an b

e ec

onom

ical

ly m

aint

aine

d;

(iii)

safe

ty o

f ped

estri

ans

and

vehi

cles

; (iv

) lo

catio

n of

dis

char

ge;

(v)

cons

truct

ion

of b

uild

ings

, stru

ctur

es o

r pa

ving

up

to s

ite b

ound

arie

s w

hich

avo

id

bloc

king

or c

once

ntra

ting

natu

ral f

low

S5

Dra

inag

e w

orks

com

plie

s w

ith th

e re

quire

men

ts o

f th

e E

ngin

eerin

g D

esig

n G

uide

lines

Pla

nnin

g S

chem

e P

olic

y

Not

App

licab

le –

The

pro

pose

d de

velo

pmen

t will

hav

e no

impa

ct o

n st

orm

wat

er d

rain

age.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

40

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

path

s5 . (v

i) fa

una

mov

emen

t is

prov

ided

for t

hrou

gh

brid

ges

and

culv

erts

.

Exte

rnal

Wor

ks

P6

K

erb

and

chan

nellin

g is

pro

vide

d to

a s

atis

fact

ory

stan

dard

and

con

stru

cted

to:

(i)

prev

ent e

dge

fretti

ng;

(ii)

perfo

rm re

quire

d dr

aina

ge fu

nctio

ns;

(iii)

prov

ide

the

appr

opria

te le

vel o

f con

trol f

or

vehi

cle

mov

emen

t; (iv

) al

low

read

y ac

cess

to a

butti

ng p

rope

rties

at

sui

tabl

e lo

catio

ns; a

nd

(v)

cont

ribut

e to

the

desi

red

stre

etsc

ape

char

acte

r of t

he lo

calit

y.

S6

Pre

mis

es a

re p

rovi

ded

with

ker

b an

d ch

anne

l in

acco

rdan

ce w

ith th

e E

ngin

eerin

g D

esig

n G

uide

lines

Pla

nnin

g S

chem

e P

olic

y.

Com

plie

s –

Ther

e is

ker

b an

d ch

anne

lling

cons

truct

ed

for t

he fu

ll fro

ntag

e of

the

site

.

Roa

ds

P7

A

ll pr

opos

ed ro

ad p

avem

ent s

urfa

ces:

(i)

ar

e of

a q

ualit

y an

d du

rabi

lity

suita

ble

to

the

inte

nded

traf

fic v

olum

es a

nd lo

ads;

(ii

) pr

ovid

e al

l-wea

ther

acc

ess;

(ii

i) al

low

the

disc

harg

e of

rain

fall;

(iv

) pr

ovid

e th

e sa

fe p

assa

ge o

f veh

icle

s an

d pe

dest

rians

; and

(v

) pr

ovid

e a

reas

onab

le, c

omfo

rtabl

e rid

ing

qual

ity.

S7

Roa

ds a

re p

rovi

ded

in a

ccor

danc

e w

ith th

e E

ngin

eerin

g D

esig

n G

uide

lines

Pla

nnin

g S

chem

e P

olic

y ‘.

Not

App

licab

le –

The

re a

re n

o ro

ads

prop

osed

as

part

of

this

dev

elop

men

t.

Dra

inag

e ne

twor

ks

P8

In

urb

an a

reas

, the

maj

or d

rain

age

netw

ork

is

desi

gned

and

con

stru

cted

with

the

capa

city

to

cont

rol s

torm

wat

er fl

ows

unde

r nor

mal

and

min

or

syst

em b

lock

age

cond

ition

s fo

r the

DFE

ap

plic

able

to d

rain

age

so th

at:

�

flood

way

s ar

e re

stric

ted

to a

reas

whe

re

ther

e is

no

dam

age

to p

rope

rty o

r haz

ards

S8

D

esig

n re

quire

men

ts o

f the

Eng

inee

ring

Des

ign

Gui

delin

es P

lann

ing

Sch

eme

Pol

icy.

.

Not

App

licab

le –

The

re a

re n

o m

ajor

dra

inag

e w

orks

pr

opos

ed a

s pa

rt of

this

dev

elop

men

t.

5 Gui

danc

e on

the

desi

gn a

nd c

onst

ruct

ion

of d

rain

age

syst

ems

is p

rovi

ded

by th

e Q

ueen

slan

d U

rban

Dra

inag

e M

anua

l 199

4.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

41

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

for m

otor

ists

, and

�

ru

noff

is d

irect

ed to

a la

wfu

l poi

nt o

f di

scha

rge

thro

ugh

com

pete

ntly

des

igne

d an

d co

nstru

cted

out

let w

orks

.

Publ

ic U

tiliti

es

P9

S

treet

ligh

ting

and

sign

s ar

e pr

ovid

ed to

ens

ure

the

safe

ty o

f bot

h ve

hicl

es a

nd p

edes

trian

s, a

nd to

fa

cilit

ate

acce

ss a

nd m

ovem

ent.6

S9

Stre

et li

ghtin

g an

d si

gnag

e co

mpl

y w

ith th

e re

quire

men

ts o

f the

Eng

inee

ring

Des

ign

Gui

delin

es P

lann

ing

Sch

eme

Pol

icy.

Com

plie

s –

Stre

et s

igns

and

ligh

ting

are

alre

ady

erec

ted

in th

e lo

calit

y. T

here

are

no

chan

ges

prop

osed

to th

is a

s a

resu

lt of

the

deve

lopm

ent.

Infr

astr

uctu

re P

aym

ents

P10

Th

e co

sts

of p

rovi

ding

infra

stru

ctur

e is

fund

ed b

y th

e de

velo

pmen

t giv

ing

rise

to th

e ne

ed fo

r the

in

frast

ruct

ure.

S10

Th

e fu

ndin

g of

infra

stru

ctur

e co

mpl

ies

with

the

requ

irem

ents

of t

he C

ontri

butio

ns P

lann

ing

Sch

eme

Pol

icy.

Not

App

licab

le –

The

re is

no

incr

ease

on

dem

and

as

part

of th

e pr

opos

al. T

here

fore

, no

Infra

stru

ctur

e C

harg

es

are

appl

icab

le in

this

inst

ance

. R

efer

to s

ectio

n 4.

9 w

ith re

gard

s to

Infra

stru

ctur

e C

harg

es m

etho

dolo

gy.

Car

Par

king

and

Acc

ess

P11

P

rem

ises

are

pro

vide

d w

ith:

(i)

adeq

uate

veh

icle

par

king

spa

ces

to s

atis

fy

the

antic

ipat

ed re

quire

men

ts o

f the

act

ivity

; (ii

) sa

fe a

nd e

ffici

ent a

cces

s an

d m

anoe

uvrin

g ar

eas

to m

eet t

he a

ntic

ipat

ed v

olum

e an

d ty

pe o

f tra

ffic;

(ii

i) la

rge

vehi

cles

are

abl

e to

ent

er a

nd le

ave

the

site

with

out p

reju

dici

ng th

e sa

fety

and

ef

ficie

ncy

of th

e ro

ad;

(iv)

acce

ss d

rivew

ays

are

loca

ted

and

desi

gned

to m

inim

ise

conf

licts

with

traf

fic

and

pede

stria

ns; a

nd

(v)

vehi

cle

cros

sing

s fro

m th

e ca

rriag

eway

to

the

front

age

of th

e si

te a

re c

onst

ruct

ed a

nd

finis

hed

to a

ppro

pria

te s

tand

ards

for t

he

expe

cted

vol

ume

and

type

of t

raffi

c ge

nera

ted

by a

ctiv

ities

on

the

site

.

S11

.1 V

ehic

le p

arki

ng o

n th

e si

te is

in a

ccor

danc

e w

ith

the

rate

s sp

ecifi

ed in

Sch

edul

e 2.

S

11.2

Veh

icle

s ar

e ab

le to

ent

er a

nd e

xit t

he s

ite (w

ith

the

exce

ptio

n of

dw

ellin

g ho

use

and

dupl

ex) i

n a

forw

ard

gear

. S

11.3

The

des

ign

of c

ar p

arki

ng a

nd a

cces

s co

mpl

ies

with

the

requ

irem

ents

det

aile

d in

the

Eng

inee

ring

Des

ign

Gui

delin

es P

lann

ing

Sche

me

Pol

icy.

Not

App

licab

le –

The

re is

no

on-s

ite c

ar p

arki

ng

asso

ciat

ed w

ith th

e ex

istin

g co

mm

erci

al b

uild

ing.

All

exis

ting

shop

s an

d co

mm

erci

al u

ses

are

serv

iced

by

on-

stre

et p

arki

ng in

Vic

toria

Stre

et a

nd W

ood

Stre

et (r

efer

to

Figu

re 7

). It

is n

oted

that

the

prop

osed

dev

elop

men

t do

es n

ot in

crea

se th

e ex

istin

g us

e (s

hop)

dem

and

for c

ar

park

ing,

in a

ccor

danc

e w

ith S

ched

ule

2. T

hat b

eing

; 1 c

ar

park

ing

spac

e pe

r 50m

2 of G

FA.

Furth

er, p

re-lo

dgem

ent a

dvic

e fro

m C

ounc

il, re

fer t

o se

ctio

n 2.

1, n

otes

that

no

addi

tiona

l car

par

king

can

be

prov

ide.

On

this

bas

is, t

here

are

no

chan

ges

to th

e on

-si

te c

ar p

arki

ng a

s pa

rt of

this

dev

elop

men

t.

6 ‘Aus

tralia

n S

tand

ards

and

Man

ual f

or U

nifo

rm T

raffi

c C

ontro

l Dev

ices

’ pro

vide

s gu

idan

ce in

rela

tion

to th

ese

mat

ters

.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

42

Envi

ronm

enta

l Am

enity

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

Ligh

ting

Man

agem

ent

P1

O

utdo

or li

ghtin

g do

es n

ot c

ause

a lo

ss o

f am

enity

to

adj

acen

t pre

mis

es o

r adv

erse

ly im

pact

on

nativ

e fa

una

as a

resu

lt of

the

light

it e

mits

eith

er

dire

ctly

or b

y re

flect

ion.

N

ote:

Cou

ncil

will

refe

r to

the

prov

isio

ns o

f AS

4282

–

Con

trol o

f the

Obt

rusi

ve E

ffect

s of

Out

door

Lig

htin

g

S1

N

o so

lutio

n sp

ecifi

ed.

Not

App

licab

le –

The

re a

re n

o ch

ange

s to

the

exis

ting

outd

oor l

ight

ing

prop

osed

as

part

of th

e ov

eral

l de

velo

pmen

t.

Ove

rsha

dow

ing

P2

Th

e am

enity

of a

djac

ent r

esid

entia

l lan

d is

not

ad

vers

ely

affe

cted

by

shad

ows

cast

by

adjo

inin

g bu

ildin

g or

stru

ctur

es.

S2

B

uild

ings

do

not c

ast a

sha

dow

ove

r mor

e th

an

30%

of a

n ad

join

ing

resi

dent

ial l

ot a

t any

tim

e be

twee

n th

e ho

urs

of 9

am a

nd 3

pm o

n 22

Jun

e.

