item no.: 05.41 coochiemudlo island – 14 - 16 victoria parade€¦ · workshop: 05 item no.:...

REVIEW OF DRAFT REDLANDS PLANNING SCHEME SUBMISSIONS

WORKSHOP: 05

Item No.: 05.41 Coochiemudlo Island – 14 - 16 Victoria Parade

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

Object to the Medium Density Residential zoning on the subject site. Grounds for Objection – The property is being developed as a substantial Australian native garden, incorporating a substantial drainage problem area which covers approximately 50 percent of the property.

6020:9394 Total Sub: 1

The subject sites are zoned Residential B and Drainage Problem in the Transitional Planning Scheme and have a preferred dominant land use of Tourist Business Accommodation and Drainage Problem in the 1998 Strategic Plan. The proposed zone is consistent with these previous designations and is supported by the Flood Prone, Storm Tide and Drainage Constrained Land Overlay. Proposed zoning will not impact on existing use rights. Any new development will need to be assessed against the Flood Prone, Storm Tide and Drainage Constrained Land Overlay. Where Council does not have extensive survey or flood analysis, Overlay Code requires a detailed flood investigation to identify the 1 percent Annual Exceedance Probability. Lot 2 incorporates the majority of the constrained land in the Open Space Zone. Development on Lot 1 and Lot 2, in the Medium Density Residential Zone, will be required to demonstrate how the intent of this overlay code is achieved. To avoid risks, development should locate outside the

Officers’ Recommendation Retain the Medium Density Residential and Open Space Zones for the subject sites in the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




RPD: Lot 1 on RP165274 Property Address: 14-16 Victoria Parade, Coochiemudlo Island Current Zoning: Residential B Current Strategic Plan Designation: Tourist Business Accommodation/Drainage Problem Draft RPS Zone: Medium Density Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay

constrained area. The appropriate design and siting of development will reduce or remove the risk of storm tide inundation in a 1 percent AEP event. The proposed zone allows opportunities for future tourist accommodation uses as previously applied under the 1998 Strategic Plan should there at any time be a desire to pursue these potential uses.




RPD: Lot 2 on RP165274 Property Address: 14-16 Victoria Parade, Coochiemudlo Island Current Zoning: Residential B/Drainage Problem Current Strategic Plan Designation: Tourist Business Accommodation/Drainage Problem Draft RPS Zone: Medium Density Residential, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay


Annexure to Item No: 05.41

Map 1 – Flood Prone, Storm Tide and Drainage Constrained Land Overlay


WORKSHOP: 05



1. Object to the Local Centre zoning on the subject site.

2. Greater clarification should be given to

noise controls for various uses located within the Local Centre Zone.

Grounds for Objections – 1. Property is being developed as a substantial

Australian native garden incorporating a substantial drainage problem area which covers approximately 50 percent of the property.

2. For example a ‘Refreshment Establishment’

in the Local Centre Zone refers to entertainment as an ancillary use without any reference or link to how noise will be controlled.

RPD: Lot 1 on RP165274 Property Address: 18-20 Victoria Parade, Coochiemudlo Island Current Zoning: Residential B/Drainage Problem Current Strategic Plan Designation: Tourist Business

6020:9390 6020:9393

Total Sub: 1

1. Local Centre Zone The Strategic Plan 1998 designates the site as Tourist, Business and Accommodation. The designated area is considered particularly suitable for tourist accommodation and services and refreshment establishments. Such uses or any other use will be of relatively low intensity. There are similarities with the strategic designation and the Local Centre Zone in the draft scheme which includes land at various locations across the Shire that is intended to service local catchments. They provide local convenience shopping for day to day needs. Activities within these centres are limited to convenience retail. Mixed use is also encouraged. Proposed zoning will not impact on existing use rights. 2. Noise Controls The definition of ‘refreshment establishment’ includes ancillary activities that involve

Officers’ Recommendation 1. Retain the Local Centre Zone on the subject

site in the draft scheme. 2. Retain the definition of Refreshment

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




Accommodation/Drainage Problem Draft RPS Zone: Local Centre, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay

entertainment or the consumption of liquor. It has been a policy decision not to include maximum noise levels in a use definition as the noise level will be dependent on the zone it is located and the surrounding uses. The Local Centre Zone Code stipulates in the amenity section of the code that noise generated by the use or development is compatible with that experienced in a local centre environment. Where residential uses are incorporated as part of a mixed use development or the development adjoins a residential zone, non-residential uses are to be located and designed to ameliorate noise impacts. Maximum noise thresholds are provided as a Probable Solution to assist in meeting the Specific Outcomes of the Code.


WORKSHOP: 05



Object to the Medium Density designation on the subject site. Grounds for Objection – • The proposed Medium Density Residential

conflicts with the present strategic plan zoning of 'Tourist, Business and Accommodation.'

• The proposed zoning Medium Density Residential restricts the future potential use of this subject site, which under the present zoning, permitted a mixed use of shops, accommodation, and local tourist-type business.

• The adjoining property has been developed as a restaurant / function / reception building, together with 16 motel-style self-contained units, for Tourist Accommodation.

• There exist at present, a current RSC town planning approval permitting the existing building situated on Lot 905 to be used for the purpose of a tavern, subject to liquor licensing approval. The town planning permit has recently been ratified as active by the Planning and Environment Court.

4880:8148

Total Sub: 1

The subject site is zoned Rural Non-Urban in the Transitional Planning Scheme and has a preferred dominant land use of Tourist, Business and Accommodation in the 1998 Strategic Plan. This is similar to the Medium Density Residential Zone sub-area MDR1 in the draft scheme. The criteria contained in the specific outcomes for non-residential uses in the Zone Code will ensure that such uses will not detract from the primacy of the Local Centre Zone. These include that non-residential uses – • only occur in sub-area MDR1; • form part of a mixed use component of

residential or tourist accommodation uses;

• are limited to multiple small tenancies offering a variety of services such as convenience shopping, dining, recreational and

• entertainment opportunities and in total do not exceed 500m2 of gross floor area;

• are located on the street level of residential or tourist uses to provide activity and social interaction;

Officers’ Recommendation Amend to Medium Density Residential Zone sub-area MDR1 as Site 15 with a maximum overall building height of 13 metres (3 storeys) over the following properties 348 – 354, 356 - 358, 360 – 362 Victoria Parade Coochiemudlo Island. Subsequent RPS Actions Mapping Amend the zone to Medium Density Residential Zone sub-area MDR1. Document Amend Medium Density Residential Zone Code to - • Add Site 15 - Victoria Parade, Coochiemudlo

Island to Table 2 – Maximum Overall Building Height in the Medium Density Residential Zone Code. Refer to Annexure.

• Prepare Map 4 for inclusion in the Zone code to identify this as Site 15.

Workshop Recommendations Officers’ Recommendation accepted.




• The change of zoning from the current 'Tourist, Business and Accommodation' to 'Medium Density Residential' has the potential of devaluing the property which will lead to a claim against RSC for compensation.

RPD: Lot 905 on C3281 Property Address: 348-354 Victoria Parade, Coochiemudlo Island Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Tourist, Business and Accommodation Draft RPS Zone: Medium Density Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay

• do not impact on the role and function of centres;

• result in positive economic and social benefits for the local community.

It is supported to amend the zoning to sub-area MDR1 with a building height limit of 13 metres (3 storeys) to allow mixed uses and promote tourist accommodation.

Council Decision Workshop Recommendation adopted.


Annexure to Item No: 05.43 Table 1 - Amendment to Maximum Overall Building Height Table in the Medium Density Residential Zone Code

Location

Maximum Overall Building Height

Maximum Height to the Top of the Floor

Level of the Highest Habitable Room

15

Victoria Parade, Coochiemudlo Island

13 metres

7 metres (3 storey)


WORKSHOP: 05



Objection to the Medium Density Residential zoning of the subject site. Grounds for Objection – The subject site should remain as Rural Non-Urban Zone to reflect the historical background and allow the submitter to sell produce.

4734:7727 Total Sub: 1

The Strategic Plan 1998 has designated the site as Tourist, Business and Accommodation as the preferred dominant land use. The Medium Density Residential Zone provides land for a range of residential uses that are mainly mid-rise and on lots that offer opportunities for medium density housing and tourist accommodation. This provides a greater range of housing choice and affordability for the island, where the predominant zoning is Urban Residential. The draft scheme does not alter existing use rights or affect the ability to continue to use the property for existing lawful activities.

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




RPD: Lot 903 on C3281 Property Address: 360-362 Victoria Parade, Coochiemudlo Island Current Zoning: Rural Non Urban Current Strategic Plan Designation: Tourist, Business and Accommodation Draft RPS Zone: Medium Density Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay


WORKSHOP: 05

Item No.: 05.45 Coochiemudlo Island – 402 Victoria Parade


Object to the Urban Residential Zone (sub-area UR1) as zoning should remain as Low Density Residential. Grounds for Objection – No intentions from the submitter to build multiple dwellings or altering the existing site. Proposed zone may increase the valuation of the subject site for rating purposes which would have an adverse affect on the submitter. RPD: Lot 3 on RP131302 Property Address: 402 Victoria Parade, Coochiemudlo Island Current Zoning: Residential A Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Urban Residential sub-area UR1 Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay

6019:9380 Total Sub: 1

The site is zoned Residential A in the current Transitional Planning Scheme, rather than Low Density Residential as identified in the submission. In the Residential A Zone, provision is made for multiple dwellings on sites of at least 800m2 in area. The Urban Residential Zone sub-area UR1 provides an increased range of residential uses including multiple dwellings and aged persons and special needs housing at a density of not greater than 1 dwelling unit per 400m2. The zone will not impact on existing use rights or require the owner to develop the site. The Urban Residential Zone sub-area UR1 is supported as it aims to provide opportunities for an increased range of residential uses that will provide for housing choice and affordability on the island.

