Truck Anwing Planning Report - Mackay...

PLANNING REPORT

Applicant: Boma Group

Address: 102 Farrellys Road, Paget

Property Description: Lot 5 on SP199187

Proposal: Material Change of Use – Construction of

awning over existing truck parking area as part of an existing Transport Depot

March 2012

caitlinl

Received (Manual Date)

102 Farrellys Road, Paget

Boma Group – Proposed Truck Awning 1

Contents

1. GENERAL CONSIDERATIONS ............................................................................................. 2

1.1 Proposal ..................................................................................................................... 2

1.2 Location ...................................................................................................................... 2

1.3 Site Description & Topography ..................................................................................... 3

1.4 Adjoining Development ................................................................................................ 3

1.5 Site History ................................................................................................................. 3

2. PROPOSAL ....................................................................................................................... 4

2.1 Operation ................................................................................................................... 4

2.2 Landscaping ................................................................................................................ 4

2.3 Parking ....................................................................................................................... 4

2.4 Access ........................................................................................................................ 4

2.5 Services ...................................................................................................................... 4

2.6 Stormwater ................................................................................................................. 5

2.7 Environmentally Relevant Activity ................................................................................. 5

3. STATUTORY MATTERS ...................................................................................................... 6

3.1 Sustainable Planning Act 2009 ...................................................................................... 6

3.2 Whitsunday, Hinterland and Mackay Regional Plan (WHAM) 2006 ................................... 6

3.3 State Planning Policies ................................................................................................. 6

3.4 Referral Agencies ........................................................................................................ 7

3.5 Referral Agencies ........................................................................................................ 7

4. MACKAY REGIONAL PLANNING SCHEME ............................................................................ 8

4.1 Mackay Frame Locality ................................................................................................. 8

4.2 Overlay Codes ........................................................................................................... 11

4.3 Assessment Criteria for Development for a Stated Purpose or Stated Type .................... 15

4.4 Schedules ................................................................................................................. 16

4.5 Planning Scheme Policies ........................................................................................... 16

5. CONCLUSION ................................................................................................................. 17

Attachments

Attachment A Plans of Development

Attachment B Compliance Checklists

Attachment C Survey Plan

Attachment D SPP Mapping



1. GENERAL CONSIDERATIONS

1.1 Proposal

This development application proposes a Material Change of Use to allow for the construction of an awning over and existing truck parking area at the McAleese Transport Centre located at 102 Farrellys Road, Paget.

Proposal Development Permit – Code Assessable Material Change of Use – Construction of awning

Site Description Lot 5 on SP199187 Address 102 Farrellys Road, Paget Site area 10.9ha IPA Zoning Industry (High Impact) Locality Mackay Frame Planning Precinct Pioneer River (Urban) Applicant Boma Group

The development will form an addition to the existing use of the site as described as a transport depot and defined as follows:-

“Transport Depot” means any premises used for the storage of more than one bus, taxi or other small rigid truck, heavy rigid truck or articulated vehicle, including any freight in or on such vehicles. The term includes the servicing of such vehicles on the premises, and any administration of such business.

1.2 Location

The subject site is located within the wider Paget industrial area and has direct frontage to Farrellys Road. Refer to Figure 1 below.



Figure 1: Location map

1.3 Site Description & Topography

Lot 5 is generally a regular shaped industrial allotment located toward the eastern end of Farrellys Road, Paget. The allotment has a site area of 10.9ha with a width of 130m and a depth of 553m. A transport depot is established on the site.

1.4 Adjoining Development

The development site adjoins existing industrial zoned land.

1.5 Site History

The site currently operates as a Transport Deport, in accordance with Development Consent No. DA-2005-22, approved by Council on 13 August 2007. The approval comprises a Material Change of Use and ERA No. 28 and 11(a). The development approval related to land described as Lot 4 on RP903214 which was subdivided in November 2007.

Consequently, the approved development is now wholly contained within the newly created lot, described as Lot 5 on SP 199187.

Subject site



2. PROPOSAL

The proposed awning is to be located toward the eastern boundary of the site where an existing truck parking shed is located. It is proposed that the shed remain and a covered awning extend beyond its eastern and western perimeters.

The existing shed dimensions measure 18.6m x 83.95m with an area of 1897.5m2. It is proposed that the awning will extend an additional 14.476m toward the west and 11.176m toward the east, each with a length of 76.5m.

The overall roof area of the eastern structure will measure 810m2 and the western structure roof cover will measure 1,050m2.

The structure will have a height of 6.646m at its western most extent, and a height of 6.825m at its eastern most extent.

2.1 Operation

The proposed awning will provide an all-weather cover over an existing designated truck parking area, supporting the operation of the existing Transport Depot currently operating on the site. The use will be consistent with existing approvals.

2.2 Landscaping

There is no additional landscaping proposed as part of this development. All existing landscaping will remain in place. Landscape upgrades required as part of Development Consent 2011-326 will be undertaken following the lodgement and approval of amended landscape plans with Council.

2.3 Parking

The proposed awning will not result in the expansion of existing land uses on the site and simply provides all-weather protection to an existing designated truck parking area. Consequently, it will not result in additional visitors or staff attending the site or any increased demand for car parking.

Based on the above, it is not proposed that any additional parking spaces be provided as a result of this application.

2.4 Access

The proposed development will not alter the existing access arrangements previously approved by Council.

2.5 Services

The structure will not require connection to reticulated sewer, water, electricity or telecommunications services. All the above services are currently in place on the site.



2.6 Stormwater

Roof water will be captured and conducted via downpipes to the internal drainage system and then discharged into Council’s stormwater drainage infrastructure. The extent of hard surface area over the site will remain unchanged, and consequently, there will be no additional runoff generated from within the site. Modification to internal drainage system will therefore not be required.

2.7 Environmentally Relevant Activity

The site benefits from an existing ERA approval (ERA No. 28 and 11(a)). The proposed structure will not result in any alterations to these approvals.



3. STATUTORY MATTERS

3.1 Sustainable Planning Act 2009

The subject application is to be assessed in accordance with the provisions of the Sustainable Planning Act 2009. The proposal is for a “Material Change of Use”, under which, a development permit is required prior to the issue of a Development Permit for Building Works, for the proposed land use.

Clause 15 of the Act requires development to be assessed against the following State planning instruments:

(a) a State planning regulatory provision; (b) a regional plan; (c) a State planning policy; (d) the standard planning scheme provisions.

3.2 Whitsunday, Hinterland and Mackay Regional Plan (WHAM) 2006

The WHAM Regional Plan provides a framework for development for the next 15 to 20 years and aim to articulate a vision which acknowledges the environment, physical setting and community interests.

The proposed development is not impacted wby the plan.

3.3 State Planning Policies

The following State Planning Policies are relevant to this application:

State Planning Policy No.

Name Applicability

SPP 1/12 Protection of Queensland's Strategic Cropping Land Not Applicable

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

Not Applicable.

The site is located outside the identified trigger area. Refer to mapping included in Attachment D

SPP 3/11 Coastal Protection

Not Applicable

The site is located outside the identified trigger area. Refer to mapping included in



Attachment D

Temporary SPP 2/11

Planning for Stronger, More Resilient Floodplains Not Applicable

SPP 3/10 Acceleration of compliance assessment Not Applicable

SPP 2/10 South East Queensland Koala Conservation Not Applicable

SPP 2/07 Protection of Extractive Resources and Guideline Not Applicable

SPP 1/07 Housing and Residential Development including Guideline 1.0

Not Applicable

SPP 1/03

Mitigating the Adverse Impacts of Flood, Bushfire and Landslide 1.0

Guideline for SPP 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide 1.0

Not Applicable

SPP 2/02

Planning and Managing Development Involving Acid Sulfate Soils 1.0

Guideline for SPP 2/02: Planning and Managing Development Involving Acid Sulfate Soils 2.0

Not Applicable.