Com

plie

s –

The

prop

osed

dev

elop

men

t doe

s no

t inv

olve

al

tera

tions

to th

e ex

istin

g ex

tern

al s

truct

ure

of th

e T&

G

Bui

ldi n

g.

Bui

ldin

g Se

tbac

ks

P3

R

esid

entia

l bui

ldin

gs a

re s

ited

to m

inim

ise

loss

of

amen

ity fo

r res

iden

ts’ a

djac

ent t

o ca

ne tr

am li

nes.

S

3

Res

iden

tial b

uild

ings

are

set

bac

k a

min

imum

of:

(a)

50m

from

can

e tra

m li

nes;

and

(b

) 10

0m fr

om c

ane

tram

line

leve

l cr

ossi

ngs

and

sidi

ngs.

Not

App

licab

le –

The

re a

re n

o ch

ange

s to

the

exis

ting

setb

acks

pro

pose

d as

par

t of t

he d

evel

opm

ent.

P4

B

uild

ings

are

set

bac

k fro

m a

road

fron

tage

to:

(i)

com

plem

ent t

he e

xist

ing

built

form

; and

(ii

) pr

eser

ve th

e sa

fety

of v

ehic

le m

ovem

ent

alon

g ad

join

ing

road

s.

S4

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

here

are

no

chan

ges

to th

e ex

istin

g se

tbac

ks p

ropo

sed

as p

art o

f the

dev

elop

men

t.

Noi

se a

nd V

ibra

tion

Man

agem

ent

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

P1

N

oise

and

vib

ratio

n do

not

det

ract

from

the

amen

ity o

f res

iden

ts o

r em

ploy

ees

of a

ny

adja

cent

pre

mis

es.

S1

N

o so

lutio

n sp

ecifi

ed.

Com

plie

s –

The

prop

osed

use

for a

Com

mer

cial

P

rem

ises

is a

ppro

pria

te in

the

loca

tion

as th

e C

ity H

eart

is c

hara

cter

ised

by

com

mer

cial

, ret

ail a

nd e

nter

tain

men

t us

es.

Ther

e ar

e no

add

ition

al n

oise

or v

ibra

tion

impa

cts

expe

cted

as

a re

sult

of th

e pr

opos

ed d

evel

opm

ent.

P2

P

rem

ises

acc

omm

odat

ing

uses

whi

ch a

re li

kely

to

S2

N

o so

lutio

n sp

ecifi

ed.

Not

App

licab

le –

The

pro

pose

d de

velo

pmen

t is

not

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

43

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

gene

rate

noi

se a

re d

esig

ned

and

cons

truct

ed w

ith

nois

e at

tenu

atio

n m

easu

res

to a

void

noi

se

nuis

ance

to n

earb

y us

es.

expe

cted

to re

sult

in n

oise

nui

sanc

e to

nea

rby

uses

.

P3

N

oise

sen

sitiv

e us

es lo

catin

g ad

jace

nt to

Sta

te

cont

rolle

d tra

nspo

rt in

frast

ruct

ure

inco

rpor

ate

atte

nuat

ion,

bui

ldin

g de

sign

and

orie

ntat

ion

mea

sure

s.

Not

e: D

evel

opm

ent a

djac

ent t

o S

tate

con

trolle

d ro

ads

com

plie

s w

ith th

e D

epar

tmen

t of M

ain

Roa

ds –

R

oad

Traf

fic N

oise

Man

agem

ent C

ode

of P

ract

ice.

S3

N

o so

lutio

n sp

ecifi

ed.

N

ot A

pplic

able

– T

he s

ubje

ct s

ite is

not

adj

acen

t to

a st

ate

trans

port

infra

stru

ctur

e.

Air

Qua

lity

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

Not

App

licab

le –

The

pro

posa

l is

not f

or p

urpo

ses

likel

y to

gen

erat

e em

issi

ons.

F l

oodi

ng

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

Not

App

licab

le –

The

pro

pose

d de

velo

pmen

t is

loca

ted

with

in a

n ex

istin

g bu

ildin

g. T

here

are

no

chan

ges

to th

e ex

istin

g flo

or le

vels

pro

pose

d as

par

t of t

he d

evel

opm

ent.

Wat

er Q

ualit

y

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

Not

App

licab

le –

As

the

prop

osed

dev

elop

men

t will

be

reta

ined

with

in a

n ex

istin

g bu

ildin

g th

ere

will

be

no a

dditi

onal

impa

cts

to w

ater

qua

lity

as a

resu

lt of

the

deve

lopm

ent.

Eros

ion

and

Sedi

men

t Con

trol

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

Not

App

licab

le –

As

the

prop

osed

dev

elop

men

t will

be

reta

ined

with

in a

n ex

istin

g bu

ildin

g th

ere

will

be

no a

dditi

onal

ero

sion

or s

edim

ent i

mpa

cts

as a

resu

lt of

the

prop

osed

de

velo

pmen

t.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

44

Coa

stal

Man

agem

ent

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

Not

App

licab

le –

The

sub

ject

site

is n

ot w

ithin

a C

oast

al M

anag

emen

t dis

trict

.

Eros

ion

Pron

e A

rea

Not

App

licab

le –

The

sub

ject

site

is n

ot id

entif

ied

as b

eing

in a

n E

rosi

on P

rone

Are

a.

Hig

h Im

pact

Act

ivity

Are

as7

Not

App

licab

le –

The

sub

ject

site

is n

ot lo

cate

d w

ithin

a H

igh

Impa

ct A

ctiv

ity a

rea.

Land

scap

ing

and

Fenc

ing

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

Not

App

licab

le –

The

pro

pose

d de

velo

pmen

t is

loca

ted

with

in a

n ex

istin

g bu

ildin

g. T

here

are

no

chan

ges

to o

n-si

te la

ndsc

apin

g or

fenc

ing

prop

osed

as

part

of th

e de

velo

pmen

t.

Com

mun

ity S

afet

y D

esig

n Pr

inci

ples

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

Surv

eilla

nce

and

Sigh

tline

s

P1

P

rem

ises

pro

vide

opp

ortu

nitie

s fo

r inf

orm

al

surv

eilla

nce

from

sur

roun

ding

bui

ldin

gs a

nd la

nd

uses

. N

ote:

Way

s of

sho

win

g co

mpl

ianc

e ar

e as

follo

ws:

1.

W

indo

ws

in b

uild

ings

ove

rlook

ped

estri

an

rout

es, o

pen

spac

e ar

eas

and

carp

arks

. 2.

N

o bl

ank

build

ing

faca

de is

pre

sent

ed to

an

y st

reet

fron

tage

. 3.

S

treet

leve

l win

dow

s ar

e pr

ovid

ed in

bu

ildin

gs fr

ontin

g on

to p

ublic

spa

ces

and

mov

emen

t rou

tes.

S1

No

solu

tion

spec

ified

. C

ompl

ies

– C

asua

l sur

veilla

nce

from

the

prem

ises

will

be

pro

v ide

d to

Vic

toria

Stre

et a

nd W

ood

Stre

et.

7 Ref

er to

Hig

h Im

pact

Act

iviti

es In

form

atio

n M

ap

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

45

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

P2

W

here

loca

ted

adja

cent

to p

ublic

are

as, p

rem

ises

ar

e de

sign

ed to

per

mit

surv

eilla

nce

of p

ublic

ar

eas.

S2

N

o so

lutio

n sp

ecifi

ed.

Not

App

licab

le –

The

sub

ject

site

is n

ot lo

cate

d ad

jace

nt

to p

ublic

are

as.

P3

B

uild

ings

and

stre

et a

ddre

sses

in u

rban

are

as a

re

easi

ly id

entif

ied.

S

3

No

solu

tion

spec

ified

. C

ompl

ies

– Th

e C

omm

erci

al P

rem

ises

will

be

easi

ly

iden

tifia

ble

from

the

Vic

toria

Stre

et a

nd W

ood

Stre

et

front

ages

.

P4

P

rem

ises

for u

ses

othe

r tha

n dw

ellin

g ho

uses

and

du

al o

ccup

ancy

, are

illu

min

ated

at n

ight

to:

(i)

max

imis

e pe

rson

al s

afet

y of

site

use

rs; a

nd

(ii)

min

imis

e op

portu

nitie

s fo

r atta

ck b

y hi

dden

pe

rson

s.

(iii)

prov

ide

light

ing

alon

g ac

cess

rout

es, i

n bu

ildin

g en

tranc

es, s

ite e

ntrie

s, c

ar p

arki

ng

area

s an

d ot

her m

ovem

ent a

reas

use

d af

ter d

ark.

S4

N

o so

lutio

n sp

ecifi

ed.

Com

plie

s –

Sec

urity

and

/or s

enso

r lig

htin

g w

ill b

e in

stal

led

to th

e bu

ildin

g ex

terio

r in

com

plia

nce

with

C

ounc

il st

anda

rds.

P5

V

isib

ility

is p

rovi

ded

into

sta

irwel

ls, e

leva

tors

, car

pa

rks,

lobb

y en

tranc

es a

nd b

icyc

le p

arki

ng

faci

litie

s.

S5

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

here

are

no

publ

ic c

ar p

arki

ng a

reas

pr

opos

ed a

s pa

rt of

the

deve

lopm

ent.

P6

P

rem

ises

and

thei

r sur

roun

ds d

o no

t inc

lude

: (i)

‘b

lind’

cor

ners

(inc

ludi

ng o

n st

airs

, in

corr

idor

s or

oth

er s

ituat

ions

whe

re

mov

emen

t can

be

pred

icte

d);

(ii)

sudd

en c

hang

es o

f gra

de o

n pa

thw

ays

whi

ch re

duce

s si

ghtli

nes;

(ii

i) co

ncea

lmen

t spo

ts (u

nles

s th

ey c

an b

e se

cure

d af

ter h

ours

); an

d (iv

) pe

dest

rian

tunn

els,

exc

eptin

g th

at w

here

un

impe

ded

sigh

tline

s or

the

abse

nce

of

conc

ealm

ent p

oint

s ca

nnot

be

reas

onab

ly

achi

eved

, equ

ipm

ent (

such

as

secu

rity

mirr

ors)

and

goo

d lig

htin

g is

pro

vide

d to

en

hanc

e vi

sibi

lity.

(v

) P

oten

tial c

once

alm

ent a

reas

(i.e

. dea

d-en

d

alle

ys) a

re re

stric

ted

or lo

cked

afte

r hou

rs.

(vi)

Whe

re a

con

ceal

men

t spo

t is

unav

oida

ble,

th

ere

are

aids

to v

isib

ility

such

as

conv

ex

mirr

ors

and

good

sec

ure

light

ing.

(v

ii)

Con

ceal

men

t spo

ts s

uch

as:

S6

N

o so

lutio

n sp

ecifi

ed.