Officers’ Recommendation Retain the site as Urban Residential Zone sub-area UR1 in the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.: 05.45 Coochiemudlo Island – 402 Victoria Parade



WORKSHOP: 05

Item No.: 05.46 Coochiemudlo Island – Environmental Matters


Object to a number of environmental matters including – • lack of protection afforded to the

‘emerald fringe’; • concerned at how the draft scheme

protects the large wetland on the south end of the island.

Grounds for Objections – • Zoning should be shown in the ’emerald

fringe’ reserve to maintain and enhance the values the environmental values where appropriate. This area should be protected from any kind of development, both commercial and recreational. Buildings should not be erected in this area.

• Adequate measures need to be in place to ensure protection from development for the wetland to the south end of the island.

2337:3196 2346:3114 3066:5820 3068:5788 4597:7521 4734:7728

Total Sub: 6

Finalisation of surveys detailing road closures, road openings and additions to the road reserve was required for this to be reflected in a zoning in the draft scheme. Now that the survey plans are prepared, it is supported to include the road closure in the Conservation Zone sub-area CN2. The Conservation Zone primarily protects environmental values such as bushland, wetland, coastal or koala habitats, native animal movement corridors and remnant native plants. Low-key development of a scale and density that preserves and enhances environmental values is consistent with the zone. Sub-area CN2 – Nature Based Recreation provides opportunities for enjoying environmental values and is land that is in the local government ownership or control. It is acknowledged that Coochiemudlo Island contains significant values, such as wetlands. While the Waterways, Wetlands and Moreton Bay Overlay does not currently identify these values, discussions are underway with Council’s Environmental Management Group as to the potential of

Officers’ Recommendation Amend the zoning for Coochiemudlo Island to show the road closures as Conservation Zone sub-area CN2. Subsequent RPS Actions Mapping Amend the zoning for Coochiemudlo Island to show the road closures as Conservation Zone sub-area CN2. Refer to diagram in Annexure. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.: 05.46 Coochiemudlo Island – Environmental Matters


expanding the Overlay to Coochiemudlo Island. Refer to Item 5.7 - Overlays - Waterways, Wetland and Moreton Bay Overlay for further information. If this occurs it will be facilitated through a future amendment process. In the interim the significant water related values on the islands are protected by zoning such as Conservation or where in the ownership and control of Council as Conservation Sub-area CN2 – Nature Based Recreation.


WORKSHOP: 05

Item No.: 05.47 Redland Bay – UQ Site


Object to the zoning on the former University of Queensland site that allows for 3 storey building height. Grounds for Objection – • Invasion of privacy; • Loss of early morning light into yard; • Increased traffic along Moreton View Parade

and along streets out of Redland Bay. Roads are currently congested;

• Moreton View Parade is currently a low-rise dwelling area and should remain this way.

4608:7503 4608:7505

Total Sub: 1

For the purposes of 1st State Interest Review and public exhibition, the former UQ site was zoned Urban Residential sub-area UR 1 and Community Purposes sub-area CP 9. Throughout this period an application was lodged for development of the site. To facilitate suitable outcomes on the site an ‘Enquiry by Design’ process was undertaken to conceive and plan the proposed development. This process brought together the developer, consultants, the community, special interest groups and Council representatives, before any design concepts were conceived to create a vision for and to design a development concept for the site. The Plan of Development for the site outlines the desired outcomes and precinct plan for the site. Some of these include responding to the existing social and built context of the area and integrate new development within the established urban fabric by – • providing a permeable public road

network through the site to encourage access and integration;

• introducing low density 1 and 2 storey residential development at the interface

Officers’ Recommendation Amend the draft scheme to accord with the approved and in effect Plan of Development - • Zone maps to identify the subject site as-

o Medium Density Residential Zone sub-area MDR 3;

o Open Space Zone, and o Urban Residential Zone.

• Medium Density Residential Zone Table of Assessment to incorporate MDR 3 as required;

• Medium Density Residential Zone Code to incorporate Overall and Specific Outcomes for sub-area MDR3.

Subsequent RPS Actions Mapping Amend the draft scheme zone maps to identify the site as- • Medium Density Residential Zone sub-area

MDR 3; • Open Space Zone, and • Urban Residential Zone.

Document Amend the draft scheme - • Medium Density Residential Zone Table of




with established residential areas; • introducing new housing to

accommodate an aged demographic which represents an important and growing component of the Redland Bay population.

The application was approved by Council and following a submitter appeal a Consent Order for preliminary approval was issued through the Planning and Environment Court on 1 June 2005 for this site. This approval expires in 8 years unless extended. The preliminary approval addresses the interface with the adjoining residential development, fronting Moreton View Parade and Omag Street, by incorporating a range of design measures that deliver a similar built form, that does not exceed two storeys in height in that locality, and density. As the approval has now taken effect it is suggested that in order to comply with the Plan of Development and Preliminary Approval the zoning in the draft scheme be amended. This will include - • Open Space Zone over the majority of

the area to the north of Salisbury Street, • Urban Residential Zone adjoining Omag

Assessment to incorporate MDR 3 as required; • Medium Density Residential Zone Code to

incorporate Overall and Specific Outcomes for sub-area MDR3.

Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




Street, and • The remainder of the site, including a

portion of the land north of Salisbury Street, in the Medium Density Residential Zone under a new sub-area, being MDR3 that will only apply to this site and will directly relate to the approved Plan of Development.

The exact boundaries of these areas are not yet defined but will be approximated in the planning scheme following adoption of these recommendations. The creation of a MDR 3 sub-area will require amendment to the Medium Density Residential Zone – • Tables of Assessment; • Code; and • Mapping. It is anticipated that the Tables of Assessment and Code will incorporate a copy of the Plan of Development - Precinct Plan and wording to the effect that development not in accordance with this Plan is impact assessable.



Objector to three storey development on the former UQ site.

Submitter


WORKSHOP: 05

Item No.: 05.48 Redland Bay – Neighbourhood Centre Zone – Broadwater Terrace


Object to a number of general matters associated with the Neighbourhood Centre Zone. A number of submissions were received relating to the following topics – • Building heights; • Amenity; • Visual impacts; • Uses and design. For the purposes of the review process, submissions related to these topics are collectively addressed. Grounds for Objections – 1. Building heights Height not to exceed 10 metres Object to the 14 metre building height in the area proposed Neighbourhood Centre Zone (sub-area NC2) at the following locations – • 144-162 and 165-177 Broadwater Terrace • Lot 1 and 2 on RP150087, Marine Street • Lot 1 on RP90798, Stradbroke Street

980:2124 4608:11537 5461:9447 5692:9452 5800:9442 5801:9437 3152:5472 6108:9100 6015:9382 6124:9000

Total Sub:

10

1. Building heights The 14 metre building height was established to promote mixed development for residential and tourism accommodation uses. This height facilitates ground level retail/commercial and a mixture of commercial, housing or accommodation on the two upper floors with basement parking. The mixed use focus is intended to contribute to the economic and social vitality

Officers’ Recommendation 1. Retain building height in Neighbourhood Centre

sub-area NC2 in the draft scheme. 2. Amend the Centre Design Code – Table 1 title

and column 3 heading ‘maximum height to the top of the floor level of the highest habitable room/commercial storey’ – as per Item No.2.2 – Centres – Major Centre Zone – Cleveland, Capalaba and Victoria Point.

Subsequent RPS Actions Mapping No action required. Document Amend the Centre Design Code – Table 1 title and column 3 heading ‘maximum height to the top of the floor level of the highest habitable room/commercial storey’ – as per Item No.2.2 – Centres – Major Centre Zone – Cleveland, Capalaba and Victoria Point. Workshop Recommendations Officers’ Recommendation accepted.




The reasons for this objection are– • The foreshore at this location reaches its

highest point above the shoreline and buildings over and above the height of existing structures would greatly reduce the scenic amenity of the area.

• 14 metres will not complement the existing buildings or shopping centre and negatively impact on the village character.

• Building height should be reduced to 10 metres as per the existing development.

Maximum Floor Heights Maximum height to the top of the floor level of the highest habitable room provision does not encourage residential/mixed use development and is therefore inconsistent with the intent of sub-area NC2. Building height and number of storeys would achieve the same intent without the need to stipulate a maximum height to the top of the floor level of the highest habitable room.

of the centre and to maximise accessibility for a residential population to services, facilities and employment. This building height is consistent with the surrounding Medium Density Residential sub-area MDR1 which has a maximum height limit and the centre has a height limit of between 10.5 and 14 metres. This results in an overall building height compatibility throughout the centre and adjoining zones. The intent of the ‘maximum height to the top of the floor level of the highest habitable room’ provision as identified in Table 1 of the Centre Design Code that applies to all Centre Zones, is to incorporate all services and structures into an integrated roof form. This table outlines the overall and maximum height of the top of the floor level of highest habitable room for each sub-area in the Neighbourhood Centre Zone. In sub-areas where mixed use development incorporating dwelling units or tourist accommodation is not a requirement, the wording should be amended to the ‘maximum height to the top of the floor level of the highest habitable room/commercial storey’. It is noted that mixed use





2. Amenity Developments will impact through noise, dust, reduction in privacy, reduction in sunlight, smells and loss of sea breezes.

development is required in this sub-area and it is supported to retain the overall building height and maximum height to the top of the floor level of the highest habitable room/commercial storey to achieve the desired building/roof form in centres. 2. Amenity The matter of amenity is relevant and requires consideration. The draft scheme incorporates a range of Overall Outcomes and Specific Outcomes for Neighbourhood Centres to achieve a high standard of urban design, centre amenity and to protect the amenity of adjoining and nearby residential development. Examples include - • Overall Outcomes associated with the

Neighbourhood Centre Zone, among others include – o reinforce the “sense of place”

established by the centre; o limit the impact of over shadowing

on public and civic places; o ensuring car parking areas are

discretely located and do not visually dominate the centre;

o providing high quality landscape and streetscape settings that complement the centre;




o mitigating impacts associated with light, noise, air and traffic.