Nominal earthworks required.

SPP 1/02

Development in the Vicinity of Certain Airports and Aviation Facilities 1.0

Guideline for SPP 1/02 Development in the Vicinity of Certain Airports and Aviation Facilities 1.0

Not Applicable

3.4 Referral Agencies

There are no referral agencies identified for this application.

3.5 Referral Agencies

Referral coordination is not triggered for this application.



4. MACKAY REGIONAL PLANNING SCHEME

4.1 Mackay Frame Locality

The IPA Planning Scheme identifies the site within the Industry (High Impact) zone, within the Mackay Frame locality and the Pioneer River (Urban) precinct. A ‘Transport Depot’ is a code assessable land use within the Mackay Frame Locality.

The development proposal is generally consistent with the overall outcomes identified for this zoning.

Figure 2: Planning Scheme Zoning Maps

Compliance with Overall Outcomes for the Industry (High Impact) zone (Mackay Frame Locality): Overall Outcomes Compliance (a) Major industries are located in the Industry (High Impact) zone at Paget and Bakers Creek and are: (i) retained primarily for the establishment of industrial activities and related services; (ii) generally free from the constraining effects of inappropriate or sensitive activities either within or adjacent to such areas; (iii) located on the arterial road network and in close proximity to the rail network; and (iv) removed from urban areas to avoid environmental impacts such as diminished air and water quality, acoustic conditions, operational hazards and risks, disruptions to infrastructure services, and heavy vehicle traffic.

Complies: The proposed development meets all relevant criteria.

(b) Water quality in the receiving waters of the precinct and of the Pioneer River system is protected, through: (i) soil erosion and sediment controls; and (ii) the retention and treatment of stormwater drainage, liquid wastes and any fire retardants

Complies: Appropriate sediment control and stormwater management practices will be implemented.



or other chemicals spilled on the land. (c) Industrial developments incorporate design and siting measures and on-site environmental management to: (i) maintain air and water quality; and (ii) avoid adverse impact from traffic noise and industrial activities on nearby uses.

Complies: The proposed use is considered unlikely to have any detrimental impact to air and water quality. The site layout is sufficient to accommodate all necessary vehicle movements and parking requirements to avoid adverse impacts from traffic noise generation.

(d) Industrial developments have finished floor levels above the flood and inundation level of an event with a return probability greater than 1 in 50 years.

Complies: There will be no modifications required to existing site levels.

(e) Where additional drainage and filling works are provided the impact of flooding and inundation is not made worse as a consequence of such works.

No additional drainage works will be required.

(f) Development of non-industrial uses such as retailing, commercial, community and residential is not consistent with the overall outcomes for the zone in the Pioneer River (Urban) precinct.

Not Applicable: Development is for industrial purposes.

(g) The establishment of industrial activities on high impact industrial land will: (i) not involve the removal of remnant vegetation, marine plants or the loss of habitat; and (ii) provide suitable and effective buffers or separations around sites to protect and maintain the environmental quality and amenity of adjoining properties.

Complies. The proposed development meets all relevant criteria.

(h) Access to a site is directly via an arterial or sub-arterial road (refer Information Map – Key Infrastructure).

Not applicable. The proposed development will not alter the existing access arrangements.

(i) Development incorporates design and siting measures and on-site environmental management to protect adjoining land from any adverse environmental effects such as: (i) unacceptable after-hours noise, odours, intrusive night lighting and headlight glare; (ii) uncontrolled drainage; (iii) intrusive advertising devices; (iv) unsympathetic built form, scale and intensity; and (v) the uncontrolled

Complies: The development will not have any detrimental impact on adjoining property owners.



Compliance with the Specific Outcomes and Acceptable and Probable Solutions for the Industry (High Impact) zone:-

Specific Outcomes Acceptable / Probable Solutions

Compliance

Assessable Development P1 Industrial development in the Industrial (High Impact) zone will comprise mostly: (i) larger scale industry (i.e. requiring greater than 3500m2 site area; or (ii) requiring additional infrastructure such as road widening, power supply; or (iii) has an impact that is likely to require buffering or restrictions on hours of operations

S1 No solution specified. Complies: Site area exceeds 3500m2 and will be located within a fully serviced allotment. The development will have no buffer requirements.

P2 Industrial developments are located with respect to the road network so as to: (i) provide for a suitable unconstrained access point to prevent the introduction of heavy vehicle traffic into local streets; and (ii) have industrial traffic located on roads designed and constructed for such use.

S2 No solution specified. Complies: The proposed development will not alter the existing access arrangements.

P3 Industrial developments include: (i) buffers or other mitigating measures to screen nearby sensitive activities from the operational impacts of the industrial activity; (ii) landscaping to the site and the street, creating a high quality urban streetscape in which the visual scale of buildings and the reflected glare and light of premises is effectively mitigated; and (iii) measures for the treatment and disposal of stormwater and waste water to remove insoluble ollutants (e.g. sediments, sludges and oily residues).

S3 No solution specified. Complies: No additional buffers, landscaping or stormwater / drainage works are proposed as part of this development.

P4 Industries do not impact on the use of other sites, by:

S4 No solution specified. Complies: The development will not release unacceptable



(i) causing increased traffic flows in local streets; (ii) releasing unacceptable or uncontrolled emissions or contaminants to the environment; and (iii) generate noise above acceptable levels. Note: The provisions of the Environmental Protection Policy (Air), Environmental Protection Policy (Water) and Environmental Protection Policy (Noise) apply.

levels of contaminants, or require traffic movements greater than that expected for an average industrial development.

P5 Industrial development maintains the amenity of adjoining land uses by providing: (i) suitable landscape buffers; (ii) screen fencing along common boundaries; (iii) sensitive placement of advertising devices; and (iv) sympathetic built form which does not dominate the streetscape.

S5 No solution specified. Complies: Refer to attached site plan.

4.2 Overlay Codes

The following overlay codes are applicable to this development:-

Flood and Inundation Bushfire Management Acid Sulfate Soils Airport Obstacle Limitation Surface Airport Development Distances

Each of these issues are discussed below.

Flood and Inundation Overlay Code

Part of the subject site is identified within the Flood and Inundation Overlay.

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4.4 Schedules

Schedule 2: Vehicle Parking, Access and Manoeuvring Standards

Parking

There are no alterations to existing parking arrangements proposed. The proposed development will not generate any increase in demand for car parking on the site.

Access

There are no alterations to existing access arrangements proposed.

4.5 Planning Scheme Policies

Monetary contributions will not be applicable to the proposed development.



5. CONCLUSION

The proposed truck awning will form an extension to the existing and approved use of the site as a transport depot. The site is located within an established industrial precinct and it is considered that the proposal generally complies with the provisions set out within the Mackay Regional Planning Scheme and will not have a detrimental impact on local amenity.

It is therefore requested that Council support the proposal subject to reasonable and relevant conditions.