Not

App

licab

le –

The

pro

pose

d de

velo

pmen

t doe

s no

t in

volv

e an

y as

pect

iden

tifie

d in

Spe

cific

Out

com

e P

6.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

46

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

(A)

dark

are

as a

djac

ent t

o a

mai

n/de

sign

ated

ped

estri

an ro

utes

;

(B

) pr

ivat

e de

ad-e

nd a

lleyw

ays;

(C

) in

dent

atio

n in

fenc

ing

or w

alls

;

(D

) ga

ps in

the

stre

ets

such

as

entra

nces

to in

terio

r cou

rtyar

ds a

nd

rece

ssed

doo

rway

s; a

nd

(E)

area

s th

at a

re is

olat

ed a

fter d

ark;

are

not l

ocat

ed o

n th

e pr

emis

es.

P7

Bui

ldin

g en

tranc

es:

(i)

are

clea

rly d

efin

ed;

(ii)

are

wel

l lit

and

face

the

stre

et;

(iii)

do n

ot c

reat

e co

ncea

lmen

t spo

ts;

(iv)

prov

ide

clea

r sig

htlin

es fr

om th

e bu

ildin

g fo

yer s

o th

at o

ccup

ants

can

see

out

side

be

fore

leav

ing

the

build

ing;

(v

) ha

ve lo

bbie

s vi

sibl

e fro

m th

e ex

terio

r; an

d (v

i) ha

ve s

taff

entra

nces

, if s

epar

ate,

whi

ch a

re

wel

l lit

and

max

imis

e op

portu

nitie

s fo

r in

form

al s

urve

illanc

e an

d fo

r cle

ar

sigh

tline

s.

S7

No

solu

tion

spec

ified

. C

ompl

ies

– Th

e bu

ildin

g en

tranc

es a

re c

lear

ly d

efin

ed

from

Vic

toria

Stre

et a

nd W

ood

Stre

et.

P8

La

ndsc

apin

g is

des

igne

d an

d m

aint

aine

d to

pr

ovid

e in

form

al s

urve

illanc

e an

d cl

ear s

ight

line

s on

acc

essw

ays

and

to o

ther

pub

lic s

pace

s.

S8

“Vul

nera

ble

prem

ises

” pro

vide

land

scap

ing

desi

gned

to p

rom

ote

safe

ty in

clud

ing:

(i)

pl

antin

g w

hich

doe

s no

t obs

cure

doo

rs a

nd

win

dow

s ov

erlo

okin

g pu

blic

spa

ces

and

isol

ated

ar

eas;

(ii

) sh

rubb

ery

and

low

-leve

l pla

ntin

g as

soci

ated

w

ith fo

otpa

ths

whi

ch d

oes

not e

xcee

d 0.

5m in

he

ight

whe

re a

butti

ng p

avem

ents

; (ii

i) tre

es in

vul

nera

ble

setti

ngs

whi

ch d

o no

t hav

e br

anch

es b

elow

1.5

m; a

nd

(iv)

hard

land

scap

ing

elem

ents

suc

h as

low

fenc

ing

and

wal

ls (b

elow

1.2

m) w

hich

gui

de p

edes

trian

s an

d ve

hicl

es a

long

des

igna

ted

path

s.

Not

App

licab

le –

The

re is

no

land

scap

ing

prop

osed

as

part

of th

is d

evel

opm

ent.

Safe

Mov

emen

t and

Acc

ess

P9

Th

e de

sign

of p

rem

ises

pro

vide

s fo

r uni

mpe

ded

sigh

tline

s, p

artic

ular

ly a

long

ped

estri

an a

nd

S9

A

ll ba

rrier

s (in

clud

ing

land

scap

ing

feat

ures

) alo

ng

bicy

cle

and

pede

stria

n ro

utes

are

vis

ually

N

ot A

pplic

able

–Th

ere

are

no b

arrie

rs p

ropo

sed

as p

art

of th

is d

evel

opm

ent.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

47

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

bicy

cle

rout

es.

perm

eabl

e (i.

e. c

an b

e ea

sily

see

n th

roug

h to

re

duce

con

ceal

men

t poi

nts)

.

P10

C

ar p

arki

ng a

reas

are

: (i)

de

sign

ed to

opt

imis

e in

form

al s

urve

illanc

e an

d ill

umin

atio

n, a

nd to

min

imis

e un

law

ful a

cces

s;

(ii)

wel

l lit

to e

nabl

e vi

sibi

lity

of a

ll ex

tern

al e

dges

an

d ro

utes

pro

vidi

ng a

cces

s to

the

car p

ark;

(ii

i) de

sign

ed to

min

imis

e in

stan

ces

of la

rge

num

bers

of c

ars

bein

g co

-loca

ted

(ove

r 100

ca

rs in

a s

ingl

e bl

ock)

. If m

ore

than

100

car

s,

mor

e th

an o

ne e

ntry

/ ex

it po

int i

s pr

ovid

ed s

o th

at th

e ca

r par

k do

es n

ot b

ecom

e an

en

trapm

ent a

rea.

S10

N

o so

lutio

n sp

ecifi

ed.

N

ot A

pplic

able

– T

here

are

no

chan

ges

to th

e ex

istin

g ca

r par

king

are

as p

ropo

sed

as p

art o

f thi

s de

velo

pmen

t.

P11

U

nder

pass

es a

nd o

verp

asse

s ar

e de

sign

ed a

nd

loca

ted

to re

duce

opp

ortu

nitie

s fo

r crim

e, s

o th

at:

1.

pede

stria

ns a

re a

ble

to s

ee w

hat i

s in

an

unde

rpas

s or

tunn

el a

nd a

t the

end

of i

t bef

ore

ente

ring;

and

2.

si

gns

at e

ach

end

of a

n un

derp

ass

indi

cate

w

here

it le

ads

and

an a

ltern

ativ

e ro

ute

to u

se a

t ni

ght.

S11

N

o so

lutio

n sp

ecifi

ed.

N

ot A

pplic

able

– N

o un

derp

asse

s or

ove

rpas

ses

are

prop

osed

as

part

of th

e de

velo

pmen

t.

P12

U

nder

pass

es a

re w

ide

enou

gh to

acc

omm

odat

e bo

th p

edes

trian

and

cyc

le tr

affic

, (N

ote:

Cou

ncil

will

refe

r to

the

prov

isio

ns o

f AU

STR

OA

DS

Gui

de

to T

raffi

c En

gine

erin

g P

ract

ice

Par

t 14-

Bic

ycle

s). ]

S12

N

o so

lutio

n sp

ecifi

ed.

N

ot A

pplic

able

– N

o un

derp

asse

s ar

e pr

opos

ed a

s pa

rt of

the

deve

lopm

ent.

P13

Th

e de

sign

and

loca

tion

of la

new

ays

and

alle

yway

s pr

omot

es c

omm

unity

saf

ety.

S

13.1

Lan

eway

s ar

e st

raig

ht a

nd h

ave

mor

e th

an o

ne

entra

nce.

S

13.2

Unn

eces

sary

acc

ess

to b

uild

ings

from

lane

way

s is

av

oide

d.

Not

App

licab

le –

The

re a

re n

o ch

ange

s to

Eig

hth

Lane

pr

opos

ed a

s pa

rt of

the

deve

lopm

ent.

Bui

ldin

g D

esig

n an

d Li

ghtin

g

P14

B

uild

ings

con

tribu

te p

ositi

vely

to th

e en

hanc

emen

t of

pub

lic s

afet

y an

d se

curit

y.

S14

.1 R

amps

and

ele

vato

r ent

ranc

es a

re lo

cate

d in

ar

eas

whi

ch a

re n

ot is

olat

ed.

S14

.2 L

ifts

are

loca

ted

with

in a

sec

ure

entra

nce,

and

in

corp

orat

e gr

affit

i and

van

dal- r

esis

tant

mea

sure

s (i.

e. a

fully

gla

zed

and

encl

osed

ves

tibul

e ar

ea a

t th

e ex

it to

the

lifts

). S

14.3

Loa

ding

and

sto

rage

are

as a

re w

ell l

it or

can

be

S4.1

– N

ot A

pplic

able

– N

o ra

mps

or e

leva

tors

are

pr

opos

ed a

s pa

rt of

this

dev

elop

men

t. S4

.2 –

Not

App

licab

le –

No

lifts

are

pro

pose

d as

par

t of

the

deve

lopm

ent.

S4.3

– C

ompl

ies

– S

tora

ge a

reas

will

be

lock

ed a

fter

hour

s.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

48

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

lock

ed a

fter h

ours

. S

14.4

Par

king

spa

ces

are

allo

cate

d ne

ar th

e bu

ildin

g en

try fo

r em

ploy

ees

wor

king

afte

r hou

rs.

S14

.5 E

nclo

sed

or u

nder

grou

nd c

ar p

arks

can

onl

y be

ac

cess

ed fr

om in

side

the

build

ing

or th

roug

h a

secu

rity

syst

em.

S14

.6 A

ll w

indo

ws,

par

ticul

ar th

ose

at s

treet

leve

l are

se

cure

, with

out c

reat

ing

a ‘fo

rtres

s-lik

e’

appe

aran

ce (i

.e. a

void

sol

id ro

ller s

hutte

rs).

S 14

.4 –

Not

App

licab

le –

The

re a

re n

o ch

ange

s to

car

pa

rkin

g on

-site

as

a re

sult

of th

e pr

opos

ed d

evel

opm

ent.

Not

App

licab

le –

No

encl

osed

or u

nder

grou

nd c

ar p

arks

ar

e pr

opos

ed a

s pa

rt of

this

dev

elop

men

t. C

ompl

ies

– A

ll gr

ound

floo

r win

dow

s w

ill b

e se

cure

d.

P15

Li

ghtin

g is

pro

vide

d w

hich

: (i)

in

crea

ses

safe

ty a

nd s

ecur

ity in

and

ar

ound

the

prem

ises

; (ii

) co

nsid

ers

vege

tatio

n, in

bot

h its

exi

stin

g an

d m

atur

e fo

rms,

or o

ther

ele

men

ts th

at

may

hav

e th

e po

tent

ial t

o bl

ock

out l

ight

; (ii

i) ill

umin

ates

inse

t spa

ces,

acc

ess/

egre

ss

rout

es c

ar p

arki

ng a

reas

and

sig

nage

; and

(iv

) su

ppor

ts v

isib

ility

for p

edes

trian

s, a

s w

ell

as ro

ad u

sers

.

S15

N

o sp

ecifi

c so

lutio

n.

Not

e: C

ounc

il w

ill re

fer t

o th

e fo

llow

ing

as g

uida

nce

in

asse

ssm

ent o

f com

plia

nce:

Sec

urity

ligh

ting

is c

onsi

sten

t with

Aus

tralia

n S

tand

ard

S 4

282

(199

7) ( T

he C

ontro

l of O

btru

sive

E

ffect

s of

Out

door

Lig

htin

g.

Li

ghtin

g of

ped

estri

an a

nd b

icyc

le m

ovem

ent

rout

es, p

ublic

spa

ces

and

outd

oor s

igna

ge in

pu

blic

spa

ces

is to

the

min

imum

Aus

tralia

n S

tand

ard

of A

S115

8 (P

ublic

Lig

htin

g C

ode)

.

Com

plie

s –

The

deve

lopm

ent s

ite w

ill b

e ill

umin

ated

in

acco

rdan

ce w

ith C

ounc

il re

quire

men

ts.