• Specific Outcomes associated with the Neighbourhood Centre Zone, among others include - o Maintain a mid-rise building height

in sub-area NC2; o Building orientation and design is

climatically responsive through the incorporation of natural light, cross ventilation and solar access and maintains privacy through setbacks to adjoining residential zones;

o where adjoining or across the street from a residential zone high quality streetscape treatments, inclusive of landscaped buffers and fencing, are provided along the relevant property boundary.

o artificial light does not result in unreasonable disturbance to any person or activity;

o lighting is designed to avoid spilling onto adjoining residential zones;

o noise generated by the use is compatible with that experienced in a Neighbourhood Centre environment;

o where residential and tourist accommodation uses are




3. Visual impacts Site at 164-178 Broadwater Terrace and 167-177 The Esplanade is utilised for public purposes, including the local fishing carnival and monthly market days. Provides visual amenity from the shopping centre through to the bay and is valued by the community. Zoning should ensure that public access is maintained and enhanced through to the foreshore. If this cannot be achieved through the draft scheme, Council should seriously consider buying the land for the overall community’s benefit. 4. Uses and design Residential component of the NC2 would be overlooking the adjacent commercial car park.

incorporated as part of a mixed use development or the development adjoins a residential zone, non residential uses are located and designed to ameliorate noise impacts.

3. Visual impacts The area zoned Neighbourhood Centre (sub-area NC2) adjoining the Redland Bay Hotel is in private ownership. There is currently no demonstrated need for another park in a centre of this size given the proximity to Sel Outridge Park in Banana Street, which is 2.8 hectares in area. Potential future development of this site will add to the vitality and function of the Neighbourhood Centre to service the population catchment. 4. Uses and design The intent of the Neighbourhood Centre (sub-area NC2) is to provide for a range of residential and tourist accommodation uses




Residential component does not seem commercially viable at this time. Grounds for Support – Support the discreet formation of a Neighbourhood Centre that has no high-rise, large shopping centre, entertainment or swimming pools to entertain an influx of people. Businesses attracted to the Neighbourhood Centre will enhance the centre by providing a new level of services and products. The employment created in this centre will positively affect all local businesses and residents.

that – • contribute to the economic and social

vitality of the centre; • maximise accessibility for a residential

population to services, facilities and employment;

• are designed and integrated as part of a mixed use development.

The residential component of a mixed use development in Neighbourhood Centre Zone (sub-area NC2) would deliver several benefits in overlooking the adjacent commercial car park through the provision of additional casual surveillance and activity. The planning horizon for the draft scheme is through to 2021 which will allow the market to determine the appropriate time to develop the centre for mixed uses.



Sel Outridge Park

Neighbourhood Centre

Redland Bay Neighbourhood Centre and Sel Outridge Park


WORKSHOP: 05

Item No. 05.49 Redland Bay – Marine Activity Zone – Comments In Relation to Specific Properties


Object to – 1. the proposed expansion of uses to be

allowed within the Marine Activity - MA1 Zone for Lot 197 on SP123870.

Support – 2. in principle for the Marine Activity - MA1

Zone proposed for 14, 16, 18 and 20 Meissner Street, Redland Bay.

1. Expansion of Uses Grounds for Objections - • The proposed expansion of uses such as

residential and tourist accommodation will impact on the core functions of the site, such as ferry terminal, moorings, car parking and boat launching. As the site is currently zoned Public Purposes 50 (Marina), only marine activities that relate to the sites current use should be considered for the site. No residential or accommodation component should be considered.

381:932 5461:9448 5692:9453 5800:9443 5801:9438 5802:10900 5803:10895 5586:8784 5586:8785 5586:8786 5994:8928 6067:9305

Total Sub:

10

1. Expansion of Uses The ‘core’ activities of the Marine Activity Zone are protected in various ways by the Marine Activity Zone Code. Firstly, in the Marine Activity Zone any application for development having a residential or tourist accommodation component will trigger an impact assessable application, at this location. where an application is made and is not part of a ‘mixed use’ development, the use is identified as an ‘Inconsistent Use’ by Table 1 of the Code. A ‘mixed use’ is defined by the draft scheme as - “Means a use of premises that integrates residential activities with commercial, retail or

Officers’ Recommendation Retain the Overall and Specific Outcomes and Tables of Assessment as existing for Marine Activity Zone sub-area MA1 for Redland Bay. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




industry activities where a minimum of 30 percent of the total gross floor area is used for residential purposes.” Secondly, the Overall Outcomes seek to promote and protect marine activities by stating the following – • Provide for a specified range of uses

that - • Incorporate the primary vehicular

and passenger terminals and associated facilities servicing North Stradbroke Island and the Southern Morton Bay Islands;

• Contain marine transport, marine related commercial activities, research storage, tourist, retail, community and government based activities;

• Tourist and residential accommodation where it is a component of mixed-use development and above ground;

• Provide for a limited range of marine service activities in the Weinam Creek area.

The Specific Outcomes and Probable Solutions of the Marine Activity Zone Code




2. Support in Principle for MA1 Grounds for Support - • The proposed rezoning is supported in

principle provided that – • Strict criteria are included within the

zone that allows for a suitable ratio of residential development versus marine related development;

• Strict criteria are included within the zone that ensures any residential

further protect the potential for marine activities by identifying that a range of commercial, retail, tourism based, community and education uses may be established where such uses – • Do not impact on the primary marine

orientated activities of the sub-area; and • Tourist and residential uses are within a

mixed use development and above ground level.

In summary, a review of the Marine Activity Zone Code identifies that the Code in its present form includes appropriate provisions which seek to protect the existing ‘core functions’ of the site despite allowing for residential or tourist accommodation to be considered. 2. Support in Principle for MA1 In the Marine Activity Zone Code there are currently no provisions that seek to stipulate an acceptable ratio of residential development to marine related development. As discussed above, a number of provisions have been included in the Marine Activity Zone Code that seek to ensure residential or tourist accommodation development does




development does not impact on the ‘core’ use of the area for marine actives such as boat ramps and ferry parking.

not impact on existing marine activities. The primary concern of the submitter appears to be to ensure that the existing use of the area for marine activities is not affected by mixed use development. As discussed in section 1 of this response, the provisions of the Marine Activity Zone Code have been constructed to protect marine activities within the zone. Any proposal for mixed use development will be required to meet these provisions, ensuring that the existing marine activities are not negatively affected and that a suitable mixed use development may be proposed and only approved if meeting the provisions of the code. The inclusion of the provisions sought is therefore not considered necessary.


Annexure to Item No. 05.49

Draft Scheme – Marine Activity 1 Zone – Lot 197 on SP123870

1

2


WORKSHOP 5:

Item No. 5.50 Redland Bay – 3 - 11 Moores Road


Object to land being zoned Open Space as the land should be included partly in the Urban or Medium Density Residential Zone and partly in the Marine Activity Zone. Grounds for Objection - • There is an expectation that the property

could be developed which has existed since the Transitional Planning Scheme was introduced in 1988 and possibly before that and it is inappropriate that it should now be extinguished.

• Goal 1 of the current Strategic Plan is to provide the community with confidence and realistic expectations about future development patterns. The Strategic Plan gives an expectation that the subject property can be developed for residential and marine oriented purposes. It is inappropriate that the new planning scheme should extinguish that expectation.

• The land should be partly in a zone which

provides for the same activities envisaged by

1964:3111 1965:3110 2147:2722 2418:6926 4690:7483 4704:7629 4703:7631 5033:8126 5461:9450 5586:8785 5692:9455 5800:9445 5801:9440 5802:10901 5803:10897

Total Sub: 15

Background In responding to the submitter’s comments, the following summary of background information and issues must firstly be considered. The site currently has a split zoning of Comprehensive Development (CD), and Residential A (See Figure 1). The CD zone sought to provide land “…for a range of marine oriented industries and other marine oriented uses…”. Under the 1998 Strategic Plan the site has a PDLU of Marine Oriented Activity, Public Open Space and Urban Residential (See Figure 2). In addition to the Transitional Planning Scheme and Strategic Plan, the site is within the ‘core’ study area for the Draft Redland Bay Centre and Foreshore Master Plan. The draft master plan – • Identifies the site as part of the Marine Activities

and Village Precinct; • Identifies draft implementation precincts and

implementation plans which do not include the subject site and give no indication as to potential uses for the site.

