Town Planning Report - eservices.somerset.qld.gov.au · Town Planning Report 5 Table 1 – Land Use...
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PHONE WEB EMAIL URBAN SERVICES QLD – ABN 90 468 348 704 0438 144 892 www.urbanservicesqld.com.au [email protected] Town Planning Report Impact Assessable Material Change of Use (MCU) Development Application 7805 Brisbane Valley Highway, BRAEMORE QLD 4313 18 July 2018 Prepared for Out There Cycling
Transcript of Town Planning Report - eservices.somerset.qld.gov.au · Town Planning Report 5 Table 1 – Land Use...
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PHONE WEB EMAIL
URBANSERVICESQLD–ABN90468348704 0438144892 www.urbanservicesqld.com.au [email protected]
TownPlanningReportImpactAssessableMaterialChangeofUse(MCU)DevelopmentApplication
7805BrisbaneValleyHighway,BRAEMOREQLD4313
18July2018PreparedforOutThereCycling
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TableofContents1.0ApplicationSummary.......................................................................................................................................................32.0Introduction.....................................................................................................................................................................43.0SiteCharacteristics...........................................................................................................................................................43.1Zoning...........................................................................................................................................................................43.2SiteHistory....................................................................................................................................................................53.3Topography...................................................................................................................................................................53.4Access...........................................................................................................................................................................53.5CivilServices..................................................................................................................................................................53.6Easements.....................................................................................................................................................................5
4.0DevelopmentProposal.....................................................................................................................................................55.0StatutoryPlanning............................................................................................................................................................65.1StatePlanning...............................................................................................................................................................65.2RegionalPlanning.........................................................................................................................................................6
6.0LocalPlanning..................................................................................................................................................................76.1PlanningSchemeCodes................................................................................................................................................76.2PlanningSchemePolicies..............................................................................................................................................76.3CodeComplianceTables...............................................................................................................................................76.4Overlays......................................................................................................................................................................10
7.0Conclusion......................................................................................................................................................................138.0SupportingDocuments..................................................................................................................................................13
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1.0ApplicationSummary
Contact/Applicant: JosieSheehan
C/OURBANSERVICESQLD
KylieMill
Principal
PH:0438144892
EMAIL:[email protected]
TypeofApprovalSought: DevelopmentPermit
LevelofAssessment: ImpactAssessable
ReferralAgency: DepartmentofTransportandMainRoads
SiteDetails: 7805BrisbaneValleyHighway,BraemoreQld4313
SiteArea: 163100m²
Zone: OutdoorRecreation
Owners: JosieSheehan
LocalGovernmentArea: SomersetRegionalCouncil
RegionalPlan: SouthEastRegionalPlan2009–2031(UrbanFootprint)
PlanningScheme: SomersetRegionalPlanningScheme
Overlays: OM1-AgriculturalLand
OM3-KoalaConservation
OM4-Bushfire
OM8-HIAManagementArea
OM13-StockRoute
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2.0Introduction
URBANSERVICESQLDhavebeenengagedbyJosieSheehanfromOUTTHERECYCLINGtoprepareanImpactAssessabledevelopmentapplicationtoSomersetRegionalCouncilseekingadevelopmentpermitforaMaterialChangeofUse(MCU)(OutdoorRecreation)at7805BrisbaneValleyHighway,Braemore,Queensland4313,moreformallyknownasLot3RP156173.ThisreportprovidesinformationforassessmentagainsttherelevantState,RegionalandLocalplanningprovisions.
Figure1AerialPhotograph{indicativeboundary}
Source:SomersetRegionalCouncil
3.0SiteCharacteristics
Thesitecontainsvacantlandandwaspreviouslyusedforgrazingpurposes.TheproposeddevelopmentwillbeundertakenonthislotwhichislocatednexttotheBrisbaneValleyHighwayprovidingeasyaccessforanyoneusingthishighway.Thereislimited,sparsevegetationandgrasslandwithadamandanexistingdwellingonsite.Thesitehasaneastwestorientation.
3.1ZoningThesiteislocatedintheruralzone.
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Table1–LandUseZone
Zone MappedLocation
RuralZone
3.2SiteHistoryThesitehashistoricallybeenusedforruralgrazingpurposes.
3.3TopographyThesiteisrelativelyflatandgentlyslopestowardsthehistoricBrisbaneValleyrailtrail.Existingvegetationandstorageshedsonthelotwillnotberemoved.
3.4AccessAccesstothesitewillbeviaBrisbaneValleyHighway.2visitorcarparkingspaceswillalsobeprovidedatprecinct2(workshopandstorageshed}.
3.5CivilServicesThesiteisservicedbyelectricity,accesstoborewaterandonsiteseweragesystem.
3.6EasementsThesitedoesnotcontainanyeasements.
4.0DevelopmentProposal
Theproposeddevelopmentinvolvesthematerialchangeofuseapplicationforaproposedoutdoorrecreation.