Con

stru

cted

Lak

es

Not

App

licab

le –

No

cons

truct

ed la

kes

are

prop

osed

.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

49

CH

AR

AC

TER

/HER

ITA

GE

PRO

TEC

TIO

N O

VER

LAY

CO

DE

Pro

fess

iona

l Her

itage

Arc

hite

cts,

J M

Pea

rce

Arc

hite

cts

Pty

Ltd

, has

bee

n en

gage

d to

pro

vide

pro

fess

iona

l adv

ice

rega

rdin

g th

e T&

G B

uild

ing

and

iden

tifyi

ng a

ny

pote

ntia

l im

pact

s on

the

cultu

ral o

r her

itage

sig

nific

ance

of t

he b

uild

ing

as a

resu

lt of

the

prop

osal

.

J M

Pea

rce

Arch

itect

s P

ty L

td is

loca

ted

in Ip

swic

h, Q

LD. A

s pa

rt of

thei

r pro

fess

iona

l ser

vice

s, J

M P

earc

e A

rchi

tect

s P

ty L

td u

nder

take

s sp

ecia

lised

ser

vice

s in

he

ritag

e an

d co

nser

vatio

n of

her

itage

bui

ldin

gs a

nd p

lace

s. R

efer

to A

ppen

dix

H –

Com

pany

Pro

file

& C

V –

J M

Pea

rce

Arc

hite

cts

Pty

Ltd

for f

urth

er in

form

atio

n.

Ref

er to

the

belo

w re

spon

ses

prov

ided

with

rega

rds

to th

e “B

uild

ing

Des

ign”

whi

ch h

ave

been

exe

cute

d by

J M

Pea

rce

Arch

itect

s P

ty L

td.

Bui

ldin

g D

esig

n

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

Ass

essa

ble

Dev

elop

men

t

P1

Pre

mis

es li

sted

in S

ched

ule

4 as

a p

lace

of

char

acte

r or h

erita

ge s

igni

fican

ce a

re c

onse

rved

hav

ing

rega

rd to

: (1

) A

dapt

atio

n an

d re

use

of b

uild

ings

; (2

) Th

e se

tting

of b

uild

ings

, con

tent

s an

d m

ater

ial

finis

hes;

and

(3

) Th

e co

ntin

ued

care

of t

he b

uild

ing

or p

rem

ises

. N

ote:

An

appl

icat

ion

for a

sses

sabl

e de

velo

pmen

t affe

ctin

g or

adj

oini

ng p

rem

ises

of c

hara

cter

or h

erita

ge s

igni

fican

ce

shou

ld b

e ac

com

pani

ed b

y th

e in

form

atio

n de

taile

d in

the

Cha

ract

er/H

erita

ge p

rote

ctio

n P

lann

ing

Sche

me

Pol

icy.

S1

No

solu

tion

spec

ified

. C

ompl

ies

– Th

e cu

ltura

l her

itage

sig

nific

ance

has

bee

n id

entif

ied

and

the

desi

gn p

ropo

sal m

eets

is g

ener

ally

ac

cord

ing

to th

e Bu

rra

Cha

rter r

ecom

men

datio

ns a

nd a

rticl

es.

The

surv

ivin

g or

igin

al fa

bric

is n

ot p

ropo

sed

to b

e m

odifi

ed in

th

e ad

apta

tion.

Th

e te

nanc

y fit

out

whi

le c

onte

mpo

rary

is s

ensi

tive

to th

e m

ater

ial f

inis

hes

and

surv

ivin

g ar

chite

ctur

al e

lem

ents

on

the

exis

ting

build

ing.

Th

e te

nanc

y fit

out

will

allo

w fo

r con

tinue

d m

aint

enan

ce a

nd

care

of t

he b

uild

ing.

(J

M P

earc

e A

rchi

tect

s P

ty L

td, 2

013)

R

efer

to A

ppen

dix

J fo

r fur

ther

det

ails

.

P2

Alte

ratio

ns o

r add

ition

s m

ade

to b

uild

ings

, ite

ms

or

prem

ises

list

ed in

Sch

edul

e 4

as a

pla

ce o

f cha

ract

er o

r he

ritag

e si

gnifi

canc

e:

(i)

Are

sym

path

etic

with

the

char

acte

r and

ap

pear

ance

of t

he b

uild

ing,

item

or p

lace

; (ii

) P

rovi

de a

sen

sitiv

e vi

sual

dis

tinct

ion

betw

een

the

orig

inal

bui

ldin

g an

d ne

w w

ork;

(ii

i) M

aint

ain

the

visu

al p

rom

inen

ce o

f the

orig

inal

fa

bric

; and

(iv

) E

nsur

e m

echa

nica

l pla

nt a

nd o

ther

new

se

rvic

es h

ave

min

imal

impa

ct o

n th

e ap

pear

ance

and

inte

grity

of t

he b

uild

ing.

S2

No

solu

tion

spec

ified

. C

ompl

ies

– Th

e te

nanc

y fit

out

whi

le c

onte

mpo

rary

is

sens

itive

to th

e m

ater

ial f

inis

hes

and

surv

ivin

g ar

chite

ctur

al

elem

ents

on

the

exis

ting

build

ing.

Th

e pr

opos

al d

oes

not m

ake

the

dist

inct

ion

betw

een

the

new

an

d th

e or

igin

al fa

bric

wor

se.

The

orig

inal

fabr

ic re

mai

ns is

pro

min

ent.

N

o m

echa

nica

l pla

nt e

quip

men

t/new

ser

vice

s w

ill b

e vi

sibl

e af

fect

ing

the

appe

aran

ce o

r int

egrit

y of

the

build

ing.

(J

M P

earc

e A

rchi

tect

s P

ty L

td, 2

013)

R

efer

to A

ppen

dix

J fo

r fur

ther

det

ails

.

P3

Whe

re th

e pr

emis

es a

re id

entif

ied

as h

avin

g S

3 N

o so

lutio

n sp

ecifi

ed.

Not

App

licab

le –

No

indi

geno

us c

ultu

ral h

erita

ge s

igni

fican

ce

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

50

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

indi

geno

us c

ultu

ral h

erita

ge s

igni

fican

ce, t

he d

evel

opm

ent

does

not

impa

ir th

e cu

ltura

l sig

nific

ance

of t

he p

lace

by

exer

cisi

ng a

cul

tura

l her

itage

dut

y of

car

e.

has

been

iden

tifie

d in

the

in th

e in

form

atio

n pr

ovid

ed.

This

doe

s no

t exc

lude

a d

uty

of c

are

to a

ddre

ss a

ny

indi

geno

us s

igni

fican

ce th

at e

xist

s or

is d

isco

vere

d.

(J M

Pea

rce

Arc

hite

cts

Pty

Ltd

, 201

3)

Ref

er to

App

endi

x J

for f

urth

er d

etai

ls.

Bui

ldin

g W

orki

ng in

volv

ing

Dem

oliti

on o

r Rem

oval

P4

Any

wor

k in

volv

ing

parti

al o

r tot

al d

emol

ition

or

rem

oval

of p

rem

ises

list

ed in

Sch

edul

e 4

as a

pla

ce o

f ch

arac

ter o

r her

itage

sig

nific

ance

is u

nder

take

n su

ch th

at

ther

e is

no

loss

of c

hara

cter

/her

itage

sig

nific

ance

. In

pa

rticu

lar,

any

deve

lopm

ent m

aint

ains

: (i)

Th

e hi

stor

ical

, eco

nom

ic o

r soc

ial t

hem

es th

at

are

of im

porta

nce

to th

e C

ity w

hich

are

di

spla

yed

by th

e bu

ildin

g;

(ii)

The

aest

hetic

mer

it, d

esig

n ch

arac

teris

tics

or

cons

truct

ion

tech

niqu

es o

f sig

nific

ance

to th

e C

ity;

(iii)

The

impo

rtanc

e of

the

build

ing

as a

not

able

C

ity o

r loc

al la

ndm

ark;

and

(iv

) Th

e im

porta

nce

of th

e bu

ildin

g in

rela

tion

to th

e vi

sual

cha

ract

er a

nd a

men

ity o

f the

loca

l st

reet

scap

e.

S4

No

solu

tion

spec

ified

. C

ompl

ies

– Th

is H

erita

ge Im

pact

Sta

tem

ent a

ccom

pany

ing

the

appl

icat

ion

verif

ies

the

prop

osal

has

bee

n pr

epar

ed in

ac

cord

ance

with

the

Gui

delin

es to

the

Bur

ra C

harte

r: P

roce

dure

s fo

r Und

erta

king

Stu

dies

and

Rep

orts

. Th

e re

plac

emen

t of p

revi

ous

mod

ifica

tions

for n

ew te

nanc

y fit

out p

urpo

ses

will

not

redu

ce th

e si

gnifi

canc

e of

the

build

ings

ae

sthe

tics,

con

stru

ctio

n te

chni

ques

, lan

dmar

k qu

aliti

es, o

r ch

arac

ter a

nd a

men

ity o

f the

loca

l stre

etsc

ape.

(J

M P

earc

e A

rchi

tect

s P

ty L

td, 2

013)

R

efer

to A

ppen

dix

J fo

r fur

ther

det

ails

.

Dev

elop

men

t Adj

oini

ng a

Pla

ce o

f Cha

ract

er o

r Her

itage

Sig

nific

ance

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Ass

essa

ble

Dev

elop

men

t

P1

Bui

ldin

gs a

re d

esig

ned

and

site

d to

com

plem

ent

the

char

acte

r and

her

itage

val

ues

whe

re a

djoi

ning

pr

emis

es li

sted

in S

ched

ule

4 as

a p

lace

of c

hara

cter

or

herit

age

sign

ifica

nce.

S1

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

here

are

no

chan

ges

prop

osed

to th

e ex

tern

al s

truct

ure

of th

e ex

istin

g bu

ildin

g. T

he T

&G

Bui

ldin

g w

as

P2

Dev

elop

men

t, ot

her t

han

build

ing

wor

k, d

oes

not

impa

ir vi

ews

of th

e pr

emis

es o

f cha

ract

er o

r her

itage

si

gnifi

canc

e.

S2

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

here

are

no

chan

ges

prop

osed

to th

e ex

tern

al s

truct

ure

of th

e ex

istin

g bu

ildin

g. T

here

fore

, the

ex

istin

g st

reet

vie

ws

will

not

be

impa

ired

by th

e pr

opos

ed

deve

lopm

ent.

Tow

n P

lann

ing

Rep

ort

116

Vic

toria

Stre

et, M

acka

y

Mar

ch 2

013

Car

dno

HR

P12

320

51

Spec

ific

Out

com

es

Acc

epta

ble

/ Pro

babl

e So

lutio

ns

Res

pons

e

P3

Rec

onfig

urin

g a

lot d

oes

not c

reat

e po

tent

ial

build

ing

site

s w

hich

impa

ir th

e vi

sual

set

ting

of p

rem

ises

of

char

acte

r or h

erita

ge s

igni

fican

ce.