• Incorporates a Redland Bay Town Centre and Foreshore Master Plan – General Area which identifies the site as part of a ‘existing and

Officers’ Recommendation Amend the draft scheme to incorporate Urban Residential Zone along the eastern perimeter of the subject site sufficient to allow for a single row of lots fronting a road that separates the residential lots from the Open Space Zone over the remainder of the site. Subsequent RPS Actions Mapping Amend the draft scheme to incorporate Urban Residential Zone along the eastern perimeter of the subject site sufficient to allow for a single row of lots fronting a road that separates the residential lots from the Open Space Zone over the remainder of the site. Document No action required. Workshop Recommendations Officers’ Recommendation accepted with the following change - • extend the Urban Residential Zone




the current Comprehensive Development zoning of part of the property.

• The subject property is physically suitable for development and all normal urban services are available.

• There is no shortage of public open space in the local area that would justify the inclusion of the property in the Open Space Zone.

• It should remain residential to keep up property values and the character of the area.

• Residential development would be an improvement on the present farming use and infrastructure is in close proximity.

• The area is in need of more land for marine facilities. The site may be affected by the 2.4 AHD storm tide but some areas should still be considered as part of the Marine Activity Zone.

• Growth in boating activity on Moreton Bay and increasing population of the Southern Moreton Bay Islands will increase the demand for boating facilities. The availability of suitable locations in which to establish such additional facilities is extremely limited, and therefore it would be most inappropriate from a community perspective to abandon the provision provided by the current zoning to establish water orientated facilities on the western part of the subject property.

potential open space area’. A review of Council’s development application records identifies that no applications for marine oriented uses or residential subdivision have been made to date for the site. A recent application for Operational Works - Filling the site was refused by Council. A review of the flood study submitted as part of the operational works application clearly identities that a significant portion of the site is below the 1 percent AEP flood level (See Figure 3). This constraint is also reflected in the draft scheme Overlay Mapping ‘Flood Prone, Storm Tide and Drainage Constrained Land Overlay (See Figure 4). The application for filling was refused on the following grounds – • The proposal conflicts with the Strategic Plan,

specifically with relation to the Green Space, Urban Residential, Public Open Space, Special Protection and Marine Vegetation designations;

• The proposal will have unacceptable flooding impacts on adjacent and upstream properties;

• The proposal would result in narrowing of the existing flood plain, which would result in unacceptable impacts on, the local flood system, the environment of Weinam Creek and the

along the northern section of the site based on consideration of the Flood Prone, Storm Tide and Drainage Constrained Overlay and Waterways, Wetlands and Moreton Bay Overlay.





• Water access to the property is available through Lots 5 and 7 on Auster Street which are in the same ownership as the subject property.

• Acknowledge that there are environmental constraints that would have to be addressed in association with the provision of water access to the property. However, there is no reason to believe that these constraints could not be adequately addressed.

habitat and corridor value of the land; • The proposal will conflict with Part IV Division 3

Section 16 (1) of the Transitional Planning Scheme in that land is subject to a flood frequency of more than 1 in 100 and the fill proposed is not of a minor nature.

Discussion The change from marine oriented and urban residential uses to the proposed Open Space Zone has been made in response to the above issues and on the basis of detailed flood level surveys undertaken after the gazettal of the Transitional Planning Scheme and Strategic Plan. The proposed Open Space Zone seeks to more appropriately reflect the constraints affecting the site and the findings of the Draft Redland Bay Town Centre and Foreshore Master Plan – General Area which identifies the site as part of an ‘existing and potential open space area’. It is acknowledged that the Open Space Zone is viewed as a ‘back zoning’ by the submitter, in comparison to the previous development potential of the site. In recognising this, it must also be acknowledged that over time and as the impact of constraints become more fully understood, land use planning outcomes may need to be modified.




RPD: Lot 3 on RP67164 Property Address: 3-11 Moores Rd , Redland Bay Current Zoning: Residential A, Comprehensive Development Current Strategic Plan Designation: Urban Residential, Public Open Space, Special Protection Area, Marine Orientated Activity Draft RPS Zone: Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay

While this is the case, it is proposed to provide a limited area of Urban Residential along the most eastern boundary of the site, separated from the Open Space Zone by a roadway required to access potential lots. This outcome limits potential development to the area least affected by storm tide issues and provides a boundary to existing residential development to the east. The ability to undertake development will rely on ensuring the reduced storm tide area has minimal affect on the broader storm tide area and does not result in adverse impacts on any adjoining or nearby properties. This outcome should also satisfy the concerns of property owners to the east that are unsure of how the open space area will be used in the future. The extent of the Urban Residential Zone requires further discussion with council’s Infrastructure Development Group in relation to storm tide impacts. It is anticipated it will be in the form of a one deep row of 40 metre deep lots. Refer to Diagram 5.



Special Protection

Marine Oriented Activity

Urban Residential

POS

Figure 1 – Current Zoning under the Transitional Planning Scheme Figure 2 – Current PDLU under the Strategic Plan 1998


Q100 Flood Level

Figure 3 – Identification of land above the Q100 flood level. (As identified by report titled “Proposed Development at 3 Moores Rd, Redland bay, dated September 2004, prepared by JWP, Received By Council 13 October 2004)


Figure 4 – Flood Prone, Storm Tide and Drainage Constrained Land Overlay. Figure 5 – A 2003 aerial photo of the subject site.

Storm Tide Regulation Area

Flood Regulation Area

Subject Site


Diagram 5 - Potential extent of Urban Residential Zone - further clarification of storm tide issues required with Infrastructure Management


WORKSHOP: 05

Item No.: 05.51 Redland Bay - Medium Density Residential Sub-Area MDR1


Object to - 1. Building heights greater than 8.5 metres

(2 storeys) along the Esplanade from Boundary Street to Stradbroke Street east of Broadwater Terrace.

2. Building heights less than 19 metres (5 storeys) along the Esplanade from Boundary Street to Stradbroke Street east of Broadwater Terrace.

3. 5 storey height limitation in the Peel and Hamilton streets area as being excessive.

4. Rezoning of land to Medium Density Residential Sub-Area 1 on land adjoining Weinam Creek Commuter Facility.

Grounds for Objections – See below.

5107:7206 5107:7214 5461:9446 5468:8634 5692:9451 5800:9441 5801:9436

Total Sub: 6

Introduction The draft scheme implements an urban pattern that balances urban consolidation and ‘greenfield’ development. The urban consolidation component is primarily located within areas currently designed for urban purposes in order to achieve a compact urban form. This is facilitated through various zones and development design provisions. The Medium Density Residential Zone commonly adjoins established centres, key transport nodes and in locations where the housing types preferred in the zone are suited to existing lot size or continue an existing pattern of development. The Desired Environmental Outcomes, in the draft scheme, seek to achieve outcomes associated with, among others - • Facilitating development of

neighbourhoods with a mix of dwelling types, sizes and styles which meet the needs of the Shire’s existing and future households,

Officers’ Recommendation

1. Retain the existing 13 metre (3 storey) maximum building height on the Medium Density Residential sub-area MDR1 - Site 11 area.

2. That Medium Density Residential zone sub-area MDR1 - Site 12 be divided into “A” and “B” portions along the boundary between Lots 5 and 6 on RP172052 with the “A” portion being northern lots retaining the 19 metre (5 storey) limitation and the southern “B” portion being reduced to the 13 metre (3 storey) limitation.

3. Amalgamate the Medium Density Residential Zone sub-area MDR1 - Sites 14 and 15 into a single Site 14 and delete reference to Site 15 from Table 2 and Map 3/3 in the Medium Density Residential Zone Code.

Note - Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the eastern edge of The Esplanade adjoining Site 11. Subsequent RPS Actions Mapping No action required.




• Maximising efficient use of land within the urban footprint to encourage a range of affordable housing options,

• Supporting a compact urban form and pattern of development that reduces private vehicle dependency and increases potential for use of public transport, cycling and walking.

To achieve these and other outcomes, locations with existing medium density housing types, being of a size that can readily accommodate well designed medium density housing, and that are in proximity to centres and transport are identified in the draft scheme as suitable for the Medium Density Residential Zone. The building height limit throughout the Medium Density Residential Zone is 3 storeys, except where the property is included within a sub-area. Building height limits in the sub-areas vary from 3 storeys to 6 storeys. Medium Density Residential Zone sub-area MDR 1 provides for code assessment of permanent residential and temporary visitor uses including apartment buildings and tourist accommodation. In the balance of the Medium Density Residential Zone, these uses are impact assessable.

Document Modify the Medium Density Residential Zone Code in the following manner -

1. Divide Site 12 into Site 12 (A) and Site 12 (B) in Table 2 – Sub-Area MDR 1 sites Maximum Building Height, with - • Site 12 (A) to have a Maximum Overall

Building Height of 19 metres and a Maximum Height to Floor Level of Highest Habitable Room of 13 metres (5 storey).

• Site 12 (B) to have a Maximum Overall Building Height of 13 metres and a Maximum Height to Floor Level of Highest Habitable Room of 7 metres (3 storey).

2. That the location description of Sites 14 and 15 be combined under the Site 14 location description and that Site 15 be deleted from the Table.

3. Map 3/3 – Medium Density Residential Zone – Sub-Area 1 – Redland Bay be amended by - • Dividing sub-area MDR1 - Site 12 into “A”

and “B” portions along the boundary between Lots 5 and 6 on RP172052as per the attached Diagram 5.

• Remove the boundary between Sites 14 and 15 and delete the words “Site 15” from the map.