Precinct2(Workshop/StorageandTrainingCentre)-Therewillbevehicleandpedestrianaccesstotheworkshop/storageandtrainingcentrewithfour(4)visitorcarparkingspacesprovided.Thesetwoexistingstructureswillbetransformedintothisprecinct.Themountainbikesandsafetyequipmentwillbekeptatthislocationwhennotinuseontheskillsdevelopmentfacility.Thebikeskilltrailwillbelocatedinprecinct2.
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5.0StatutoryPlanning
5.1StatePlanningThisapplicationistobeassessedusingtheimpactassessableprovisionsofthePlanningAct2016.
Thisproposalislocatedwithin25mofastate-controlledroad.ThisapplicationwillbereferredtotheStateDepartmentofTransportandMainRoads.
State-controlledroad
Within25mofastate-controlledroad
5.2RegionalPlanningThedevelopmentproposalislocatedwithintheurbanfootprintundertheSouthEastQueenslandRegionalPlan2009–2031.TheproposeduseisforanoutdoorrecreationandtemporaryaccommodationfacilityandisconsistentwiththeRuralPlanlandusedesignation.
Table4–SouthEastQueenslandRegionalPlan
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RegionalLandUseCategories
MappedLocation
UrbanFootprint
6.0LocalPlanningTheproposeddevelopmenthasbeenassessedagainsttherelevantprovisionsoutlinedintheSomersetRegionalCouncilPlanningScheme.
6.1PlanningSchemeCodesTheproposeddevelopmenthasbeenassessedagainstthefollowingcodes:
• Recreationactivitiescode• Caretaker’sAccommodationCode
6.2PlanningSchemePoliciesTherearenoplanningschemepoliciesapplicabletotheproposeddevelopment.
6.3CodeComplianceTablesTable5-AssessmentagainsttheRecreationActivitiesCode
8.2.12.3AssessmentbenchmarksPartA–AssessmentbenchmarksforassessabledevelopmentTable8.2.12.3–Assessmentbenchmarksforassessabledevelopment
PerformanceOutcomes AcceptableOutcomes ResponseForAssessableDevelopment PO1Thedevelopmentis:(a)highlyaccessibletotheintendedcatchment;(b)inproximitytoothercommunityorrecreationalactivities,wherepracticable;and(c)locatedtoavoidconflictwithincompatiblelanduses.
AO1.1Noacceptableoutcomeprovided.
Complies.
SiteLayoutandDesign PO2Sitelayoutanddesignoptimisespedestrianandvehicularaccessibility.
AO2.1Noacceptableoutcomeprovided.
Complies.
BuiltFormandCharacter
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PO3Buildingsandstructuresareofformandcharacterthatiscommensuratewiththezoneandlocalityinwhichtheactivityislocated.
AO3.1Noacceptableoutcomeprovided.
ThebuildingandstructuresreflectthecharacteroftheintentoftheBrisbaneValleyRailTrail.
ScaleandIntensity PO4Thescaleandintensityoftheactivityiscommensuratewiththezoneandlocalityinwhichtheactivityislocated
AO4.1Noacceptableoutcomeprovided.
Complies.
BuildingArticulation PO5Buildingdesignincorporatesarticulationtoprovidevisualinterest.
AO5.1Noacceptableoutcomeprovided.
Complies.
BuildingMaterials PO6Buildingsandstructuresareconstructedofrobustmaterialsthataregraffitiresistant.
AO6.1Noacceptableoutcomeprovided.
Complies.
EmissionsPO7Usesdonotgenerateoremitnoise,odour,smoke,ashorotherparticulateemissionsthatwouldcauseenvironmentalharmorenvironmentalnuisance.
AO7.1Noacceptableoutcomeprovided.
Complies.
OutdoorLighting PO8Lightingisdesignedinamannertoensureongoingamenityandsafetywhilstensuringsensitivelandusesareprotectedfromundueglareorlightingoverspill.
AO8.1FixedsitelightingcomplieswithAustralianStandardAS4282ControloftheObtrusiveEffectsofOutdoorLighting.AO8.2Outdoorlightingisnotoperatedbetweenthehoursof10pmand6am.
Complies.
HoursofOperation PO9Thehoursofoperationarewithinthereasonableexpectationsofthezoneandlocality.
AO9.1Noacceptableoutcomeprovided.
Hoursofoperationwillbe7daysperweek.
WaterQuality PO10Thedesignandongoingmanagementofoutdoortracksandfacilitiesminimiseserosionandsedimentationanddoesnotadverselyimpactonwaterquality.
AO10.1Noacceptableoutcomeprovided.
Complies.
CPTED PO11Thesitelayoutanddesignincorporate
AO11.1Noacceptableoutcomeproposed.
Compliesandacaretakerwillbeonsiteatalltimes.
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crimepreventionthroughenvironmentaldesign(CPTED)principles.EmergencyAccess PO12Developmentprovidesforemergencymedicaltreatmentorevacuationcommensuratewiththenatureoftheactivity.
AO12.1Thesiteprovidesunobstructedemergencyaccessduringhoursofoperation.
Complies.