S3

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

he p

ropo

sed

deve

lopm

ent i

s no

t for

a

Rec

onfig

urat

ion

of L

ot

P4

Dev

elop

men

t on

prem

ises

adj

oini

ng p

rem

ises

lis

ted

in S

ched

ule

4 as

a p

lace

of c

hara

cter

or h

erita

ge

sign

ifica

nce,

are

des

igne

d an

d si

ted

to m

aint

ain

and

com

plem

ent t

he a

ppea

ranc

e an

d pr

omin

ence

of a

n ex

istin

g si

gnifi

cant

bui

ldin

g, it

em o

r pla

ce.

S4

No

solu

tion

spec

ified

. N

ot A

pplic

able

– T

he p

ropo

sed

deve

lopm

ent a

djoi

ns th

e H

amilt

ons

Bui

ldin

g w

hich

is li

sted

in S

ched

ule

4 as

a p

lace

of

char

acte

r or h

erita

ge s

igni

fican

ce.

How

ever

, the

use

will

not

det

ract

from

the

build

ing,

whi

ch is

cu

rren

tly o

ccup

ied

by a

Sho

p, b

eing

Ham

ilton

s Fl

oris

t. Th

e pr

opos

ed d

evel

opm

ent m

aint

ains

all

exis

ting

herit

age

feat

ure

of th

e bu

ildin

g, b

eing

on

the

first

floo

r, an

d co

nsis

tent

with

the

adjo

inin

g he

ritag

e bu

ildin

g.


Error! Reference source not found. Cardno HRP 52


APPENDIX

B PROPOSAL PLANS




APPENDIX

C OWNERS CONSENT

The Chief Executive Officer Mackay Regional Council PO Box 41 MACKAY 4740

Dear Sir

COMPANY OWNER’S CONSENT We, _________________________________________________ Director, and;

________________________________________________, Director/Secretary

of Antoska Enterprises Pty Limited, as Tenant in Common, of property situated at

116 Victoria Street, Mackay described as Lot 1 on RP700828, Lot 1 on

RP700823 and Lot 1 on RP709818, consent to the making of a development

application under the Sustainable Planning Act 2009 by Cardno HRP on the

abovementioned property.

Yours faithfully,

Director Date: Director/Secretary Date:

The Chief Executive Officer Mackay Regional Council PO Box 41 MACKAY 4740

Dear Sir

COMPANY OWNER’S CONSENT We, _________________________________________________ Director, and;

________________________________________________, Director/Secretary

of Deviru Pty Limited, as Tenant in Common, of property situated at 116 Victoria

Street, Mackay described as Lot 1 on RP700828, Lot 1 on RP700823 and Lot 1

on RP709818, consent to the making of a development application under the

Sustainable Planning Act 2009 by Cardno HRP on the abovementioned property.

Yours faithfully,

Director Date: Director/Secretary Date:




APPENDIX

D TITLE SEARCHES

CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 15501442Search Date: 05/02/2013 09:02 Title Reference: 21463185 Date Created: 29/04/1991 Previous Title: 21344108 REGISTERED OWNER Interest Dealing No: 700008929 26/05/1994

DEVIRU PTY LIMITED 2/5ANTOSKA ENTERPRISES PTY LIMITED 3/5 AS TENANTS IN COMMON ESTATE AND LAND Estate in Fee Simple LOT 1 REGISTERED PLAN 700828 County of CARLISLE Parish of HOWARD Local Government: MACKAY EASEMENTS, ENCUMBRANCES AND INTERESTS 1. Rights and interests reserved to the Crown by Deed of Grant No. 10031015 (ALLOT 2 SEC 27) 2. LEASE No 601021889 (T504129E) 15/10/1990 OF PART OF THE GROUND FLOOR TO MAUREEN MCINTYRE, DARRYL PARSONS-YOUNG COMMENICNG 06 NOV 1989 TERMINATING 05 NOV 1992 3. LEASE No 601018507 (T530388M) 11/04/1991 OF PART OF THE GROUND FLOOR TO ROCKMANS STORES LIMITED COMMENCING 02 JUL 1990 TERMINATING 01 JUL 1993 4. LEASE No 601021890 (T530389P) 11/04/1991 OF PART OF THE GROUND FLOOR TO JOHN FRANCES FORDYCE, SUE ANNE FORDYCE, GORDON DOUGLAS SIMPSON, JAN MAREE SIMPSON COMMENCING 01 NOV 1989 TERMINATING 31 OCT 1992 5. LEASE No 601006638 (T713820Y) 25/10/1993 at 11:49 To MACKAY ENTERPRISE CENTRE PTY LTD OVER PART OF THE FIRST FLOOR FROM 9 OCT 1992 TO 8 OCT 1995 Page 1/2

CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 15501442Search Date: 05/02/2013 09:02 Title Reference: 21463185 Date Created: 29/04/1991 EASEMENTS, ENCUMBRANCES AND INTERESTS 6. MORTGAGE No 700008939 26/05/1994 at 14:32 to METWAY BANK LIMITED 7. TRANSFER No 703494972 04/08/1999 at 14:08 MORTGAGE: 700008939 BANK OF QUEENSLAND LIMITED A.C.N. 009 656 740 8. TRANSFER No 709021046 30/09/2005 at 13:47 MORTGAGE: 700008939 MICHAEL ALAN ANTOSKA 9. LEASE No 700243609 22/09/1994 at 16:20 To ROCKMANS STORES LIMITED OVER PART OF THE GROUND FLOOR OF THE BUILDING COMMENCING 1ST FEBRUARY 1993 TERMINATING 31ST JANUARY 1998 10. LEASE No 702318273 05/11/1997 at 14:52 ABDULLAH KAR MAKBULE KAR JOINT TENANTS OF PART OF THE GROUND FLOOR 11. TRANSFER No 704153823 04/07/2000 at 15:44 LEASE: 702318273 ABULLAH KAR TENANT IN COMMON 13/50 MAKBULE KAR TENANT IN COMMON 1/4 DAVID NICHOLSON TENANT IN COMMON 6/25 SHANNON MAREE BENTLEY TENANT IN COMMON 1/4 12. LEASE No 702940378 07/10/1998 at 12:14 ROCKMANS STORES PTY LTD A.C.N. 002 213 185 OVER PART OF THE GROUND FLOOR. ADMINISTRATIVE ADVICES - NILUNREGISTERED DEALINGS - NIL CERTIFICATE OF TITLE ISSUED - No

Caution - Charges do not necessarily appear in order of priority

** End of Current Title Search **

COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2013]Requested By: D APPLICATIONS CITEC CONFIRM Page 2/2


DEVIRU PTY LIMITED 2/5ANTOSKA ENTERPRISES PTY LIMITED 3/5 AS TENANTS IN COMMON ESTATE AND LAND Estate in Fee Simple LOT 1 REGISTERED PLAN 700823 County of CARLISLE Parish of HOWARD Local Government: MACKAY EASEMENTS, ENCUMBRANCES AND INTERESTS 1. Rights and interests reserved to the Crown by Deed of Grant No. 10031055 (ALLOT 1 SEC 27) 2. MORTGAGE No 700008939 26/05/1994 at 14:32 to METWAY BANK LIMITED 3. TRANSFER No 703494972 04/08/1999 at 14:08 MORTGAGE: 700008939 BANK OF QUEENSLAND LIMITED A.C.N. 009 656 740 4. TRANSFER No 709021046 30/09/2005 at 13:47 MORTGAGE: 700008939 MICHAEL ALAN ANTOSKA 5. LEASE No 708175374 29/10/2004 at 16:20 CHRIS AND DONNA PTY LTD A.C.N. 108 136 376 TRUSTEE UNDER INSTRUMENT 708175374 ADMINISTRATIVE ADVICES - NILUNREGISTERED DEALINGS - NIL CERTIFICATE OF TITLE ISSUED - No

Corrections have occurred - Refer to Historical Search





DEVIRU PTY LIMITED 2/5ANTOSKA ENTERPRISES PTY LLIMITED 3/5 AS TENANTS IN COMMON ESTATE AND LAND Estate in Fee Simple LOT 1 REGISTERED PLAN 709818 County of CARLISLE Parish of HOWARD Local Government: MACKAY EASEMENTS, ENCUMBRANCES AND INTERESTS 1. Rights and interests reserved to the Crown by Deed of Grant No. 10031015 (ALLOT 1 SEC 27) 2. EASEMENT No 601073116 (N200959) 24/06/1938 BURDENING THE LAND TO SUB 2 ON RP9818 OVER SUB 1 ON RP9818 3. EASEMENT No 601073117 (N200960) 24/06/1938 BENEFITING THE LAND OVER EASEMENT A ON RP9818 4. MORTGAGE No 700008939 26/05/1994 at 14:32 to METWAY BANK LIMITED 5. TRANSFER No 703494972 04/08/1999 at 14:08 MORTGAGE: 700008939 BANK OF QUEENSLAND LIMITED A.C.N. 009 656 740 6. TRANSFER No 709021046 30/09/2005 at 13:47 MORTGAGE: 700008939 MICHAEL ALAN ANTOSKA ADMINISTRATIVE ADVICES - NILUNREGISTERED DEALINGS - NIL CERTIFICATE OF TITLE ISSUED - No Page 1/2

CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 15608919Search Date: 20/02/2013 15:00 Title Reference: 21254148 Date Created: 07/08/1984