1. Boundary Street to Stradbroke Street east of Broadwater Terrace.

• The foreshore at this location reaches its highest point above the shoreline and buildings over and above the height of existing structures would greatly reduce the scenic amenity of the area.

• Building heights would negatively impact on the village style feel along Broadwater Terrace and at the location of the current shopping precinct.

• The visual impact of three storey development at the corner of Boundary Street and Broadwater Terrace would be an unacceptable blight on the amenity of Redland Bay.

• The foreshore areas are easily accessed by the public and viewing corridors are magnificent. These attributes should be enhanced rather than detracted from, by inappropriate development.

• This development will draw inappropriate levels of traffic into a relatively low-key area, specifically in areas, such as the Esplanade that is one-way at one point.

• The enhancement corridor shown on the Habitat Protection Overlay affecting Site 11 covers an existing road and should not

1. Boundary Street to Stradbroke Street east of Broadwater Terrace.

Refer to Diagram 1 and 2 in Annexure. The subject area is zoned Medium Density Residential sub-area MDR1 and is identified as Site 11 in Redland Bay. Under the MDR Zone Code, Table 2 this site is identified as having a Maximum Overall Building Height of 13 metres with a Maximum Height to the Top of the Floor Level of Highest Habitable room of 7 metres (3 storey). This building height applies throughout the rest of the zone, other than on some specific sub-area MDR1sites where development may be considered up to 22 metres (6 storey). Land in sub-area MDR1 is designed to maximise the efficient use of land in proximity to centres, services, facilities and public transport by providing a compact housing form and the opportunity for mixed housing development. The Overall Outcomes for the zone and sub-area include - • Residential or tourist uses at a scale

and height commensurate with the zone; and

Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




extend into Site 11. 2. Boundary Street to Stradbroke Street east

of Broadwater Terrace. Support Medium Density Residential sub-area MDR 1 zoning, but maximum building height limit should be 5 stories, not 3 stories for the following reasons - • to enable the development to achieve the

required density of dwellings under the targets set by the South East Queensland Regional Plan 2005-2026.

• close proximity to services, including the Redland Bay Neighbourhood Centre;

• the site is relatively unconstrained and in consolidated ownership;

• currently undeveloped for residential uses ;similarity of site to another in Redland Bay

• The provision of a range of dwelling units and tourist accommodation that maximises use of this limited resource.

It is considered that the 13 metre (three storey) limitation in this area takes into account the nature of the area while still maintaining the other planning objectives. Appropriate design and construction in accordance with the zone Code will reduce visual impact and provide greater public access to improved foreshore areas. 2. Boundary Street to Stradbroke Street

east of Broadwater Terrace. Refer to Diagrams 1 and 2 in Annexure. Urban development patterns are established having regard to a large variety of criteria in conjunction with density targets. Appropriate development form for a particular area is established on Overall Outcomes for the Zone including uses, built form and density, amenity and environment and infrastructure. The proximity of the site to services, its undeveloped nature and its common ownership are reasons why the subject land has been viewed as suitable for Medium




which has a 5 storey maximum height; • fronts the water; • to avert a likely shortfall in dwellings in 2021

caused by problems with development of other infill sites ;

• ability of large site to handle additional car parking requirements;

• cost efficiencies with respect to lifts; • minimal additional visual amenity issues for

nearby properties; • minimal additional visual amenity issues

when viewed from the bay; • improved visual amenity for residents of the

development, possibility of views to Mount Cotton;

• Possibility of incorporating commercial development on the ground storey would result in increased security and passive surveillance and improved street life, atmosphere and convenience for residents.

Density Residential sub-area MDR1 in the draft scheme. The draft scheme makes allowance for sufficient development to occur to accommodate projected population growth. Five storey buildings on the eastern side of Broadwater Terrace are likely to have a substantial negative visual impact on the northern entrance to Redland Bay. The current nature of the locality is single and double storey dwellings with sightlines provided eastwards toward the bay. Five storey accommodation in this location would be out of character with the area and impact upon its amenity. It is considered that the three storey limitation in this area takes into account the nature of the area while still maintaining the other planning objectives. Sub-area MDR1 currently allows mixed use development which could incorporate commercial development at the ground level. An increase in building height is not required for this form of use.




Officer Review – As a result of an officer review, amendments are proposed to the level of assessment of some commercial uses in the Medium Density Residential Zone sub-area MDR 1. It is proposed to make commercial offices, outdoor dining, refreshment establishments and shops code assessable provided they – • are located in sub-area MDR 1; • are undertaken as part of a mixed use

development; and • comply with maximum gross floor area

limits. These uses were listed as consistent but impact assessable in the exhibition version of the draft scheme. The proposed amendment is in keeping with the overall outcome for sub-area MDR 1 of the Medium Density Residential Zone to - “Provide for a range of non-residential uses that are integrated with residential or tourist development to provide facilities and services for the local community and visitors.”




3. Sub-Area MDR 1 – Peel and Hamilton Streets

• In the instance of 5 storey buildings, specifically in The Esplanade, Peel Street and Hamilton Street, is unwarranted and unnecessary in Redland Bay.

• In the case of Hamilton Street, 5 storeys would exacerbate the problems in this area due to close proximity to Weinam Street marine facility.

• Redland Bay is relatively isolated with regard to transportation and service, therefore intensification is premature.

• Recent approvals in the UQ site and around the existing shopping precinct are quite sufficient to cater for this style of development well into the future.

3. Sub-Area MDR 1 – Peel and Hamilton Streets

Previous comments relating to MDR sub-area 1 sites also relate to this site. Refer to Diagrams 3, 4 and 5 in Annexure. Sub-Area MDR1 - Site 12 is delineated by the Esplanade, Hamilton and Peel Streets. The 19 metre (5 storeys) limitation was approved for Site 12 due to lots in this area being set lower on the foreshore and having a steeply rising escarpment behind. The top of Hamilton Street behind the site is at 12 metres AHD while most of the site is 2-3 metres AHD. At a maximum height of 19 metres (5 storeys) the building will project above the visual ground line by approximately 10 metres. The Hamilton Street reserve is unconstructed and contains tall mature trees which will further shield the buildings from view. However, as Hamilton Street falls away to the south from 12 metres to 5 metres a greater proportion of these buildings will be exposed to view in what is a very visually sensitive area. To overcome the visual impact, and still meet the Local




4. Sub-Area MDR1 – Weinam Creek Area • This is inappropriate as it will draw more

residents into an area that has little access in and out and is already suffering from heavy

Government’s objectives for this area, it is recommended that Site 12 be divided into “A” and “B” portions with the A portion being northern lots shielded by the escarpment backdrop retaining the 5 storey limitation and the southern B portion where the land falls away and the views are more exposed being reduced to 13 metres (3 storeys). This would allow for the transition in the topography and reduce the visual impact on the area. Sub-Area MDR1 Site 13 is delineated by Gladstone, Broadwater and Peel Streets with height restricted to 13 metres (3 Storeys). With the rapid development of the Redland Bay area, transport and service facilities are improving as population levels reach critical mass to support a greater level of service. The concentration of MDR areas around commercial nodes will assist in reducing the reliance on private vehicles and reducing short trips that make up the majority of private vehicle trips made.

4. Sub-Area MDR1 – Weinam Creek Area Refer to Diagrams 6 and 7 in Annexure. The MRD 1 zone is useful in this location as




use because of the marine facilities. • Potential increased population on the Bay

Islands will require access via this location. • Current access is limited to two roads, both

with little potential for widening. • Approved development on the UQ site that

will enter and exit the site at the Weinam and Meissner Streets intersection.

• Pressure that increased densities will have on off street parking areas now available to island residents.

it allows for tourist accommodation in close proximity to the transport node for the SMBI. It is also considered that this location is well placed for increased urban residential densities due to its proximity to public transport, commercial services, recreation opportunities and substantial residential amenity. However, there is considerable pressure on this area as a result of the growth of the population in the SMBI area and the consequent growth in the provision of ferry traffic, vehicle movements and car parking demand. These matters are currently being addressed in the Draft Redland Bay Centre and Foreshore Master Plan. The subject land is included within the “core” study area which will address matters such as medium density residential development, car parking public transport, access, marine activity and environmental issues in this area. It is considered that the implementation of the Master Plan will address the issues raised in the submission. As there is no difference between MDR1 -




Sites 14 and 15 in relation to Development Assessment or Maximum Overall Building Height, there is no reason to retain these as two separate entities. It has therefore been recommended that these two sites be combined into a single Site 14.



Diagram 1 Diagram 2 Relating to 1 and 2 –Sub-Area MDR1 Site 11- Height Limits east of Broadwater Terrace.

Site 11

Site 11


Diagram 3 Diagram 4 Relating to 3 Sub-Area MDR1 - Sites 12 and 13 -– Height Limits - Peel and Hamilton Streets.


Site 12

Site 13

Diagram 5

Proposed division of Site 12 to reduce visual impact.

Site 12(A) – Retained at 19 metres (5 Storeys)

Site 12(B) – Reduced to 13 metres (3 Storeys)


Diagram 6 Diagram 7 Relating to 4 – Sub-Area MDR1 - Sites 14 and 15 – Weinam Creek area.