JOB:

CLIENT:

SITE:

PROJECT:

BOMA GROUP PTY LTD[McALEESE TRANSPORT CENTRE]151 BOUNDARY ROAD, PAGET Q

PROPOSED EXTENSION TO EXISTING PARKING SHED

1112 284

THE COPYRIGHT OF THESE DOCUMENTS AND ALL WORKS EXECUTED FROM THESE DOCUMENTS REMAIN THE PROPERTY OF THE ARCHITECT OR ON CREATION VEST IN THE ARCHITECT. THESE DOCUMENTS MAY ONLY BE USED TO PRODUCE THE PROJECT FOR THE CLIENT AND IN THE LOCATION DESCRIBED HEREIN.

DESCRIPTION DATEREV

QLD BOARD OF ARCHITECTS REGISTRATION NO. 003218

PRELIMINARY 07-12-11A

9 LOCKE ST NEW FARM Q400507 3254 4135 [email protected]

NICOLE WESTON

DESCRIPTION DATEISSUE

ARCHITECT

100

GENERAL NOTES/SITE

WD

DRAWN BY: N CHECKED BY: NW

G

B 09-12-11UPDATED PIT LOCATIONS

C 02-01-12PRELIMINARY MCU/BA

D 13-02-12CONSULTANT COORD

E 20-02-12MCU APPLICATIONF 27-02-12MCU/BA/CONSTRUCTION

G 29-02-12AMEND CARPARKING

INCLUDING BUT NOT LIMITED TO:

1. BUILDER SHALL BE FULLY RESPONSIBLE FOR PROTECTION OF PERSONS

AND PROPERTY, PROVIDE NECESSARY HOARDING, BARRICADES ETC AS

REQUIRED THROUGHOUT THE DURATION OF THE WORKS.

2. DO NOT OBSTRUCT OR DAMAGE ROADWAYS, FOOTPATHS, DRAINS AND

OTHER EXISTING SERVICES ON OR ADJACENT TO THE SITE. BUILDER IS

RESPONSIBLE FOR DETERMINING ACCURATE LOCATION OF SUCH SERVICES.

3. DO NOT DAMAGE PROPERTY WHICH IS TO REMAIN OR IS ADJACENT TO THE

SITE, INCLUDING BOUNDARY FENCES, TREES, LANDSCAPING.

4. BUILDER TO ACCURATELY CONFIRM BUILDING SETOUT AND BOUNDARY

SETBACKS PRIOR TO COMMENCEMENT OF THE WORKS. ANY DISCREPANCY IS

TO BE REFERRED TO THE SUPERINTENDENT.

5. THE BUILDER SHALL VERIFY ALL DIMENSIONS & LEVELS ON SITE PRIOR TO

CONSTRUCTION.

6. FIGURED AND SPECIFIED DIMENSIONS SHALL TAKE PRECEDENCE OVER

THOSE SCALED.

7. ALL WORK IS TO CONFORM TO LOCAL AUTHORITY REQUIREMENTS, THE

NCC NATIONAL CONSTRUCTION CODE, THE BUILDING ACT 1975, AND

RELEVANT AUSTRALIAN STANDARDS. ANY LOCAL AUTHORITY REQUIREMENTS

TAKE PRECEDENCE.

8. WHERE ITEMS ARE NOMINATED TO BE SUPPLIED BY THE OWNER, THE

BUILDER SHALL BE RESPONSIBLE FOR TAKING DELIVERY, CHECKING FOR

DEFECTS, STORING IN ACCORDANCE WITH SUPPLIER'S REQUIREMENTS, AND

INSTALLING IN ACCORDANCE WITH SPECIFICATIONS.

9. ALL BOLTS, COACH SCREWS, WASHERS, STEEL PLATE, STIRRUPS,

STRAPPING, BRACING RODS AND ANCHORS TO BE HOT DIPPED GALVANISED

TO AS/NZ4680.

10. ALL MATERIALS TO BE SUPPLIED, STORED AND INSTALLED IN STRICT

ACCORDANCE WITH MANUFACTURERS' INSTRUCTIONS.

11. SUBSTITUTION OF MATERIALS OR ITEMS IS NOT PERMITTED UNLESS

APPROVED BY THE SUPERINTENDENT.

13. ALL MATERIALS AND WORKMANSHIP SHALL BE THE BEST OF THEIR

RESPECTIVE KIND.

14. THESE DOCUMENTS ARE TO BE READ IN CONJUNCTION WITH

CONSULTANTS' DOCUMENTATION FOR THE FULL EXTENT OF THE WORKS, ANY

DISCREPANCY IS TO BE REFERRED TO THE ARCHITECT FOR CLARIFICATION.

15. THE BUILDER IS AND SHALL REMAIN RESPONSIBLE FOR ALL

CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES AND

PROCEDURES FOR THE EXECUTION OF THE WORKS.

..

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WASH DOWN BAYS

PR

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PROPOSED BOUNDRY

SW 5.43M SW 5.41M SW 5.39M

SW 5.42M SW 5.39M SW 5.35M

XX

X

EXISTING PARKING SHED TO REMAIN

NEW ROOF EXTENSION

NEW ROOF EXTENSION

83950EXISTING

72475NEW ROOF EXTENSIONS

EX

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G S

HE

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24600

18600

10375

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EXISTING LANDSCAPING

EXISTING CARPARKING

SITE PLAN1:500-

JOB:

CLIENT:

SITE:

PROJECT:



1112 284


DESCRIPTION DATEREV




NICOLE WESTON


ARCHITECT

101

SITE PLAN

WD


I

B 09-12-11UPDATED PIT LOCATIONS

C 02-01-12PRELIMINARY MCU/BA

D 02-02-12SEWER POSITION

E 06-02-12CONSULTANT COORD.F 13-02-12CONSULTANT COORD

G 20-02-12MCU APPLICATION

H 27-02-10MCU/BA/CONSTRUCTION

I 29-02-12AMEND CARPARKING

.

101

13

18600

5650

2

5650

3

4800

4

4500

5

9000

6

9000

7

9000

8

9000

9

9000

10

9000

11

9000

12 1

SW 5.43M SW 5.41M SW 5.39M

SW 5.42M SW 5.39M SW 5.35M

500B

8800

C

8800

D 500E

8550

F

4950

GA

26075

600

TO

SE

WE

R.

22675

500 B

8800

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D500 E

8550

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XX

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14000

2800

14000

17300

EX

ISTIN

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UIL

DIN

G

XX

X

14000

EXISTING SEWER

SEWER MH

EXISTING STORMWATER

EXISTING SEWER

EXISTING STORMWATER

EXISTING SEWER IO IO


NEW ROOF EXTENSION

NEW ROOF EXTENSION6795

TOTAL ROOF AREA: 3757.5m2

8280.

8280

TO

O.M

.P

TO

O.M

.P

TO O

.M.P

83950EXISTING

72475NEW ROOF EXTENSIONS

EX

ISTIN

G S

HE

D

23248

18600

11

176

48900

NE

W O

VE

RA

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OO

F

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G R

OO

F

NE

W R

OO

FN

EW

RO

OF

EXISTING BIORETENTION

EXISTING CARPARKING



14476


3AA

SITE PLAN1:200-

JOB:

CLIENT:

SITE:

PROJECT:



1112 284


DESCRIPTION DATEREV




NICOLE WESTON


ARCHITECT

102

FLOOR PLAN [PART 01]

WD


F

B 02-01-12PRELIMINARY MCU/BA

C 06-02-12CONSULTANT COORD.



.