APPENDIX

E REGISTERED SURVEY PLAN AND SMART MAP

524CI3748

RE2160m²

11SP214686

RE

3.581ha

12SP214686

SL

4.73ha

ASP

232830

DSP234310

110SP244664

FH

13.48ha

1RP700743

2RP700743

1RP712507

2RP712507

00000SP136060

3RP

714469

15M912FH

2023m²

1RP

714469

2RP

714469

6CI4266

FH1416m²

2SP

156765

14SP154519

0SP136060

0SP

136060

101SP178465

3577m²

0SP210491

0SP

210491

0SP

210491

00000SP210491

FH0m²

00000SP

194347

0SP

1943473288m²A

SP194347

40SP217914

FH7899m²

ASP217914

ASP2215480

SP200333

0SP200333

00000SP200333

1RP734885

FH2798m²

1RP743736

FH

3299m²

1RP739209

FH

4576m²

1RP

700719

2RP

7007191

RP725515

1RP708837

2RP708837

1RP700711

2RP700711 2

RP7007141RP7071142RP707114

3RP707114

1RP700715

2RP700715

2RP708804

1RP708804

3RP

708804

1RP

7073821

RP719312

3RP

706508

1RP

700737

1RP

717268

1RP

747891

00000BUP

105435

2RP912660

5CP800783

RE

1.1816ha

1RP912660

12SP139449

FH

6178m²

1SP180371

FH

4360m²

0BUP

105435

0BUP

105435

ASP139453

11SP

194981 FH1705m²

ASP188765

4

SP232808

RE

5623m²

6SP232808

RE

2.212ha

20SP251768

FH4051m²

133SP244675

FH

4438m²

5RP744739

2RP710580

1RP710580

1RP

700952

1RP

727001

1RP700954

2RP700954

3RP744740

1RP700953

4RP744740

0BUP70299

0BUP

70299

1BUP70299

2BUP70299

0BUP71295

0BUP712951

BUP712952

BUP712953

BUP712954

BUP712955

BUP712956

BUP712950SP121700

0SP

121700

1SP121700

2SP121700

3SP121700

4SP121700

5SP121700

6SP121700

7SP12170010

SP12170011

SP12170012

SP12170013

SP12170014

SP12170015

SP121700

3RP

708825

1RP

708825

2RP

708825

4RP707400

3RP

707400

2RP708831

1RP

708831

1RP

707400

4RP

708825

12SP210168

RE

6.61ha

10SP221545

1904m²

14USL26893

SL

4.52ha

133AP17238

SL

2000m²

14SP210167

2RP711778

1RP711778

1RP700937

1RP747347

2RP700938

145M918FH

2023m²

1RP7009421750m²

2RP

747347

9RP

744285

2RP

7009422

RP700933

7RP706432

5RP706432

1RP706432

2RP700936

2RP

700941

2RP744283

8RP7442841980m²

1RP7009401606m²

1RP7009391619m²

10SP139583

11SP139583

12SP13958313

SP13958314

SP139583

0SP139583

BSP139583

DSP139583

CSP139583E

SP139583

10SP129627

FH

3500m²

11SP129627

3RP706432

ASP1395832

SP2385680

SP238568

3SP238568

1SP238568

0SP244223

0SP244223

1SP244223

2SP244223

1SP244223

2SP244223

2SP

252788

9SP252784

FH

3.188ha

1SP

252789

1AP17430

SL1.85ha

2RP700727

4RP700726

3RP700726

2RP700726

1RP700726

2RP707902

0GTP104588

2RP700738

00000BUP70086

00000BUP70105

2RP707379

1RP700740

1RP740740 6

M918FH

2023m²

0GTP

1045241

GTP1045241RP708729

2RP708729

1RP7082922RP708292

7RP706530

8RP706530

1RP706530

6RP706530

2RP706706

3RP706706

5RP

706857

4RP

706857

3RP701027

1RP

701027

2RP

701027

585M918

FH

2.023ha

5RP701014

2RP

701014

1RP

701014

0GTP70265

1GTP70265

2GTP70265

3GTP70265

4GTP70265

0GTP70448

2GTP70448

1GTP70476

2GTP70476

3GTP70476

4GTP70476

0GTP70476

2RP740740

2GTP104524

3GTP104524

4GTP104524

1GTP104588

2GTP104588

3GTP104588

0BUP

70370

0BUP

70370

34SP

136126

ARP740740

29

SP152051

FH

3935m²

0SP

164912

0SP164912

00000SP164912

0BUP70086

0BUP70086

0BUP70105

0BUP70105

0BUP71652

0BUP71652

1BUP71652

2BUP71652

3BUP71652

4BUP71652

5BUP71652

1SP172923

FH

2973m²

3SP233401

FH1660m²

21M9153

22M9153809m²

23M9153809m²

24M9153

25M9153809m²

26M9153809m²

27M9153

28M9153794m²

5RP706404

2RP744696

1RP700780

4RP744741

3RP744741

1RP700781

1RP883619

FH

2832m²2

RP7155022RP7007831RP700784

2RP7149201

RP7149205

RP7454816

RP745481

1RP

706915

2RP

706915

3RP

706915 2RP713422

3RP713422

509CI3653

1695m²

1RP8419222037m²

2RP744731

2RP

713510

2RP7008213RP700821

4RP70082111

RP74572712

RP7457272

RP7008221

RP7008221

RP7063541

RP709999

1RP

713422

1RP709640

2RP

7187361390m²

1RP718736

2RP

711418

1RP702037

4RP706404

4RP707225

2RP702057

2RP707225

6M91212

FH

1.833ha

1RP700861

2RP700861

11CI

4331

0GTP

702313

GTP70231

2GTP70231

1GTP70231

1RP

866493

6RP890115

5RP890115

3SP104768

ARP713831

ARP713831

5SP152084

12SP157798 13

SP157798

ASP157798

0BUP71071

0BUP71071

1BUP71071

2BUP71071

3BUP71071

4BUP71071

5BUP71071

6BUP71071

7BUP71071

0SP136333

0SP136333

00000SP

136333

00000SP139601

00000SP139601

0SP

200346

0SP200346

0SP200346

1SP200346

2SP200346

3SP200346

4SP200346

5SP200346

6SP200346

7SP200346

8SP200346

9SP200346

10SP200346

11SP200346

12SP200346

2RP

712147

2RP700903

2RP700905

3RP700906

2RP700906

2RP700904

1RP700904

1RP706649

2RP706649

2RP700907

2RP728870

1RP728870

5RP

700908

12RP745926

4RP7009093RP7009092RP7009091RP7009091

RP7009102RP7009102RP707439

4RP700911

2RP

700911

1RP

712147

00000BUP71102

95M918

2023m²

2RP

711697

1RP

711697

2RP7077861

RP7009022

RP700902

4RP

700908

00000BUP100098

2RP700932

1RP714675

2RP714675

134M918FH

2023m²

135M918FH

2023m²

136M918

2023m²

7M91131

2023m²

138M918

2023m²

139M918

2023m²

1RP7009282

RP7009281

RP7009292

RP700929

2RP700926

1RP700931

1RP807989

2RP715478

153M918FH2023m²

12RP745921

11RP745921

1RP

700946

1RP749056

2RP749828

2046m²

3RP

801141

0BUP

71091

4BUP710910

BUP71091

3BUP71091

2BUP710911BUP71091

2BUP70561

1BUP70561

0BUP705610

BUP70561

3SP143356

4SP

122887

ARP728870

14SP159746

FH2453m²

13SP1597461590m²

BSP159746

ASP159746

0BUP100098 0

BUP100098

0BUP70601

0BUP70601

1BUP706012BUP70601

3BUP70601

4BUP70601

0BUP711020

BUP71102

21SP

1855612042m²

1RP700926

5SP194977

FH

6720m²

4SP194976

FH

7675m²

6SP194978

FH

5570m²

4SP204888

FH2008m²

11SP240247

FH4021m²

1RP700890

2RP700890

3RP700890

4RP700890

1RP700891

2RP700891

3RP700891

1RP700896

1RP7080032RP708003

1RP7008971RP7182801

RP700898

1RP709789

1RP

720698

2RP

720698

2RP706953

3RP706953

2RP702080

2RP700894

2RP700914

3RP700915

2RP700915

1RP700915

1RP700916

1RP

700917

2RP

700917

1RP

700918

1RP7009192

RP7009191

RP74429113

RP7459241RP711230

3RP711230

2RP718280

1RP800558

FH

4800m²

1GTP70117

2GTP70117 3

GTP701170GTP70117

4GTP70482

3GTP704822

GTP704821GTP70482

0GTP

70482

0GTP70482

ARP721820

BRP721820

1SP

149586

0BUP70681

0BUP70681

1BUP70681

2BUP70681 2

BUP70681

3BUP70681 3

BUP70681

4BUP70681

4BUP70681

5BUP70681

5BUP70681

6BUP70681

6BUP706817

BUP70681

7BUP70681

0SP141258

0SP141258

1SP141258

2SP141258

3SP141258

4SP141258

5SP141258

6SP141258

7SP141258

8SP141258

0SP193993

0SP193993

1SP193993

2SP193993

3SP193993

4SP193993

5SP193993

6SP193993

7SP193993

8SP193993

10SP214682

123SP248086

FH2717m²

3RP

740476

10RP745935

11RP745935

1RP738810FH

2021m²1

RP7007092

RP700709

1RP

708985

2RP

708985

5RP7375471392m²

13RP745731

2RP7007061611m²

1RP719284

2RP700708

3RP700708

1RP7446972

RP74469712

RP745934

2RP700707

12RP743529

FH

2054m²

2RP700729

1RP700730

2RP700730

1RP

700731

2RP

700731

1RP710500

2RP710500

3RP

707186

4RP

707186

2RP

715831

3RP719112

4RP719112

1RP719112

2RP

710312

3RP711757

4RP

711757

1RP

715831

1RP700733

11CP892313

FH

4046m²

2RP716202

1RP716202

1RP709662

2RP707413

1RP707413 2

RP700744

11RP745933

2RP700745

6RP814162

5RP814162

1RP7007492

RP7007493RP7007491

RP700750

1RP741366

FH2543m²

2RP70075213

RP745932

1RP

700753

2RP

7007532

RP710292

12RP745930

54M912FH

2023m²

55M912FH

2023m²

56M912

2023m²

57M912

2023m²3

RP7007642RP7007641

RP700764

9RP744669

FH

3053m²1

RP700765

2RP

700761

1RP

710292

12RP745933

2RP719112

1RP748987 14

RP8455421527m²

3RP

700744

ARP716088

BRP716088

ARP710292

BRP716202

ARP716202

ASP172228

BRP735232

ARP735232

0BUP

71587

0BUP71587

00000BUP71587

10SP199836

FH

3035m²

1SP251377

FH3054m²

1RP7008991361m²

2RP713221

1RP713221

3RP713221

1RP708720

2RP708720

3RP

708720195

M912FH

1467m²

1RP

7009002

RP7009002

RP7288501490m²

2RP711390

3RP711390

1RP727591

1RP708072

3RP708503

4RP

711390

2RP702038

213M912

986m²

2RP

707048

1RP

707048 1RP

700921

2RP745790

FH1501m²

4RP700921

201M912

2RP

7354753

RP735475 204

M912

1RP711390

1RP728850

2SP1376982018m²

1SP152059

1473m²2

SP152059

ASP152059

901SP104472

901SP

104472

2SP1920701456m²

3SP200553

ASP230583

0SP

230584

0SP

230584

0SP230584

00000SP

230584

00000SP

2305841

SP230584

1SP

230584

1RP

727588

2RP900898

FH

3050m²

1RP900898

3RP900898

1RP708028

2RP706666

1RP719317

FH2018m²

13RP891640

2RP700793

1RP

725886

2RP

725886

2RP

702071

1RP

710892

1RP

715028

3RP

7319171

RP700823

1RP700828

1RP708902

2RP707004

2RP717576

5RP717996

4RP

717996

3RP

717996

2RP

717996

1RP

717996

2RP700831

1RP700831

2RP718052

1RP718052

2RP712139

1RP712139

1RP702093

2RP702093

3RP702093

15RP729825

FH

2848m²

16M

91102 17RP7084501434m²

2RP708629

1RP7008332RP700833

2RP706803 1RP706803

2RP

709818

2RP707052

4RP702093

1RP707052

2RP714910

1RP714910

2RP700867

1RP700866

1RP721449

1RP700863

2RP700870

4RP706762

153M912

154M912

1RP

716065

2RP

716065

159M912FH

1189m² 160M912

161M912

1RP7008752RP700875163M912

3RP700876

1RP722356

2RP

719706

2RP

725880

1RP

725880

1RP

710598

7RP700863

6RP700863

5RP700863

4RP700863

3RP721449

3RP700872

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DCDBLot/Plan 2/RP702071Area/Volume 271m²Tenure FREEHOLDLocal Government MACKAY REGIONALLocality MACKAYParish HOWARDCounty CARLISLESegment/Parcel 61824/19

SUBJECT PARCEL DESCRIPTION

SCALE 1 : 5000HORIZONTAL DATUM:GDA94 ZONE:55

m

100 200 300 400 5000

8755-42412STANDARD MAP NUMBER

149°11'07".650

21°08'26".978

MACKAY

0.20 KM

MAP WINDOW POSITION &NEAREST LOCATION

PRINTED (dd/mm/yyyy) 21/12/2012

DCDB 20/12/2012

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

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

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

CLIENT SERVICE STANDARDS

SmartMapAn External Product of

SmartMap Information Services

Based upon an extraction from theDigital Cadastral Data Base

(c) The State of Queensland,(Department of NaturalResources and Mines) 2012.