Site 14

Site 15


WORKSHOP: 05

Item No.: 05.52 Redland Bay – 43 Esplanade


Object to the Urban Residential designation of the subject site. Prefer Medium Density Residential Zone. Grounds for Objection – Prefer subject site to be Medium Density Residential. The subject site, along with the adjacent site, would be ideal for a quality medium density development. RPD: Lot 1 on RP85303 Property Address: 43 Esplanade, Redland Bay Current Zoning: Residential A Current Strategic Plan Designation: Urban Residential, Special Protection Area Draft RPS Zone: Urban Residential Draft RPS Overlays: Acid Sulfate Soils Overlay

6121:9107

Total Sub:1

The site is zoned Urban Residential to reflect the predominantly detached residential built form and locational characteristics. Preference for sites in Redland Bay to be designated Medium Density Residential Zone includes those that are closer to the Neighbourhood Centre Zone and Marine Activity Zone. This is supported in the overall outcomes for the MDR Zone which require the provision of a range of residential uses that maximise the supply of dwelling units in close proximity to centres and public transport, to the general exclusion of other less compact forms of housing.

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


Item No.: 05.52 Redland Bay – 43 Esplanade



WORKSHOP: 05

Item No.: 05.53 Redland Bay – 101 - 103 Main Street


Requires confirmation that the subject site can be reconfigured to Small Lot Housing accordingly to specified requirements set down by Redland Shire Council. RPD: Lot 1 on RP119896 Property Address: 101-103 Main Street, Redland Bay Current Zoning: Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Urban Residential Draft RPS Overlays: Acid Sulfate Soils Overlay

1185:1922

Total Sub: 1

The Urban Residential Zone provides land for a range of residential uses that are mainly low-rise detached housing on individual lots of various sizes. The zone aims to maximise the supply of residential land through infill development and provide for housing choice and affordability. The subject lot has an area of 1174m2. For a lot this size in the Urban Residential Zone there are a number of options available. Schedule 5 – Lot Sizes details that the minimum lot size in the Urban Residential Zone is – • 500m2 with an 18 metre frontage; • 400 – 500m2 with a 14 metre frontage for

a Small Lot House; • 800m2 with a 20 metre frontage for a

Dual Occupancy. Part 7 – Division 11 – Reconfiguration Code contains criteria for infill development in which the creation of lots less than 500m2 and/or have a frontage less than 14 metres, require the use, in this case a Small Lot House, to be approved concurrently with the reconfiguration.

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


Item No.: 05.53 Redland Bay – 101 - 103 Main Street


While numerous options are available, only through the development assessment process, following lodgement of an application, will it be determined that the land can be subdivided in any manner.


WORKSHOP: 05

Item No.: 05.54 Redland Bay – 111 - 153 Days Road


Object to the Rural Non-Urban Zone. Subject site should be designated Urban Residential, Industrial or Emerging Urban Community. Grounds for Objections – The subject site classified as Regional Landscape and Rural Production under the SEQ Regional Plan. Current land use is poultry farm. Due to substantial surrounding urban development, complaints are a common issue and will increase due to aroma, dust and noise if the farm was to continue. Relocating the farm would allow the poultry buffer to be lifted, allowing for development of the subject site and surrounding areas. The subject site is almost totally cleared and is not good quality agricultural land and koala sightings are rare. Residential development is earmarked for east of Redland Bay Road and the land to the north-east is approved as residential. If residential development was not allowed until

4688:7486

Total Sub: 1

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

Officers’ Recommendation Retain the Rural Non-Urban Zone for the subject site in the draft scheme. Note – Review of the Habitat Protection - Bushland Habitat Overlay may modify this Zones and Overlays on the subject site(s). Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




2026, the infrastructure and upgrades allocated to the poultry farm from now until that time would be such a financial cost that it would be worth more as a poultry farm than as a residential development site. Therefore, it would not be financially viable to wait for development of the site until after 2026. RPD: Lot 1 on RP205164 Property Address: 111 - 153 Days Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay

subdivision of land in the Regional Landscape and Rural Production Area to a minimum of 100 hectares. In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This overlay will be updated to reflect the SEQ Regional Plan and Interim Guideline: Koalas and Development. It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005 - 2015 when adopted. Recognition of the poultry industry as a significant employer and important contributor to the economy is demonstrated through the Protection of the Poultry Industry Overlay. The purpose of this overlay is to ensure that development – • does not negatively impact on the

current function or future expansion of the poultry industry;

• does not suffer from odour or other nuisance arising from poultry industry activities.




Development that negatively impacts on the current function and future expansion potential of the poultry industry includes- • creating new lots; • development that will increase the

number of people living or gathering in the area shown on the overlay.

Development on properties affected by the overlay can lessen odour nuisance through – • careful siting of buildings and structures,

considering distance, layout, orientation and prevailing breezes;

• construction techniques; • vegetated buffers or mounds.


WORKSHOP: 05

Item No.: 05.55 Redland Bay – 117 Unwin Road


Object to the Conservation Zone. Grounds for Objection – Subject site was purchased as a Rural Non-Urban lot with the intention of being developed as such. There has been no consultation with Redland Shire Council regarding the rezoning process. RPD: Lot 1 on RP192656 Property Address: 117 Unwin Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Conservation Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay

3254:6192

Total Sub: 1

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

Officers’ Recommendation Retain the Conservation Zone for the subject site in the draft scheme. Note – Review of the Habitat Protection - Bushland Habitat Overlay may modify this Zone and Overlay on the subject site(s). Subsequent RPS Actions Mapping No action is required. Document No action is required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.: 05.55 Redland Bay – 117 Unwin Road


Landscape and Rural Production Area to a minimum of 100 hectares. In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This overlay will be updated to reflect the SEQ Regional Plan and Interim Guideline: Koalas and Development. It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005 - 2015 when adopted. Extensive public consultation on the draft scheme occurred during the exhibition period of January – April 2005.


WORKSHOP: 05

Item No.: 05.56 Redland Bay – 45 - 49 Boundary Street


Object to the Open Space Zone on the subject site. Grounds for Objection – The site should be zoned entirely Urban Residential. RPD: Lot 1 on RP184501 Property Address: 45-49 Boundary Street, Redland Bay Current Zoning: Rural Non Urban Current Strategic Plan Designation: Urban Residential, Public Open Space and Special Protection Area Draft RPS Zone: Urban Residential, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay

2014:3018

Total Sub: 1

The Open Space Zone is shown on sites to, amongst other reasons, show land that may be acquired by the local government through the reconfiguration process to meet open space requirements and to address particular environmental values and/or constraints. It is noted that this portion of the site is affected by several overlays. The areas to the north and south of this site are Conservation Zone sub-area CN2. CN2 land is in Council ownership. The intent of CN2 is to provide uses and other development that – • are limited to recreational activities that

are based on appreciation of the environment;

• protect the capacity for the land to be used for nature based recreation purposes.

For additional information refer to – • Item 5.5 – Overlays – Flood Prone,

Storm Tide and Drainage Constrained Land Overlay

• Item 5.7 – Overlays – Waterways, Wetlands and Moreton Bay Overlay

• Workshop 6 – Overlays – Habitat Protection – Bushland Habitat

Officers’ Recommendation Retain the Open Space Zone on the subject site in the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted with the following change - • Modify the boundary of the Open Space Zone

to reflect the extent of the Flood Prone, Storm tide and Drainage Constrained Overlay as it affects the subject site.



Item No.: 05.56 Redland Bay – 45 - 49 Boundary Street



WORKSHOP: 05

Item No.: 05.57 Redland Bay – 75 Boundary Street


Object to Rural Non-Urban Zone. Prefer zoning that reflects the locational retail convenience of the subject site. Grounds for Objections – The site is included in the Urban Footprint in the draft SEQ Regional Plan. The site is located on a prominent corner at the entry to the Redland Bay residential area. It offers good exposure for higher intensity uses without having adverse impacts on the existing and proposed residential uses in the area. The introduction of retail will not only supplement future demand for these activities, but could provide facilities/services to passing traffic. The site is separated from the surrounding environmental areas by Cleveland-Redland Bay Road and Gordon Road. This affects the purpose of retaining the environmental values of the subject site as it will serve a refuge function rather than an effective corridor function. Furthermore, the subject site is separated from future residential expansion and the existing Residential A areas by Gordon Road. Current

3154:5389 3154:5395 3154:5397

Total Sub: 1

The Centre Zones proposed in the draft scheme are – • Major – Capalaba, Cleveland and

Victoria Point; • District – Birkdale and Alexandra Hills; • Neighbourhood – Wellington Point,

Redland Bay, Mount Cotton Village, Dunwich and Colburn Avenue, Victoria Point;

• Local – as designated throughout the Shire and with the addition of SMBI and Point Lookout Centres.

The draft scheme actively protects the primacy of the Shire’s centres by discouraging out-of-centre development and ensuring no existing centre expands to the next level in the Centre’s Matrix by virtue of size or function. This framework was established through the Redland Shire Centres Study (2001). The Redland Shire Centres Study (2001) investigated the future growth, development, role and function of existing and new centres within the Shire.

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

subject site in the draft scheme. 2. That the suggested road works, detailed by the

submitter, be referred to the Infrastructure Development Group for further consideration and discussion with DMR.

Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Amend Officers’ Recommendation 1 to change the zone of subject site to Commercial Industry Zone. Note - Recommendation 2 be action by the relevant Group of Council. Council Decision Workshop Recommendation adopted.




traffic planning suggests that the function of this road could be down scaled, which would better integrate the site with the urban areas to the east and also improve integration of the bushland habitat area to the west of Cleveland-Redland Bay Road with the enhancement corridor/open space areas east of Gordon Road. A more strategic approach to the future use of the subject site could consider the following – • widening of Giles Road and its intersection

with Cleveland-Redland Bay Road to serve as a Trunk Collector Road. This would then allow for the part closure of Gordon Road to effectively link the subject site with the adjoining residential and environmental uses to the immediate east;

• realignment of the intersection of Gordon Road and Giles Road to provide access to the subject site and future residential development to the east via a new roundabout.