8.2.4.3AssessmentbenchmarksPartA–AssessmentbenchmarksforassessabledevelopmentTable
8.2.4.3-Assessmentbenchmarksforassessabledevelopment
PerformanceOutcomes AcceptableOutcomes ResponseForAssessableDevelopment BonaFideUsePO1Thecaretaker’saccommodationisusedforbonafidecaretakingorpropertymanagementpurposes.
AO1.1Thecaretaker’saccommodationisoccupiedbyapersonhavingdirectresponsibilityforthesecurity,maintenanceormanagementofanon-residentialactivityconductedonthesamesite,andifapplicable,thatperson'simmediatefamily.
Complies.
AncillarytoPrimaryUsePO2Thecaretaker’saccommodationisancillarytoanon-residentialactivityonthesamepremises.
AO2.1Thecaretaker’saccommodationisnotestablishedonaseparatelottothenon-residentialactivity.AO2.2Onlyonecaretaker’saccommodationisestablishedonthesite.
AO2.1andAO2.2areapplicable.
Integrationwiththeprincipalnon-residentialusePO3Thecaretaker’saccommodationoperatesasanindependentandself-containeddwelling
AO3.1Thecaretaker’saccommodationisself-contained.Note–Caretakersaccommodationmaybe:(a)aseparatebuildingtothenon-residentialactivity;(b)externalbutdirectlyattachedtothenon-residentialactivity;or(c)locatedwithinthewithinthesamebuildingasthenon-residentialactivity
Complies.
PO4Thedevelopmentisconsistentwiththecharacterofthelocalityandis
Noacceptableoutcomeprovided. Complies.
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visuallycompatiblewiththeprincipalnon-residentialbuildingintermsof:(a)builtform;and(b)materialsandfinishes.OpenSpacePO5Thecaretaker’saccommodationisprovidedwithprivateopenspacethatisuseableandadequatelyscreenedfromthenon-residentialactivitiesonthesite.Privateopenspaceisdirectlyaccessiblefromahabitableroomofthedwelling.
AO5.1Agroundlevelcaretaker’saccommodationisprovidedwithaprivateopenspaceareaofatleast30squaremetresthatisabletocontainacirclewithaminimumdiameterofatleast3metres.Theprivateopenspacehasdirectaccessfromalivingroom.ORAO5.2Privateopenspaceforacaretaker’saccommodationlocatedabovegroundisprovidedintheformofabalconyorbalconieshavingaminimumareaof8squaremetresandaminimumdimensionof2metres.Theprivateopenspacehasdirectaccessfromalivingroom.AO5.3Privateopenspaceissitedandorientatedsothatothernon-residentialactivitiesonthesitedonotdirectlyoverlooktheprivateopenspace.
ComplieswithAO5.3.
ORAO5.4Privateopenspaceisscreenedwheredirectviewisavailableintotheprivateopenspacefromthenon-residentialactivity:(a)forgroundlevelprivateopenspacebyaminimum1.8metreshighsolidscreenfence;and(b)forabovegroundprivateopenspacebylightweightscreeningdevices.
6.4Overlays
6.4.1OM1–AgriculturalLandTheagriculturallandoverlayshowninthismapdemonstratestheproposalofthisdevelopmentensuresthealienation,lossorfragmentationofagriculturallandisavoided.
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Figure1–OM1AgriculturalLandOverlay
6.4.2OM3–KoalaConservation
Inreferencetothebiodiversitycode7.2.3inSomersetRegionalCouncilPlanningScheme,thisdevelopmentproposaldoesnotimpactanyoftheoverlaycodes.
Anydevelopmentisconsistentwiththecodeanddoesnothaveanyadverseimpactsonkoalasandkoalahabitatasthreesiteinspectionshavebeenconductedandnoevidence(scratchmarksontrees,droppings)ofkoalasinthisvicinity.
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Figure2-OM3-KoalaConservationOverlay
6.4.3OM4–Bushfire
TheproposeddevelopmentwilladheretotheBushfireHazardOverlayCodebutisnotinanareaatriskwithbushfirehazardveryminimisedrisktopeopleorproperty.
Figure3-OM4-BushfireHazardOverlay
6.4.4OM8–HighImpactActivitiesManagement
TheproposeddevelopmentdoesnotimpactthedesiredfuturesettlementpatternforSomersetRegioninregardtothehighimpactactivitiesmanagementareaoverlaycode.
Figure4-OM8-HIAManagementOverlay
6.4.5OM13–StockRoute
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ThelocationofthissitedoesnotimpactthestockroutemanagementoverlaycodeasshowninFigure5.Thisensuresthefunctionofthestockroutenetworkismaintained.
Figure5-OM13-StockRouteOverlay
7.0Conclusion
Theproposeddevelopmentisconsistentwithstate,regionalandlocalplanninginstruments.TheproposalisconsistentwiththespecificoutcomesoutlinedintherelevantcodesundertheschemeandisthereforerecommendedforapprovalbytheSomersetRegionalCouncilsubjecttoreasonableandrelevantconditions.
8.0SupportingDocuments
DAForm1
SiteplanandElevationsperformedbyKingsArchitects
LandOwnersConsent