72 64 00m E

64

66

66

68

68

72 70

72 70

72

72

74

74

766 00 00 m N

766 00

0202

0404

0606

0808

766 10

766 10

1212

1414

GDA

Queensland Government

21°08'51".070

149°10'47".887 149°11'00" 149°11'27".413

21°08'51".070

21°08'30"

21°08'02".885

149°11'27".413149°11'00"

21°08'02".885

149°10'47".887

21°08'30"




APPENDIX

F SEARCHES: CLR AND EMR

Department of Environment and Heritage Protection (EHP)ABN 46 640 294 485

400 George St Brisbane, Queensland 4000GPO Box 2454 Brisbane QLD 4001 AUSTRALIA

www.ehp.qld.gov.au

SEARCH RESPONSEENVIRONMENTAL MANAGEMENT REGISTER (EMR)

CONTAMINATED LAND REGISTER (CLR)

Transaction ID: 49041102 EMR Site Id: 05 February 2013This response relates to a search request received for the site:

Lot: 1 Plan: RP700828

EMR RESULT

The above site is NOT included on the Environmental Management Register.

CLR RESULT

The above site is NOT included on the Contaminated Land Register.

ADDITIONAL ADVICE

From the 1st August 2012, the price of an EMR/CLR search will increase to $41.55 per lot forinternet based searches and $48.85 per lot for EMR/CLR searches done by means other than theinternet.

If you have any queries in relation to this search please phone 13QGOV (13 74 68)

RegistrarAdministering Authority

Page 1 of 1



www.ehp.qld.gov.au





EMR RESULT


CLR RESULT


ADDITIONAL ADVICE




Page 1 of 1




APPENDIX

G VEGETATION AND COASTAL SEARCHES




APPENDIX

H MACKAY REGIONAL COUNCIL – PRE-LODGMENT ADVICE




APPENDIX

I COMPANY PROFILE & CV - J M PEARCE ARCHITECTS PTY LTD

COMPANY PROFILE

Director: Jacqueline M Pearce ARCHITECT RAIA

B Blt Env, B Arch (hons) QLD Board of Architects Reg 3553

J M Pearce Architects has operated as a general practice with a heritage and

conservation specialty since July 2003.

The practice provides specialised services in heritage and conservation including

Conservation Management Plans, Heritage and Character Assessment, Heritage

Impact Reports, Fabric Condition Reports, design advice for adapting heritage listed

or character buildings, Architectural Material Conservation, Heritage Paint Colour

Schemes, and Heritage Act Compliance and Planning.

New design in character areas and adaptive re-use of existing heritage listed

buildings is a key area of concentration. A range of new building work including

commercial offices, cafes, community centres, information centres, multi-residential

and housing projects have also been undertaken by the director.

The director has a commitment to heritage and conservation demonstrated by

membership and to the international heritage organisation ICOMOS, which

developed the Burra Charter. This membership contributes awareness of current

best practice in the broader heritage field. Jacqueline has recently been nominated

to the Executive Committee of ICOMOS for 2012/13 and is now the current

Queensland ICOMOS Representative. Membership of this committee and to the

Ipswich City Council Heritage Consultative Committee, Design Sub-Committee for

over 10 years has proven to be a key area of contribution.

1920s Image J M Pearce Architects Office 25 Warwick Road Ipswich

SSELECTED PROJECT LIST

St Mary’s Church Ipswich Major stone work conservation, re-pointing, repairs to stone features and steeples, over 6 year period. Microscopic paint analysis and paint colour scheme. (Queensland Heritage Register) Winner of 2010 Ipswich Awards for Excellence Gold Award – Heritage. St Brigid’s Rosewood Conservation Management Plan: Heritage Architect Consultancy for Catholic Church, and conservation work on the largest timber church in Australia. (Queensland Heritage Register)

University of Queensland Ipswich Campus Feasibility Study with Suters Architects for adaptive re-use design of Blair Pavilion and Charles House, buildings currently unused on the historic Ipswich Campus entered in the Queensland Heritage Register. Ipswich Railway Workshops Heritage Architect Consultancy as part of Consultant team, assisting with Master Planning for future expansion of the Queensland Museum & QR operations. The work included consideration to the adaptive re-use and feasibility of the railway workshops buildings contributing to the development of the Master Plan.

Ipswich Railway Station Refurbishment of the Passenger Station Interior (above left). This station structure is not a heritage building however historic interpretation was a key theme displaying the early history and previous Station buildings. The project included display of historic items from the Railay Workshops Museum.

Queens Park Environmental Education Centre Design and documentation of the new facility within the heritage listed parkland. Winner of 2009 Ipswich Awards for Excellence Overall Award. (Queensland Heritage Register) “Rhossilli” Conservation and adaptive work to the prominent and significant 1888 brick residence in Ipswich. (Ipswich Heritage Register) Winner of 2008 Ipswich Awards for Excellence Gold Award – Heritage University of Queensland Gatton Campus Heritage Impact Report supporting the development of the new swimming pool facility, providing heritage advice, interpreting the significant aspects and Archival Recording for the removal of the 1950s War Memorial Swimming Pool, a place entered in the Queensland Heritage Register.

W M Hughes Street – North Ipswich Railway Workshops Heritage Impact Report supporting the development of the site, removal of buildings from within the heritage boundary providing heritage advice, and Archival Recording of the removed buildings, a place entered in the Queensland Heritage Register Kirra State School Conservation Management Plan:: Heritage Architect Consultancy for Gold Coast City Council. Documentation and design provided for the conservation management & development of the former School, conversion to Community Centre. (Gold Coast Heritage Register). 2011 National Trust of Queensland Heritage Awards, Silver Award Winner.

Saint Augustine’s Church Coolangatta Major Conservation Management, extensions, fabric restoration for the 1925 Romanesque brick church with 1963 addition. (Gold Coast Heritage Register) Southport Broadwater Parklands Heritage Architect Consultancy: to provide guidelines for the conservation and interpretation of heritage in the redevelopment along the 3km Southport Broadwater frontage. (Gold Coast Heritage Register)

Southport Bathing Pavilion Heritage Architect Consultancy: to provide guidelines for the conservation and adaptive re-development, included in the Southport Broadwater Parklands area. (Queensland Heritage Register)

Ripley Valley Structure Plan Heritage Architect Services for Design Charette and a summary strategy supporting the neighborhood plan to the requirements of the structure plan. Heritage Impact Report supporting the resulting neighborhood design through to Development Application. Brisbane Parliament House Heritage Architect Consultancy. Materials/Stone restoration documentation and condition report for Conservation work to the external walls and fence. (Queensland Heritage Register)

Old Queensland Museum Heritage Architect Consultancy. Provision of materials conservation condition report, photographic survey, reports on brickwork and stucco render and archival documentation of demolished add-on building. (Queensland Heritage Register)

AAdditions and Alterations to Heritage Residences Meron Street – Gold Coast (Australian Grand Designs Feature running on Fox) Rainworth House – Brisbane Lochiel – Brisbane Conservation Management Plans The following are recent places where Conservation Management Plans have been produced by J M Pearce Architects:

St Augustine’s Church Coolangatta Freshney House Toowoomba Hospital St Brigids Church Rosewood Burleigh Heads Tourist Park Caretakers Residence Ipswich Grammar School Ipswich Historic Cemeteries

Numerous Heritage Impact Reports, Heritage Significance Assessments, Condition Assessments, Paint Colour Analysis/Schems have been provided by the practice. A few examples are listed below: Heritage Impact Reports Queensland Club Refurbishments, Parliament House Stone Conservation, Paddington Church Childcare Centre Adaptive Re-use, Stonework Conservation St Mary’s Church Ipswich, & St Marys Church Warwick, Fernleigh House – 1860s residence, 490 Boundary St Springhill – 1880s residence to commercial adaptation, Gabbinbah Homestead – 1870s residence, Various for Townsville Railway Workshops high rise multi-residential Developments, Several Hotels, Rockhampton WW2 Swimming Pool – 1950s Heritage Significance Assessments Currumbin Creek House Southport ANZAC Memorial 258 Hawthorne Road Residence Condition Assessments Wyambyn House Esk Cenotaph Paint Colour Analysis – Paint Colour Scheme Recommendations Freshney House Toowoomba Hospital “Allwood” Toowoomba property 114 Queens Street Brisbane St Mary’s Coptic Church, Bethany House Yeronga,

CCURRICULUM VITAE JACQUELINE PEARCE

EMPLOYMENT (From July 1) 2003 – Current J M Pearce Architects Pty Ltd Director/Architect 1997 – 2003 Bruce Buchanan Architects Pty Ltd. Undergraduate & Graduate Architect

Registered Architect (QLD Reg No.3553)

EDUCATION 2004 Graduate Certificate of

Cultural Heritage Enrolled, Deakin University (deferred) 2002 Bachelor Of Architecture

2nd Class Div “A“ Honours, QUT Bachelor Built Environment

Distinction, QUT National Trust Historic Building Prize – Thesis 2002

“SURVIVING 1950s INDUSTRIAL ARCHITECTURE IN BRISBANE: An Era of Cultural Heritage or Not?”

MEMBERSHIPS RAIA – Member since 1996 N0. 23291 ICOMOS – Member since 2003 - Executive Committee Member and QLD ICOMOS Rep from 2012 ACA – Member since 2010 Ipswich Heritage Consultative Committee – (commenced 1999) 10 Years Service Award And Design Sub-committee (commenced 2002).

PREQUALIFICATIONS

Department of Environmental Resource Management (Qld Govt) Cultural Heritage Branch list of service providers. Queensland Government Certification of Prequalification for building consultancies (0678A). Ipswich City Council Heritage Consultancy Service Provider Gold Coast City Council Heritage Consultancy Service Provider Board of Architects QLD Registration No 3553.

AWARDS 2008 Ipswich Awards for Excellence Gold Award – Heritage “Rhossilli” 2008 Ipswich Awards for Excellence Overall Award – Commercial Office Springfield 2009 Ipswich Awards for Excellence Overall Award – Queens Park Environmental Education Centre and Café 2010 Ipswich Awards for Excellence Gold Award – Heritage St Mary’s Church Conservation Stone Re-pointing and Window Conservation. 2011 National Trust of Queensland Heritage Awards, Silver Award Winner for Kirra Hill Community and Cultural Centre. 2012 Ipswich Awards for Excellence Overall Award – St Mary’s Church Columbarium Design. 2012 Ipswich Awards for Excellence Gold Award – Ipswich Historic Cemeteries Conservation Management Plans.