The main conclusions of the study included – • unless population growth exceeds

projections, the area of the centres is sufficient for the planning period of 2001 to 2016;

• the need to focus on role and function of existing centres;

• discouraging out-of-centre development preserves the role and function of existing centres;

• the role of regional centres in the Shire that will continue to draw a significant share of the available retail spending of Redlands residents.

The site is substantially affected by the Road and Rail Noise Impacts Overlay; Protection of the Poultry Industry Overlay and Bushfire Hazard Overlay. Any onsite environmental values have not been formally recognised through the Habitat Protection Overlay. The Department of Main Roads (DMR) has future road-widening plans for Cleveland-Redland Bay Road. The proposed road-widening area encompasses the existing dwelling house on the site and thus is likely to be subject to future negotiations with the landowner to investigate available options. Pending finalisation of these discussions,




RPD: Lot 2 on RP49214 Property Address: 75 Boundary Street, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay

investigations into a more appropriate zoning will then occur. Given the road-widening constraints and the proximity of this site to the Local Centre Zone in Benfer Road and the Neighbourhood Centre in Redland Bay, a change to the zone to accommodate additional retail/commercial uses in the area is not justified. The suggested road works outlined by the submitter will be referred to the Infrastructure Development Group for consideration and discussion with DMR.


WORKSHOP: 05

Item No.: 05.58 Redland Bay - 57 Hamilton Street and 17 - 19 Weinam Street


Object to the Urban Residential Zone (sub-area UR1). Request that properties be included in the Medium Density Residential Zone (sub-area MDR1). Grounds for Objections – The subject site is topographically suitable for development that would reasonably be expected in the Medium Density Residential Zone sub-area MDR1. The proximity of the subject site to major recreational open space, community facilities, including the Redland Bay Village Shopping Centre, make it suited for development consistent with MDR1. The subject site is an isolated parcel separated from any adjoining development by road reserve, so development consistent with MDR1 will not have any detrimental impact on existing, or future development in the subject locality. With the exception of the Police Station and extensive areas of Open Space, all of the land on the eastern side of Pitt Street is already proposed to be included in MDR1.

5079:8368

Total Sub: 1

Urban Residential sub-area UR1 in this location allows a transition in built form and uses to occur between the Open Space, Community Purpose, Urban Residential and Medium Density Residential Zones. The UR1 sub-area provides for housing choice and affordability through an increased range of residential uses including multiple dwellings and aged persons and special needs housing. The proposed zone is consistent with the existing zone and reflects the existing development on this site. There is a sufficient amount of land zoned MDR1 surrounding the Neighbourhood Centre Zone and Marine Activity Zone. The road network that separates this site is not ideal for MDR1, which encourages a mixed component of residential, tourist accommodation and non-residential uses.

Officers’ Recommendation Retain the Urban Residential Zone sub-area UR1 on the subject sites in the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Annexure to Item No.: 05.58

57 Hamilton Street and 17-19 Weinam Street, Redland Bay


WORKSHOP: 05

Item No.: 05.59 Redland Bay – 32 - 34 Gray Street, 45 - 49 and 51 Esplanade


Object to the Urban Residential Zone on subject sites. Grounds for Objections – Suggest Medium Density Residential Zone with density and dwelling unit design complying with the Multiple Dwelling Use Code. RPD: Lot 2 on RP85303 Property Address: 45-49 Esplanade, Redland Bay Current Zoning: Residential A Current Strategic Plan Designation: Urban Residential, Special Protection Area, Greenspace Habitat Draft RPS Zone: Urban Residential Draft RPS Overlays: Acid Sulfate Soils Overlay RPD: Lot 2 on RP88938 Property Address: 51 Esplanade, Redland Bay Current Zoning: Residential A Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Urban Residential Draft RPS Overlays: Acid Sulfate Soils Overlay RPD: Lot 3 on RP888938 Property Address: 32-34 Gray Street, Redland Bay Current Zoning: Residential A Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Urban Residential Draft RPS Overlays: Acid Sulfate Soils Overlay

2055:2893 2056:2534

Total Sub: 2

The sites are zoned Urban Residential to reflect the predominantly detached residential built form and locational characteristics. Medium Density Residential Zone sites in the Redland Bay area are limited to those sites in close proximity to the Neighbourhood Centre Zone and Marine Activity Zone. This is supported in the overall outcomes for the Medium Density Residential Zone which require the provision of a range of residential uses that maximise the supply of dwelling units in close proximity to centres and public transport, to the general exclusion of other less compact forms of housing.

Officers’ Recommendation Retain the Urban Residential Zone for the subject sites in the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.



Sites request change to Medium Density Residential Zone.


WORKSHOP: 05

Item No.: 05.60 Redland Bay – 30 - 34 and 36 Gordon Road


Objection to the Urban Residential Zone. Prefer zone that reflects hardware store use. Grounds for Objections – Subject sites zone should reflect the long-standing use of the premises as a hardware store. Urban Residential Zone is a hindrance because a hardware store would become impact assessable development and inconsistent. Significant impacts on proprietors include – • high financial costs in making impact

assessable applications to Redland Shire Council;

• time delays to potential modifications due to impact assessment process;

• potential exposure of client to Planning and Environment Court through the appeal process;

• unfair, given that use has been established for long period of time;

• surrounding Urban Residential Zone may introduce amenity concerns.

3305:6455

Total Sub:1

The locational and site attributes of the broader area adjoining this site are suited to urban residential development. Rather than implement a ‘spot zoning’, the sites are incorporated into the Urban Residential Zone. Established uses continue to have existing use rights in the draft scheme. It is acknowledged that any extensions to this use will require impact assessment and are generally inconsistent with the intent of this zone. However, all development proposals are considered on merit and the onus will be on the applicant to demonstrate that no adverse impacts will occur on adjoining residential development. If it is thought that land use rights have been significantly diminished then there is opportunity to lodge an application, within two years of the adoption date of the new scheme, with a request to be considered under the ‘superseded planning scheme’. If Council refuses this request than any difference in what is subsequently decided under the new scheme and what was

Officers’ Recommendation Retain the Urban Residential Zone on the subject sites in the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.: 05.60 Redland Bay – 30 - 34 and 36 Gordon Road


Request that the sites are included in a zoning that is more suitable and recognises and permits continued operation of hardware store as either self-assessable or code assessable land use. RPD: Lot 1 on RP76480 Property Address: 30-34 Gordon Road, Redland Bay Current Zoning: Special Facilities Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Urban Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Road and Rail Noise Impacts Overlay RPD: Lot 2 on RP136978 Property Address: 36 Gordon Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Urban Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Road and Rail Noise Impacts Overlay

achievable under the old scheme may be the subject of a compensation claim by the owner.



Sites at 30 – 34 and 36 Gordon Road, Redland Bay


WORKSHOP: 05

Item No.: 05.61 Redland Bay – 187 - 219 Kidd Street


Object to the State Koala Policy Overlay on the subject site. Grounds for Objections – The boundaries of the Koala Coast State Planning Policy are rigid, inflexible and restrict the rights of landowners to have sites assessed for an environmental sustainable development. Owner has not sighted a koala in nine years on the subject site. RPD: Lot 64 on R1291 Property Address: 187-219 Kidd Street, Redland Bay Current Zoning: Rural Non Urban Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay

5281:8506

Total Sub: 1


Officers’ Recommendation Retain the Rural Non-Urban Zone for the subject site in the draft scheme. Note - Review of the Habitat Protection - Bushland Habitat and State Koala Policy Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.: 05.61 Redland Bay – 187 - 219 Kidd Street


Landscape and Rural Production Area to a minimum of 100 hectares. In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This overlay will be updated to reflect the SEQ Regional Plan and Interim Guideline: Koalas and Development. It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005 - 2015 when adopted. Changes are required at a State Government level through the SEQ Regional Plan, before this site is removed from being affected by the State level Koala policies.


WORKSHOP: 05

Item No.: 05.62 Redland Bay – 218 - 232 Heinemann Road


Object to the Rural Non-Urban Zone. Prefer Rural Residential / Urban Residential / Industrial on the subject site. Grounds for Objection – • Current farm is no longer viable to meet

criteria set down in the new safe food guidelines and RSPCA Animal Welfare Laws.

• Council discussion of subject site drew a conclusion that due to the position of the subject site plus ever-closing residential developments, the farm was not viable.

• Subject site is serviced by appropriate infrastructure provisions and is in close proximity to surrounding local centres and education facilities.

• Adjoining sites also seek residential zoning. • High volumes of chemical sprays will put

residential development at risk. Sensible direction is for Redland Shire Council to develop the properties for residential purposes.

• Serious consideration should be given to development through designation of subject site to a minimum of Rural Residential / Industrial at which would require minimal

5862:9109

Total Sub: 1


Officers’ Recommendation Retain the Rural Non-Urban and Conservation Zones for the subject site in the draft scheme. Note - Review of the Habitat Protection - Bushland Habitat Overlay may modify the Zones and Overlay on the subject site. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted Council Decision Workshop Recommendation adopted.