101

13

18600

5650

2

5650

3

4800

4

4500

5

9000

6

9000

7

9000

8

9000

9 1

SW 5.41M SW 5.39M

600

TO

SE

WE

R.

500 B

8800

C

8800

D500 E

8550

F

4950

GA

XX

X

2800

14000

17300

EX

ISTIN

G B

UIL

DIN

G

14000

3000


FLOOR PLAN 011:100-

JOB:

CLIENT:

SITE:

PROJECT:



1112 284


DESCRIPTION DATEREV




NICOLE WESTON


ARCHITECT

103

FLOOR PLAN [PART 02]

WD

DRAWN BY: ?? CHECKED BY: ??

F


C 06-06-12CONSULTANT COORD.



8

9000

9

9000

10

9000

11

9000

12

SW 5.43M SW 5.41M

500B

8800

C

8800

D 500E

8550

F

4950

GA

26075

22675

14000

2800

XX

X

3000


FLOOR PLAN1:100-

JOB:

CLIENT:

SITE:

PROJECT:



1112 284


DESCRIPTION DATEREV


PRELIMINARY MCU/BA 02-01-12A


NICOLE WESTON


ARCHITECT

201

PROPOSED ELEVATIONS

WD


D

B 13-02-12CONSULTANT COORD

C 20-02-12MCU APPLICATION

D 27-02-12MCU/BA/CONSTRUCTION

SOUTH ELEVATION1:100

1

101

2800 14000

3000

500 8800 8800 500

3000

8550 4950

6646

6825

TO

O.M

.P

TO

O.M

.P

RELOCATE EXISTING STEEL OUTRIGGER SUPPORT; EAVES GUTTER' DOWNPIPES; STEEL BOLLARDS TO NEW POSITIONS.

NEW STEEL ROOF EXTENSION TO STRUCTURAL ENGINEER'S DETAILS.

REMOVE EXISTING OUTRIGGER FOR NEW ROOF EXTENSION.

REMOVE EXISTING STEEL BOLLARD TO BE RELOCATED.

NEW HDG STEEL FRAMING ON R.CONC FOOTINGS TO STRUCTURAL ENGINEER'S DETAILS.

EXISTING TILT PANEL WALL TO REMAIN






EXISTING ENTRY ROOF TO REMAIN.

EXISTING FC CLADDING TO REMAIN

EXISTING ROOF TO REMAIN.

COLORBOND BARGE CAPPING TO MATCH EXISTING [SURFMIST]

EAST ELEVATION1:100

2

101

5650

2

5650

3

4800

4

4500

5

9000

6

9000

7

9000

8

9000

9

9000

10

9000

11

9000

123AA

600 LINE OF EXISTING ROOF BEYOND.

NEW ROOF EXTENSION.STEEL SHEETING @3º TO MATCH EXISTING.

RELOCATE EXISTING COLORBOND EAVES GUTTER. MAKE GOOD ON COMPLETION, ENSURE WATERTIGHT.MAKE GOOD NEW DOWNPIPE CONNECTIONS ETC AS REQUD.

NEW HDG STEEL COLUMNS TO STRUCTURAL ENGINEER'S DETAILS.

RELOCATE EXISTING STEEL BOLLARDS TO NEW POSITION TO STRUCTURAL ENGINEER'S DETAILS.

RELOCATE DOWNPIPES TO NEW POSITIONS, MAKE ALLOWANCE FOR NEW WHERE REQUIRED. RECONNECT ALL TO EXISTING STORMWATER DRAINAGE SYSTEM TO LOCAL AUTHORITY REQUIREMENTS.

EXISTING TO REMAIN

EXISTING ENTRY TO REMAIN

JOB:

CLIENT:

SITE:

PROJECT:



1112 284


DESCRIPTION DATEREV


PRELIMINARY MCU/BA 02-01-12A


NICOLE WESTON


ARCHITECT

202

PROPOSED ELEVATIONS

WD


D

B 13-02-12CONSULTANT COORD

C 20-02-12MCU APPLICATION

D 27-02-12MCU/BA/CONSTRUCTION

NORTH ELEVATION1:100

3

101

TO

O.M

.P

8086.4

EX

ISTIN

G A

PE

X

TO

O.M

.P

6825

6646

4950 8550

3000

500 8800 8800 500

3000

14000 2800






EXISTING TILT PANEL WALL TO REMAINRELOCATE EXISTING STEEL OUTRIGGER SUPPORT; EAVES GUTTER' DOWNPIPES; STEEL BOLLARDS TO NEW POSITIONS.





NEW COLORBOND BARGE CAPPINGS TO MATCH EXISTING,SURFMIST.

WEST ELEVATION1:100

4

101

3AA

600

5650

2

5650

3

4800

4

4500

5

9000

6

9000

7

9000

8

9000

9

9000

10

9000

11

9000

12

LINE OF EXISTING ROOF BEYOND.

NEW ROOF EXTENSION.STEEL SHEETING @3º TO MATCH EXISTING.

RELOCATE EXISTING COLORBOND EAVES GUTTER. MAKE GOOD ON COMPLETION, ENSURE WATERTIGHT.MAKE GOOD NEW DOWNPIPE CONNECTIONS ETC AS REQUD.

NEW HDG STEEL COLUMNS TO STRUCTURAL ENGINEER'S DETAILS.

RELOCATE EXISTING STEEL BOLLARDS TO NEW POSITION TO STRUCTURAL ENGINEER'S DETAILS.

RELOCATE DOWNPIPES TO NEW POSITIONS, MAKE ALLOWANCE FOR NEW WHERE REQUIRED. RECONNECT ALL TO EXISTING STORMWATER DRAINAGE SYSTEM TO LOCAL AUTHORITY REQUIREMENTS.

EXISTING TO REMAIN

EXISTING TO REMAIN

JOB:

CLIENT:

SITE:

PROJECT:



1112 284


DESCRIPTION DATEREV




NICOLE WESTON


ARCHITECT

301

PROPOSED SECTIONS

NO

T F

OR

CO

NS

TR

UC

TIO

N

WD


F


C 13-02-12CONSULTANT COORD

D 20-02-12MCU APPLICATION

E 27-02-12 MCU/BA/CONSTRUCTIONF 28-02-12AMEND NEW COLUMN RL'S

SECTION A [GRID 11]1:50

A

101

4950 8550 500

3000

8800 TO GRID C

10113 TO SEWER

1113

6847

14000

2800 14000 500

3000

8800 TO GRID C

F

F

SECTION B [GRID 4]1:50

B

101

8550500

3000

8800 TO GRID C

4950

10113 TO SEWER

1113

14000

280014000500

3000

8800 TO GRID C

6847

17300

F

F

F

1

Proposed Awning – Lot 5 on SP199187 Division 13 Industrial Code Site Suitability

Specific Outcomes Acceptable / Probable Solutions Comments

P1 The site has sufficient area and dimensions to accommodate the building(s), parking area, service vehicle areas, storage areas, and landscaping necessary for the operation of the use.

S1.1 The site has a minimum area of not less than: (i)3,500m2 where in the Industry (High Impact) Zone; or (ii)2,500m2 otherwise. S1.2 The site has a minimum frontage of not less than: (i)35m where the site is in the Industry (High Impact) Zone; or (ii)30m otherwise.

The site exceeds the minimum area requirements. The site frontages are sufficient to allow for the movement of vehicles into and out of the site.