APPENDIX

J HERITAGE IMPACT REPORT

1116 VICTORIA ST MACAKAY

COMMONWEALTH BANK TENANCY FITOUT Heritage Impact Report

Victoria St Frontage

1st MARCH 2013

Contents

1. Property Details 1

2. This Report 1

3. Historic Background/Description of Existing 2 4. Proposal Description 2

5. Cultural Heritage Significance 3 6. Statement of Impact on Heritage Significance 5

7. Appendix 6

i. Burra Charter Definitions

116 VICTORIA ST MACKAY TENANCY FITOUT Heritage Impact Report

1

1116 VICTORIA ST MACKAY

COMMONWEALTH BANK TENANCY FITOUT Heritage Impact Report

1. Property Details

Address – 116 VICTORIA STREET MACKAY QLD 4 Property Description - Lot 1 RP 700828, & Lot 1 RP 700825 Queensland Heritage Register Not Entered in the Queensland Heritage Register. Mackay City Council Schedule 4 Character/Heritage Place

2. This Report

The property (formerly the T & G Building) located at 116 Victoria St is entered in the Mackay City Centre Character / Heritage Premises List of Schedule 4 in the Mackay City Planning Scheme and is important for its aesthetic and historic contribution to the Mackay city centre. This report is provided for the owners. The report identifies the surviving culturally significant elements generally and notes that the proposed work is largely to existing altered areas. This report notes that the proposed work to provide a new tenancy fit out for the Commonwealth Bank will not negatively impact on the cultural heritage significance of the place. This report refers to the following documents and reports:

Mackay Region Pilot Heritage Study Recent photographs supplied, historic photographs sourced as referenced.

This report is to be read in conjunction with the drawings provided by “Graypuksand” issued on 13th February 2013. It is to be noted that no site investigation has been carried out for the purposes of this report.


2

3. Historic Background/Description of Existing

T & G Building c 1939 (from Mackay Blair Athol Illustrated Record)

Work to identify the historic background to the building has not been undertaken for the purposes of this report. The building was constructed as the T &G Mutual Life Insurance Building and is thought to have been constructed c1935-1940. The architectural detailing of the building is consistent with buildings of this era. The ground floor of the building has been modified over time to suit various retail and commercial operations since the original construction. A detailed description of the existing building noting the original features is not provided for this report. This report makes reliance on the accompanying proposal drawings to identify original elements and the extent of fitout work that is being considered.

4. Description The former T & G Building is located at a prominent intersection in Mackay. The two storey brick building has architectural merit and contributes to the streetscape. The ground floor tenancies appear to have been modified a number of times and little if any original fabric is evident. It is apparent that all the doors and window openings to the street level have been changed from the original. There is also evidence that the upper windows are replacements.

The plans propose to replace the shop front wall cladding and replace windows and doors generally at street level, to re-use the current modified openings. It is also proposed that the existing internal tenancy fitout that mostly comprises of later plasterboard clad stud walls, partitions and fittings are removed. A modified section of brick partition wall is proposed to be removed.

New stud framed partitions are proposed along with the complying amenities and staff facilities.

New logo, images and signage to meet with the Commonwealth Bank standards is proposed. These elements are designed to fit on appropriate locations on the street awning and frontage.


3

The awning signage fits on the existing awning parapet and is sympathetic in its proportions. The signage is appropriately limited to the ground level tenancy area.

Existing timber floors are identified and protected. The replacement of the internal suspended ceiling, which is a later modification, is appropriate. Removal of the external marble tile cladding at the ground floor which appears to be a later modification, is acceptable.

No changes are proposed to the upper level or adjoining tenancy.

5. Cultural Heritage Significance

5.1 Significance The former T & G Building is of local heritage significance and is included in table 12.5 of the City Centre Character / Heritage Premises List of Schedule 4 in the Mackay City Planning Scheme. A succinct statement of Cultural Heritage Significance is not provided in the Planning Scheme Policies or Identification Form. A Conservation Management Plan has not been provided for the building. The Mackay Region Pilot Heritage Study notes the significance on the place to be:

1. Significant as a well-designed and detailed brick building which was one of a number of building which represented the T & G Insurance Company throughout Queensland.

2. Significant as part of the townscape of Mackay. The building is situated at an important intersection and is designed to make full advantage of the corner site.

The surviving original fabric forms part of the cultural heritage significance. This fabric includes the external masonry wall, particularly at the upper level, upper window hoods, window openings, parapet, face brickwork finish, the street awing form including the ceiling lining, the surviving section of central masonry wall with any integrated brick columns. 5.2 Mackay City Plan The Mackay City Plan provisions for places identified in the Schedule 4 List are addressed as per the below:


4

Division 7 Assessment Criteria for Character /Heritage Protection Overlay Code 8.22 Effects of development in places of Character or Heritage Performance Criteria and Acceptable Solutions

Performance Criteria Acceptable Solutions

P1 Premises listed in Schedule 4 as a place of character or heritage significance are conserved having regard to

i. Adaptation and reuse of buildings ii. The setting of buildings,

contents, material finishes; and iii. The continued care of the

building or premises.

S1 No Solution Specified. The cultural heritage significance has been identified and the design proposal meets is generally according to the Burra Charter recommendations and articles. The surviving original fabric is not proposed to be modified in the adaptation. The tenancy fit out while contemporary is sensitive to the material finishes and surviving architectural elements on the existing building The tenancy fit out will allow for continued maintenance and care of the building.

P2 Alterations or additions made to buildings, items or premises listed in Schedule 4 as a place of character or heritage significance:

i. Are sympathetic with the character and appearance of the building item or place;

ii. Provide a sensitive visual distinction between the original building and new work

iii. Maintain the Visual prominence of the original fabric; and

iv. Ensure mechanical plant and other new services have minimal impact on the appearance and integrity of the building.

S2 No Solution Specified.

The tenancy fit out while contemporary is sensitive to the material finishes and surviving architectural elements on the existing building. The proposal does not make the distinction between the new and the original fabric worse. The original fabric remains is prominent. No mechanical plant equipment/new services will be visible affecting the appearance or integrity of the building.

P3 Where the premises are identified as having indigenous cultural heritage significance the development does not impair the cultural significance of the place by exercising a cultural heritage duty of care.

S3 No Solution Specified. No indigenous cultural heritage significance has been identified in the in the information provided. This does not exclude a duty of care to address any indigenous significance that exists or is discovered.


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Building Work involving demolition or removal

P4 Any work involving partial or total demolition or removal of premises listed in Schedule 4 as a place of character or heritage significance is undertaken such that there is no loss of character/heritage significance. In particular, any development maintains:

i. The historical, economic or social themes that are of importance to the City which are displaced by the building;

ii. The aesthetic merit, design characteristics or construction techniques of significance to the city;

iii. The importance of hte building as a notable City or local landmark; and

iv. The importance of the building in relation to the visual character and amenity of the local streetscape.

A4 No Solution Specified.

This Heritage Impact Statement accompanying the application verifies the proposal has been prepared in accordance with the Guidelines to the Burra Charter: Procedures for Undertaking Studies and Reports The replacement of previous modifications for new tenancy fitout purposes will not reduce the significance of the buildings aesthetics, construction techniques, landmark qualities, or character and amenity of the local streetscape.

6. Statement of Impact

6.1 It is evidenced in this report that:

The cultural heritage significance has been identified and the protection of the surviving significant elements is evident in the design of the proposal according the Burra Charter Principles, Practices and Processes. There has been an investigation of the place which has established the location and condition of the fabric. The noted significant original fabric is to be maintained and protected throughout the construction works.

6.2 Statement of Impact

The proposed new tenancy fit out to provide for the Commonwealth Bank will not have a negative impact on the cultural heritage significance of the place.


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7. Appendix

1. Burra Charter Definitions

Heritage Impact Report St Mary’s Primary School Gable Re-pointing

APPENDIX 1 – Extract from Burra Charter

Burra Charter Definitions

Articles Explanatory Notes Article 1. DDefinitions For the purposes of this Charter:

1.1 Place means site, area, land, landscape, building or other work, group of buildings or other works, and may include components, contents, spaces and views.

The concept of place should be broadly interpreted. The elements described in Article 1.1 may include memorials, trees, gardens, parks, places of historical events, urban areas, towns, industrial places, archaeological sites and spiritual and religious places.

1.2 Cultural significance means aesthetic, historic, scientific, social or spiritual value for past, present or future generations. Cultural significance is embodied in the place itself, its fabric, setting, use, associations, meanings, records, related places and related objects. Places may have a range of values for different individuals or groups.

The term cultural significance is synonymous with heritage significance and cultural heritage value. Cultural significance may change as a result of the continuing history of the place. Understanding of cultural significance may change as a result of new information.

1.3 Fabric means all the physical material of the place including components, fixtures, contents, and objects.

Fabric includes building interiors and sub-surface remains, as well as excavated material. Fabric may define spaces and these may be important elements of the significance of the place.

1.4 Conservation means all the processes of looking after a place so as to retain its cultural significance.

1.5 Maintenance means the continuous protective care of the fabric and setting of a place, and is to be distinguished from repair. Repair involves restoration or reconstruction.

The distinctions referred to, for example in relation to roof gutters, are: • maintenance — regular inspection and cleaning of gutters; • repair involving restoration — returning of dislodged gutters; • repair involving reconstruction — replacing decayed gutters.

1.6 Preservation means maintaining the fabric of a place in its existing state and retarding deterioration.

It is recognised that all places and their components change over time at varying rates.

1.7 Restoration means returning the existing fabric of a place to a known earlier state by removing accretions or by reassembling existing components without the introduction of new material.

1.8 Reconstruction means returning a place to a known earlier state and is distinguished from restoration by the introduction of new material into the fabric.

New material may include recycled material salvaged from other places. This should not be to the detriment of any place of cultural significance.

Heritage Impact Report St Mary’s Primary School Gable Re-pointing

11.9 Adaptation means modifying a place to suit the existing use or a proposed use.

1.10 Use means the functions of a place, as well as the activities and practices that may occur at the place.

1.11 Compatible use means a use which respects the cultural significance of a place. Such a use involves no, or minimal, impact on cultural significance.

1.12 Setting means the area around a place, which may include the visual catchment.

1.13 Related place means a place that contributes to the cultural significance of another place.

1.14 Related object means an object that contributes to the cultural significance of a place but is not at the place.

1.15 Associations mean the special connections that exist between people and a place.

Associations may include social or spiritual values and cultural responsibilities for a place.

1.16 Meanings denote what a place signifies, indicates, evokes or expresses.

Meanings generally relate to intangible aspects such as symbolic qualities and memories.

1.17 Interpretation means all the ways of presenting the cultural significance of a place.

Interpretation may be a combination of the treatment of the fabric (e.g. maintenance, restoration, reconstruction); the use of and activities at the place; and the use of introduced explanatory material.




APPENDIX

K DEPARTMENT OF TRANSPORT AND MAIN ROADS – CONCURRENCE AGENCY RESPONSE

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