Landscaping & Building Treatments


P1 Landscaping and building treatments: (i)enhance the character of the street; (ii)enable the development to blend with the surrounding locality; (iii)encourage favourable micro-climate conditions; and (iv)are safe and attractive for workers.

S1.1 The minimum area of landscaping provided is: (i)for premises along an Arterial or Sub-arterial Road, 10% of the total site area, or (ii)for other premises, 7.5% of the total site area. S1.2 Landscaping is provided along the full length of the road frontage of the premises (when setback from the frontage of the road), except vehicle access points, as follows: (i)have a minimum width of 2m; or (ii)where along an Arterial or Sub-Arterial Road, have a minimum width of 5m. S1.3 Landscaping is provided along any site boundary adjoining a sensitive area or open space,

It is not proposed the alter existing / approved landscape arrangements. It is noted that upgrades are required to landscaping under Development Approval 2001-326. Such works will be undertaken following approval of the amended landscape design by Council.

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and is at least 5m wide and includes screen trees and shrubs. S1.4 Where in the City Centre Locality, an industrial building is built within 1m of the front boundary it is to incorporate an awning not less than 2.5m wide, cantilevered over the footpath.

Building Setbacks


P1 The building is set back from the road frontage in a way that allows: (i)efficient use of the site; (ii)visitor car-parking to be provided at an easily visible location at or near the front of the premises; (iii)the building to contribute to an attractive streetscape character; and (iv)the location of utility services and drainage paths to be taken into account.

S1 The building is set back not less than: (i)10m from an Arterial or Sub-Arterial Road, or Major Collector Street; (ii)6m from any other road; or (iii)where in the City Centre Locality, buildings may be built up to the frontage if a footpath awning of not less than 3m wide is provided for the full frontage of the site.

The proposed structure is to be located toward the rear of the existing development with substantial setbacks from public roads.

P2 The building is sited in relation to side and rear boundaries in a way that: (i)allows for efficient use of the site; (ii)permits the location of utility services and drainage paths to be taken into account; and (iii)existing or likely future use of adjoining land is not adversely affected.

S2 The building is set back: (i)not less than 10m to any boundary adjoining land in the Open Space Zone; or (ii)otherwise in accordance with the Building Act 1975.

The side building line setback will measure 8.28m from the western site boundary.

Building Scale and Appearance


P1 The building has a height and bulk consistent with the streetscape.

S1 Buildings: (i)have a height of not more than 6.5m where located on land included in the Industry (Low impact) Zone and not more than 15m where located

The proposed structure will have a height of 6.847m. Total development across the site will not exceed 60%.

3

on land included in the Industry (High impact) Zone; (ii)occupy not more than 60% of the area of the site; and (iii)have a gross floor area not greater than the area of the site.

P2 The front of the building is designed and sited to address the road frontage.

S2.1 The main entry to the building is easily identifiable from the street and directly accessible through the front of the building. S2.2 The office space of each building is sited and oriented towards the road frontage.

The proposal comprises an open awnings structure, to be attached to an existing building and will be setback in excess of 100m from the Farrelly’s Road frontage. It is not considered likely that the structure will result in any significant visual impact.

P3 The building is designed and finished to have a high quality, modern appearance.

S3 A building with materials, colours and architectural details of a high standard, and in accordance with the following: (i)materials - brick, masonry, glass, steel; and (ii)external walls – having a modern / high quality appearance with low reflectivity.

The structure will comprise a steel roof extension, with materials and colours to match the existing building.

Fences and Walls


P1 The development provides fences and walls which: (i)are visually attractive and blend with landscaping on the premises; (ii)are designed and detailed to provide visual interest to the streetscape; (iii)are constructed of materials which are compatible with the buildings on the premises; (iv)provide effective screening from adjoining sensitive areas or other incompatible use; and (v)assist in highlighting entrances and paths.

S1.1 Fencing is: (i)erected along the building line rather than the street frontage; or (ii)otherwise screened by landscaping. S1.2 Solid fencing or walls are provided to screen views or buffer noise to adjoining sensitive areas or other incompatible use.

There is no fencing proposed as part of this development. All existing fencing will remain unchanged.

Signage


4

P1 Appropriate signage is provided on the premises which: (i)enhances the streetscape appearance; (ii)avoids unsightliness; and (iii)does not create visual clutter.

S1 No solution is provided. If required, appropriate directional signage may be required within the site. Any such signage would be restricted in size and presentation to ensure no visual impact to surrounding development and the streetscape.

P2 In urban areas, the major drainage network is designed and constructed with the capacity to control stormwater flows under normal and minor system blockage conditions for a DFE ( for industrial uses) so that: (i)floodways are restricted to areas where there is no damage to property or hazards for motorists, and (ii)runoff is directed to a lawful point of discharge through competently designed and constructed outlet works.

S2 No solution is provided. The development will be connected to the existing site stormwater system.

1

Proposed Awning – Lot 5 on SP199187 Division 9 Environment and Infrastructure Code Infrastructure


P1 Adequate infrastructure is provided in time to meet the needs of the development.

S1 The timing for provision of infrastructure for development complies with the standards and contribution requirements detailed in the Engineering Design Guidelines Planning Scheme Policy.

There will be no additional demand for infrastructure generated by the proposed structure.

P2 Premises are provided with appropriate areas of private and public open space.

S2 The provision of open space complies with the standards and requirements detailed in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy.

There are no specific open space requirements identified for this development.

P3 Premises have (i)an adequate, safe and reliable supply of water, including potable water, and is connected, where possible, to an existing reticulated water supply. (ii)the planning and design of potable water infrastructure considers Water Sensitive Urban Design (WSUD) such as water conservation initiatives.

S3.1 Premises are connected to Council’s reticulated water supply system. S3.2 If connection to Council’s reticulated water supply system is not possible, a potable water supply is provided in accordance with the standards detailed in the Engineering Design guidelines Planning Scheme Policy).

The site is currently connected to a reticulated water supply. The proposal will not alter existing servicing arrangements.

P4 Treatment and disposal of waste water ensures: (i) no adverse ecological impacts on the environment, particularly nearby receiving environments including surface waters and ground water; and (ii) the cumulative impacts of on site waste water treatment will not cause deterioration of environmental conditions; (iii) the planning and design of wastewater infrastructure considers Water Sensitive Urban Design (WSUD) such as wastewater management measures.

S4.1 Connection to Council’s reticulated sewerage treatment system; or S4.2 Where connection to Council reticulated sewerage system is not possible, and where 20 people or less, Council will refer to the requirements of the Environmental Protection (Water) Policy 1997 and the On Site Sewerage Code (NR&M July 2002) and AS 1547. to ensure the premises are suitable for effluent disposal.

The site is currently connected to a reticulated sewage connection. The proposal will not alter existing servicing arrangements.

2

S4.3 Where more than 20 people, no solution specified.

3

P5 Drainage works are planned for and designed to ensure that adjoining land and the existing upstream and downstream drainage systems are not adversely affected by development, taking into account: (i) Water Sensitive Urban Design (WSUD) principles such as:

protect natural systems; enhance natural waterway systems within urban

development using natural channel design principles;

detention of stormwater instead of rapid conveyance;

minimise impervious areas; utilisation of stormwater to conserve potable

water; integrate stormwater treatment into the

landscape; water efficient landscaping; and protection of water related environmental values

. (ii) need for a stormwater system that can be economically maintained; (iii) safety of pedestrians and vehicles; (iv) location of discharge; (v) construction of buildings, structures or paving up to site boundaries which avoid blocking or concentrating natural flow paths. (vi) fauna movement is provided for through bridges and culverts.

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

All drainage works are consistent with Council’s requirements. Roof water will be captured and conducted via downpipes to the internal drainage system and then discharged into Council’s stormwater drainage infrastructure. The extent of hard surface area over the site will remain unchanged, and consequently, there will be no additional runoff generated from within the site. Modification to internal drainage system will therefore not be required. Refer to Plans of Development.

P6 Kerb and channelling is provided to a satisfactory standard and constructed to: (i)prevent edge fretting; (ii)perform required drainage functions; (iii)provide the appropriate level of control for vehicle movement; (iv)allow ready access to abutting properties at suitable locations;

S6 Premises are provided with kerb and channel in accordance with the Engineering Design Guidelines Planning Scheme Policy.

There are no alterations to existing kerb and channelling required as a result of the proposal.

4

(v)and contribute to the desired streetscape character of the locality. P7 All proposed road pavement surfaces: (i) are of a quality and durability suitable to the intended traffic volumes and loads; (ii) provide all-weather access; (iii) allow the discharge of rainfall; (iv) provide the safe passage of vehicles and pedestrians; and (v) provide a reasonable, comfortable riding quality.

S7 Roads are provided in accordance with the Engineering Design Guidelines Planning Scheme Policy.

There are no alternations to existing pavement surfaces proposed.

P8 In urban areas, the major drainage network is designed and constructed with the capacity to control stormwater flows under normal and minor system blockage conditions for the DFE applicable to drainage so that: (i) floodways are restricted to areas where there is no damage to property or hazards for motorists, and (ii) runoff is directed to a lawful point of discharge through competently designed and constructed outlet works.

S8 Design requirements of the Engineering Design Guidelines Planning Scheme Policy.

The development will be consistent with Council’s engineering design guidelines.

P9 Street lighting and signs are provided to ensure the safety of both vehicles and pedestrians, and to facilitate access and movement.

S9 Street lighting and signage comply with the requirements of the Engineering Design Guidelines Planning Scheme Policy.

Street lighting is not required as part of this development.

P10 The costs of providing infrastructure is funded by the development giving rise to the need for the infrastructure.

S10 The funding of infrastructure complies with the requirements of the Contributions Planning Scheme Policy.

All necessary infrastructure will be provided to the development.

P11 Premises are provided with: (i) adequate vehicle parking spaces to satisfy the anticipated requirements of the activity; (ii) safe and efficient access and manoeuvring areas to meet the anticipated volume and type of traffic; (iii) large vehicles are able to enter and leave the site without prejudicing the safety and efficiency of the road; (iv) access driveways are located and designed to minimise conflicts with traffic and pedestrians; and (v) vehicle crossings from the carriageway to the frontage of the site are constructed and finished to appropriate

S11.1 Vehicle parking on the site is in accordance with the rates specified in Schedule 2. S11.2 Vehicles are able to enter and exit the site (with the exception of dwelling house and duplex) in a forward gear. S11.3 The design of car parking and access complies with the requirements detailed in the Engineering Design Guidelines Planning Scheme Policy.

All on-site parking meets Council’s requirements and is sufficient to accommodate the needs of the proposed development and will enable all vehicles to enter and exit the site in a forward gear. The proposal will not generate any additional demand for vehicle parking within the site.

5

standards for the expected volume and type of traffic generated by activities on the site. Environmental Amenity


P1 Outdoor lighting does not cause a loss of amenity to adjacent premises or adversely impact on native fauna as a result of the light it emits either directly or by reflection.

S1 No solution specified.

There are no alterations to outdoor lighting proposed as part of this development.

P2 The amenity of adjacent residential land is not adversely affected by shadows cast by adjoining building or structures.

S2 Buildings do not cast a shadow over more than 30% of an adjoining residential lot at any time between the hours of 9am and 3pm on 22 June.

The development will not overshadow any residential land.

P3 Residential buildings are sited to minimise loss of amenity for residents’ adjacent to cane tram lines.

S3 Residential buildings are set back a minimum of: (i) 50m from cane tram lines; and (ii) 100m from cane tram line level crossings and sidings.

Not applicable

P4 Buildings are set back from a road frontage to: (i)complement the existing built form; and (ii)preserve the safety of vehicle movement along adjoining roads.

S4 No solution specified. The development meets these requirements.

Noise and Vibration Management


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


The development is considered unlikely to result in any significant acoustic impacts to adjacent premises.

P2 Premises accommodating uses which are likely to generate noise are designed and constructed with noise attenuation measures to avoid noise nuisance to nearby uses.

S2 No solution specified. The development is considered unlikely to accommodate any future noise generating uses.

6

P3 Noise sensitive uses locating adjacent to State controlled transport infrastructure incorporate attenuation, building design and orientation measures.


Not applicable

Air Quality


P1 Premises used for purposes likely to generate emissions such as air pollutants, heat and odours incorporate: (i) physical measures for removing pollutants from emissions prior to discharge to the atmosphere; (ii) physical measures for reducing the temperature gradient between emissions and the atmosphere prior to discharge; and (iii) operational systems, including monitoring systems for major industry and major infrastructure, which maintain emissions within ANZECC guideline standards.


The proposed development will not generate any significant emissions.

Flooding


P1 Premises subject to risk of inundation or damage through flood are provided with immunity to that risk in order to reduce potential property damage and to ensure public safety.

S1.1 Development is sited on land that would not be subject to flooding during a DFE; or S1.2 For development comprising a residential element, the floors of all habitable rooms are located 300mm above the DFE; or S1.3 For non residential development or development involving temporary or moveable residential structures (e.g. caravan parks): (i)buildings are located and designed so that floor levels (except areas used for car parking) are 300mm above the DFE; or (ii)there is at least one evacuation route that remains passable for emergency evacuations during all floods up to and including the DFE.

Council flood mapping indicates that the site will not be affected by riverine flooding.

7

P2 There is no increase in the number of people living or working on a flood prone site, except where the premises are occupied on a short term or intermittent basis.


The site is not considered to be a flood prone site.

P3 Development does not result in adverse impacts for the safety of people or the capacity to use land within a floodplain and does not involve: (i)Any physical alteration to a watercourse; or (ii)Net filling of 50 cubic metres; or (iii)The proposed works either:

(A) avoid any reductions of on-site flood storage capacity and contain within the subject site any changes in depth/duration/velocity in flood waters of all floods up to and including the DFE; or (B) do not change the flood characteristics at the DFE outside the subject site in ways that result in:

- loss of flood storage; - loss of / changes to flow paths; - acceleration or retardation of flows; or - any reduction of flood warning times elsewhere on the floodplain.



P4 Storage and handling of hazardous substances on sites that are subject to risk of inundation or damage through flood, ensures that persons and property are not placed at unreasonable risk.

S4 Storage or handling of substances that may be a hazard to the environment or human safety by the risk of contamination due to flooding: (i)is undertaken in accordance with a risk assessment; and (ii)provides for the storage of any hazardous substances above or securely isolated from the DFE level.

The storage or handling of hazardous substances is not proposed within / under the proposed awning structure.

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


The development will be constructed in accordance with relevant Australian Standards.

P6 Where flood limits are not identified, development is undertaken such that there is no adverse affects on flood levels or flows on the site or up-stream and down-stream of the site.



8

Water Quality


P1 Development does not detract from the maintenance of water quality in the City’s watercourses and bulk water storages, in particular its: (i) environmental values; and (ii) where applicable, potability of the water supply.


All stormwater will be appropriately managed on site prior to distribution to Council’s drainage system. Consequently, the development is considered unlikely to result in any detrimental impact to the City’s watercourses or bulk water storages.

P2 Premises incorporate: (i)physical measures for intercepting and treating surface water drainage and spilled substances prior to their release to the watercourses; and (ii)bunding of sites or areas within sites or integrated drainage systems which include waste water treatment measures, where chemicals, fuels, lubricants or other soluble pollutants are being handled or stored.

S2 No solution specified. Refer to attached Plans of Development and previous approvals affecting the site.

P3 The City’s groundwater resources and surface waters are maintained by: (i)providing a stormwater system that manages stormwater quantity and quality prior to discharging into receiving waters; (ii)providing non structural source control measures; (iii)providing structural source control measures; (iv)retaining or rehabilitating natural waterway corridors such as natural channels, wetlands and riparian vegetation; (v)providing storage of waste water in secure and sealed storage facilities; (vi)ensuring efficient disposal areas and ground and surface water retrieval areas are buffered from each other; (vii)ensuring that contaminants do not enter the groundwater resources; and (viii)with reuse of reclaimed water, ensuring safe treatment and disposal of contaminated water.

S3 No solution specified. Refer to attached Plans of Development and previous approvals affecting the site.

9

P4 The biodiversity and habitat values of coastal areas and associated estuarine systems are protected from: (i)increased nutrient or sediment levels; or (ii)changed flow, inhibited passage, or hydrologic regimes of the natural coastal and marine margins, which may result from development.


Refer to attached Plans of Development and previous approvals affecting the site.

P5 Sediment and nutrient loadings into a watercourse are minimised through: (i)treated on-site effluent; (ii)adequate stormwater run-off controls; and (iii)on-site and off site erosion and sediment controls.


Refer to attached Plans of Development and previous approvals affecting the site.

Erosion and Sediment Control


P1 Minimisation of the risk of erosion and sedimentation either on-site or elsewhere, by a comprehensive approach to soil erosion control and sedimentation management, including: (i) the minimisation of: (ii) earthworks; (a) clearing of land; (b) long term stockpiling of excavated materials; (iii) use of appropriate construction management techniques; (iv) diverting surface water drainage around disturbed areas; and (v) treating and removing sediments from stormwater over disturbed areas prior to release from the site.

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

Nominal earthworks are proposed for this development.

10

P2 Progressive rehabilitation of disturbed areas occurs within the site through a comprehensive rehabilitation program including: (i) the grading and reshaping of the disturbed areas to provide controlled and stable drainage flow paths; (ii) the construction of drainage paths which divert high velocity flows away from disturbed areas; (iii) the re-spreading of stored top soil stripped from the site; and (iv) the planting of the disturbed area with native species of grasses, ground covers and trees.

S2 No solution specified. Nominal earthworks are proposed for this development.

Coastal Management


P1 (i)there is no net loss of public access to the foreshore, or of public useability of coastal waters; (ii)appropriate location and design is achieved with respect to sensitive coastal resources and their values; (iii)roads that run parallel to the coast, are set back from erosion prone areas and significant coastal resources, with only smaller access roads running to the coast; and (iv)minor spur roads to the foreshore and associated car parks provide access to the foreshore at locations that are convenient to the public, have low environmental sensitivity, and avoid locations that may increase storm tide hazard.


Not applicable to this development

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

S1.1 Reconfiguring a lot within an erosion prone area incorporates erosion prone land as undeveloped open space. S1.2 Relocatable structures such as picnic tables, barbecues, coastal trails, bikeways, demountable structures, equipment sheds,


11

lookouts, elevated decks, shelter sheds etc are located within erosion prone areas only where they remain relocatable. S1.3 All other development is; (i)located outside of the erosion prone area; or (ii)as far landward as practical within the lot ; and (iii) is coastal dependent development (as defined in this code). S1.4 All building works (excluding demolition), including extension to existing buildings, on lots wholly or partly within the erosion prone area are: (i) For rural areas and undeveloped urban areas, located landward of the erosion prone area to minimise the extent of permanent building inside the erosion prone area; and (ii) For urban areas, located wholly landward of the alignment of existing neighbouring buildings and of a scale and intensity similar to that of the surrounding development.

P2 Where there is existing development within an erosion-prone area, redevelopment and extensions do not (as defined in this code):- (i) extend the intensity of the existing level; or (ii) compromise coastal management outcomes and principles

P2 No solution specified. Not applicable to this development

High Impact Activity Areas


P1 Land uses adjoining high impact activity activities, including activities as indicated on Figure 9-8.1; and Figure 9-8.2 “High Impact Activities” and Information Map “High Impact Activities”, are designed and sited to manage adverse effects on site users by providing: (i)noise attenuation measures; (ii)buffers between sensitive uses and the high activity areas; (iii)landscaping including bunding between sensitive use

S1 Land uses adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.3. S2 Land uses other than Industry (High Impact) uses, adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.4.


12

areas and high impact activity areas; and (iv)any other measures required to ensure that a nuisance is minimised.

S3 Land uses other than Industry (High Impact) uses, adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.5.

Landscaping and Fencing


P1 Development is provided with adequate and suitable landscaping and screening on the site which ensures: (i)an attractive streetscape appearance; and (ii)the privacy and amenity of any adjoining residences.

S1 Landscaping is provided in accordance with the Landscaping Planning Scheme Policy

There are no alterations to approved landscaping proposed as part of this development.

P2 Landscaping is designed to prevent encroachment upon electricity infrastructure.

S2.1 Landscaping near electricity lines or substations, are designed and developed so that any vegetation at maturity or landscaping structures or works will not exceed 4.0m in height on land: (i)in an electric line shadow9; or (ii)within 5m of an electric line shadow; or (iii)within 5m of a substation boundary. S2.2 Elsewhere, vegetation is planted in a position that is further from the nearest edge of an electric line shadow or substation boundary than the expected maximum height at maturity of vegetation. S2.3 On land adjoining an electricity substation boundary, the vegetation foliage at maturity will not be within 3m of the substation boundary. However, where a substation has a solid wall along any part of its boundary, foliage may extend to, but not above or beyond, that solid wall.

Site landscaping will not encroach on electricity infrastructure.

P3 Landscaping provides a 2m wide landscaped strip adjacent to the road frontage incorporating existing vegetation wherever possible.

S3 No solution specified. A landscape strip is provide along the road frontage, constructed as part of previous development approvals.

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P4 A landscape strip is provided comprising either a 1.8m high solid fence or 2m wide planted screen adjacent to all side and rear boundaries of a site which adjoins any residential area.

S4 No solution specified. Not applicable.

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

S5 No solution specified. Extensive landscaping has previously been provided along the western site boundary. This is to be upgraded as part of recent development approvals.

P6 Landscaping incorporates planting for shading summer sun, including: (i)tall shade trees to the west and east of the building; and (ii)trellises or pergolas adjacent to windows to the north of the building.

S6 No solution specified. There are no alterations to approved landscaping proposed as part of this development.

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


P8 Landscaping for outdoor vehicle parking areas, where development is for the purposes of Accommodation units, multiple dwelling units, Sport and recreation, indoor entertainment, outdoor entertainment, child care centre, service station, motel, Industrial uses and retail or commercial uses, will: (i)visually enhance the area along any road frontage; (ii)screen the area from any adjoining residential or other sensitive uses; (iii)provide visual relief and shade throughout the area; and (iv)be compatible with local native species.

S8.1 Landscaping of outdoor vehicle parking areas provides planting of trees and shrubs: (i)in a strip 2m wide along any primary road frontage at a density and a scale appropriate to the size of the vehicle parking area and the function of the adjoining road; and (ii)in median areas throughout the vehicle parking area at a rate of 1 shade tree for every 6 parking spaces. S8.2 Provide a wall, fence or continuous screen planting, to a height of at least 1.8m along any boundary to land used or likely to be used for residential or other sensitive use.

There are no alterations to approved landscaping proposed as part of this development.

P9 Landscaping is designed and established to: (i)an appropriate scale relative to both the street reserve width and to the size and nature of the development; (ii)incorporate remnant vegetation, where possible;


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(iii)provide summer shade and shelter for pedestrian comfort and energy efficiency of buildings; (iv)maximise areas suitable for on-site infiltration of stormwater; (v)allow for pedestrian and vehicle safety; (vi)generate a cohesive and distinct visual character for the streetscape and locality; (vii)be suitable to the tropical climate; (viii)provides planting, paving and other landscape treatment according to a Landscaping Plan; and (ix)minimise irrigation requirements through appropriate plant selection, mulching and water efficient irrigation systems. P10 Natural vegetation is maintained wherever possible.

S10 No solution specified. All natural vegetation has previously been cleared from the site.

Community Safety Design Principles


P1 Premises provide opportunities for informal surveillance from surrounding buildings and land uses.


Opportunity will be provided for informal surveillance across the site.

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

S2 No solution specified. Not applicable to this development.

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

S3 No solution specified. The development will comply with this criteria.

P4 Premises for uses other than dwelling houses and dual occupancy, are illuminated at night to: (i)maximise personal safety of site users; and (ii)minimise opportunities for attack by hidden persons. (iii)provide lighting along access routes, in building entrances, site entries, car parking areas and other movement areas used after dark.

S4 No solution specified. Appropriate security lighting is currently provided within the development. It is intended that such lighting be maintained.

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

S5 No solution specified. Car parking areas are well lit and visible. No alterations to existing arrangements are proposed as part of this development.

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P6 Premises and their surrounds do not include: (i)‘blind’ corners (including on stairs, in corridors or other situations where movement can be predicted); (ii)sudden changes of grade on pathways which reduces sightlines; (iii)concealment spots (unless they can be secured after hours); and (iv)pedestrian tunnels, excepting that where unimpeded sightlines or the absence of concealment points cannot be reasonably achieved, equipment (such as security mirrors) and good lighting is provided to enhance visibility. (v)Potential concealment areas (i.e. dead-end alleys) are restricted or locked after hours. (vi)Where a concealment spot is unavoidable, there are aids to visibility such as convex mirrors and good secure lighting. (vii)Concealment spots such as:

(A) dark areas adjacent to a main/designated pedestrian routes; (B) private dead-end alleyways; (C) indentation in fencing or walls; (D) gaps in the streets such as entrances to interior courtyards and recessed doorways; and (E) areas that are isolated after dark; are not located on the premises.

S6 No solution specified. The development will be adequately designed to ensure the safety and security of employees and visitors.

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P7 Building entrances: (i)are clearly defined; (ii)are well lit and face the street; (iii)do not create concealment spots; (iv)provide clear sightlines from the building foyer so that occupants can see outside before leaving the building; (v)have lobbies visible from the exterior; and (vi)have staff entrances, if separate, which are well lit and maximise opportunities for informal surveillance and for clear sightlines.

S7 No solution specified. The development is consistent with this criteria.

P8 Landscaping is designed and maintained to provide informal surveillance and clear sight lines on accessways and to other public spaces.

S8 “Vulnerable premises” provide landscaping designed to promote safety including: (i)planting which does not obscure doors and windows overlooking public spaces and isolated areas; (ii)shrubbery and low-level planting associated with footpaths which does not exceed 0.5m in height where abutting pavements; (iii)trees in vulnerable settings which do not have branches below 1.5m; and (iv)hard landscaping elements such as low fencing and walls (below 1.2m) which guide pedestrians and vehicles along designated paths.

The development is consistent with this criteria.

P9 The design of premises provides for unimpeded sightlines, particularly along pedestrian and bicycle routes.

S9 All barriers (including landscaping features) along bicycle and pedestrian routes are visually permeable (i.e. can be easily seen through to reduce concealment points).


P10 Car parking areas are: (i)designed to optimise informal surveillance and illumination, and to minimise unlawful access; (ii)well lit to enable visibility of all external edges and routes providing access to thecar park; (iii)designed to minimise instances of large numbers of cars being co-located (over 100 cars in a single block). If more than 100 cars, more than one entry / exit point is provided so that the car park does not become an entrapment area.

S10 No solution specified. The development is consistent with this criteria.

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P11 Underpasses and overpasses are designed and located to reduce opportunities for crime, so that: (i)pedestrians are able to see what is in an underpass or tunnel and at the end of it before entering; and (ii)signs at each end of an underpass indicate where it leads and an alternative route to use at night.

S11 No solution specified. Not applicable to this development

P12 Underpasses are wide enough to accommodate both pedestrian and cycle traffic, (Note: Council will refer to the provisions of AUSTROADS Guide to Traffic Engineering Practice Part 14- Bicycles).

S12 No solution specified. Not applicable to this development

P13 The design and location of laneways and alleyways promotes community safety.

S13.1 Laneways are straight and have more than one entrance. S13.2 Unnecessary access to buildings from laneways is avoided.


P14 Buildings contribute positively to the enhancement of public safety and security.

S14.1 Ramps and elevator entrances are located in areas which are not isolated. S14.2 Lifts are located within a secure entrance, and incorporate graffiti and vandal-resistant measures (i.e. a fully glazed and enclosed vestibule area at the exit to the lifts). S14.3 Loading and storage areas are well lit or can be locked after hours. S14.4 Parking spaces are allocated near the building entry for employees working after hours. S14.5 Enclosed or underground car parks can only be accessed from inside the building or through a security system. S14.6 All windows, particular those at street level are secure, without creating a ‘fortress-like’ appearance (i.e. avoid solid roller shutters).


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P15 Lighting is provided which: (i)increases safety and security in and around the premises; (ii)considers vegetation, in both its existing and mature forms, or other elements that may have the potential to block out light; (iii)illuminates inset spaces, access/egress routes car parking areas and signage; and (iv)supports visibility for pedestrians, as well as road users.

S15 No specific solution. The development is consistent with this criteria.

Proposed Awning – Lot 5 on SP199187

Division 11 Heavy Vehicle Parking Code


P1 Heavy vehicle parking does not occur on land located, in the City Centre Locality (with the exception of Commercial Uses) and the Higher Density Residential Zone, Urban Residential Zone, Urban Expansion Zone, Village Zone, Rural Residential Zone, Open Space Zone, Sport and Recreation Zone and Special Activities (Tourism) Zone in other localities.

S1 No solution specified. No applicable to the subject land

P2 Heavy vehicle parking does not disrupt the traffic flow of the street or the availability of on-street parking for residents and visitors alike.

S2 No solution specified. The layout and design of the development is such that all heavy vehicle parking and turning areas will be wholly contained within the site and will not impact on neighbouring premises. The proposed awning will not impact on the movement of vehicles within or external to the site.

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