Item No.: 05.62 Redland Bay – 218 - 232 Heinemann Road


Council infrastructure. Link proposed developments of Double Jump Road and Valley Way.

RPD: Lot 1 on RP39769 Property Address: 218 - 232 Heinemann Road, Redland Bay Current Zoning: Rural Non Urban Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Conservation, Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Extractive Resource Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay

Landscape and Rural Production Area to a minimum of 100 hectares. In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This overlay will be updated to reflect the SEQ Regional Plan and Interim Guideline: Koalas and Development. It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005 - 2015 when adopted.


WORKSHOP: 05

Item No.: 05.63 Redland Bay – 234 - 246 and 248 - 260 Heinemann Road


Object to Rural Non-Urban Zone and request redesignation of properties to Urban Residential. Grounds for Objection – • The poor quality of soil found in this part of

the Redland Shire, which consists mostly of clay and rock, can be well utilised for housing development.

• The subject sites are serviced by all major infrastructure and is close to shopping facilities.

• Redland Shire Council should consider the available land of Heinemann Road and Giles Road as a suitable area for residential development.

• The residential development of Heinemann Road would also link with the future residential development of both Double Jump and Valley Way Roads.

• There is no native forestry on the subject sites nor has there been for over the past 20 years.

• Owner asks that both sites be rezoned together for Residential purposes;

3558:6418 1186:1905 1186:1913

Total Sub: 2

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

Officers’ Recommendation Retain the Rural Non-Urban Zone for the subject sites in the draft scheme. Note - Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




• If the property is affected by surrounding Urban Residential development, it will be Redland Shire Council’s responsibility for failing to plan the area properly by placing Urban Residential adjacent to macadamia horticulture.

• The current primary production use of the subject sites is becoming less practical for many reasons including the well being of both human and animal health.

• If the use of the land for horticulture becomes unviable, the subject site should be zoned Urban Residential.

RPD: Lot 3 on RP107990 Property Address: 248-260 Heinemann Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Extractive Resource Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay

subdivision of land in the Regional Landscape and Rural Production Area to a minimum of 100 hectares. In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This overlay will be updated to reflect the SEQ Regional Plan and Interim Guideline: Koalas and Development. It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005 - 2015 when adopted.




RPD: Lot 2 on RP107990 Property Address: 234-246 Heinemann Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Extractive Resource




Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 05

Item No.: 05.64 Redland Bay – 298-314 Heinemann Road


Object to the subject sites Rural Non-Urban designation in favour of an Urban Residential zoning. Grounds for Objection – • Subject site is located a short distance from

Mount Cotton Commercial Area and Shopping Centre.

• The native vegetation on the subject site is minimal, due to selective clearing. The subject site represents no significant natural asset value that would limit future development of the subject site.

• Ability to work the subject site from a rural perspective is not viable.

RPD: Lot 5 on SL840304 Property Address: 298-314 Heinemann Road, Redland Bay Current Zoning: Rural Non Urban Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection -Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Extractive Resource Overlay, Road and Rail Noise Impacts Overlay

6120:9026

Total Sub: 1




Item No.: 05.64 Redland Bay – 298-314 Heinemann Road




WORKSHOP: 05

Item No.: 05.65 Redland Bay – 25 Double Jump Road


Object to not being able to subdivide the subject site. Grounds for Objection – Intention is to subdivide the subject site for the purposes of providing land for the owner’s children. Unacceptable that the draft scheme does not allow for this. RPD: Lot 4 on RP79864 Property Address: 25 Double Jump Road, Redland Bay Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Environmental Protection, Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay

5407:8965

Total Sub: 1


Officers’ Recommendation Retain the Rural Non-Urban and Environmental Protection Zones for the subject site in the draft scheme. Note - Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.: 05.65 Redland Bay – 25 Double Jump Road




WORKSHOP: 05

Item No.: 05.66 Redland Bay – 29 Double Jump Road, 59 - 63 Giles Road


Object to the exclusion of the subject sites from future housing development designations. Grounds for Objections – • Population increases may be

underestimated and available land for housing development over-estimated.

• The subject sites suit future housing development.

• To exclude the subject sites from those opportunities is unrealistic and illogical.

• The subject site and surrounding areas should be subject to review in five years in consideration for future housing development.

• The need for infrastructure to provide adequate water, power and transport must be addressed.

• If serious concern for protection of native flora and fauna is to be effectively achieved, less suitable sites for housing development should be purchased as conservation parks, fully fenced and monitored.

RPD: Lot 43 on RP184472 Property Address: 29 Double Jump Road, Redland Bay

4635:7314

Total Sub: 1






Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay

RPD: Lot 43 on RP184472 Property Address: 59-63 Giles Road, Redland Bay Current Zoning: Special Protection Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Rural Non-Urban





Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 05

Item No.: 05.67 Redland Bay – 34 Giles Road


Support the draft scheme for the subject site provided that no development takes place on German Church Road where it was previously considered as an Integrated Employment Centre, which is outside the SEQ Plan Urban Footprint and is in Core Koala Habitat. RPD: Lot 67 on RP82443 Property Address: 34 Giles Road, Redland Bay Current Zoning: Current Strategic Plan Designation: Draft RPS Zone: Conservation, Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Habitat Protection - Bushland and Habitat Overlay, Extractive Resource Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay

926:1685

Total Sub: 1


Officers’ Recommendation Retain the Rural Non-Urban and Conservation Zones for the subject site in the draft scheme. Note - Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




Landscape and Rural Production Area to a minimum of 100 hectares. In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This overlay will be updated to reflect the SEQ Regional Plan and Interim Guideline: Koalas and Development. It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005 - 2015 when adopted. Prior to public exhibition of the draft scheme, Conditions from the Minister of Local Government, Planning, Sport and Recreation required removal of the Integrated Employment Centre at German Church Road. Policy changes are required at a State Government level through the SEQ Regional Plan, before this site can be reconsidered for employment purposes in the draft scheme.


WORKSHOP: 05

Item No.: 05.68 Redland Bay – 50 - 56 Giles Road


Object to the Rural Non-Urban Zone. Subject properties should be included in the Urban Residential Zone. Grounds for Objections – • Population growth has already adversely

affected viability of existing poultry business on-site as industry trends move towards bigger farms.

• Subject site is - o being used for rural activity, o surrounded by large lot residential

properties, o clearly suited to urban residential land

by virtue of the expansion of residential development and the natural change in site use due to that expansion,

o located in a distinct emerging community area where large rural lots are consistently being subdivided and developed into low to medium density residential communities.

o predominantly grass-land with part of the eastern boundary a drainage path which may have habitat values. These could be protected through

5591:8778

Total Sub: 1


Officers’ Recommendation Retain the Rural Non-Urban Zone for the subject sites in the draft scheme. Note - Review of the Habitat Protection - Bushland Habitat Overlay that will be presented in Workshop 6 may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




environmentally responsible subdivision. The slope is also ideal for urban development.

o in proximity to the Victoria Point and Redland Bay Shopping Centres and could be considered as part of the Victoria Point consumer workforce catchment.

• Inclusion of the site in the Urban Residential Zone will ensure the economic viability of this major centre is maintained. The economic and social benefits far outweigh any minimal environmental impact that may occur.

• The classification of subject site within the Rural Non-Urban Zone has brought a sudden, unanticipated stop to subdivisions in the area, dismissing the reasonable expectations of landowners to be able to develop their land.

• Redland Shire Council should review the weight given to the poultry farming operation on the subject site.

RPD: Lot 63 on RP82443 Property Address: 50 Giles Road, Redland Bay Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat

Landscape and Rural Production Area to a minimum of 100 hectares. In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This overlay will be updated to reflect the SEQ Regional Plan and Interim Guideline: Koalas and Development. It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005 - 2015 when adopted. Recognition of the poultry industry as a significant employer and important contributor to the economy is demonstrated through the Protection of the Poultry Industry Overlay. The purpose of this overlay is to ensure that development – • does not negatively impact on the

current function or future expansion of the poultry industry;

• does not suffer from odour or other nuisance arising from poultry industry activities.




Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay

RPD: Lot 62 on RP82443 Property Address: 56 Giles Road, Redland Bay Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways,

Development that negatively impacts on the current function and future expansion potential of the poultry industry includes– • creating new lots; • development that will increase the

number of people living or gathering in the area shown on the overlay.

Development on properties affected by the overlay can lessen odour nuisance through – • careful siting of buildings and structures,

considering distance, layout, orientation and prevailing breezes;

• construction techniques; • vegetated buffers or mounds. This Overlay will be refined over time as new poultry industries evolve and existing industries close.




Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 05



Supports rural lifestyles and uses in Giles Road being maintained. Grounds for Support – Large rural setting in this subject area enhances lifestyle of residents by providing – • bushland and natural waterways; • recreation – horse riding, walking and sight-

seeing drives; • market gardens and orchards selling at farm

gate; • employment on farms and nurseries. RPD: Lot 25 on RP79864 Property Address: 125 Giles Road, Redland Bay Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non Urban Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection -Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay

696:1552

Total Sub: 1

Support for inclusion in the Rural Non-Urban Zone noted.

Officers’ Recommendation Support noted and site retained in Rural Non-Urban Zone in the draft scheme. Note - Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject site. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


WORKSHOP: 05

Item No.: 05.70 Redland Bay – 156 - 176 Orchard Road


Object to the subject site falling into the Flood Prone, Storm Tide and Drainage Constrained Land Overlay. Grounds for Objection – The block of land is amongst some of the highest in the Redland Bay area and is sloping. It is not possible for the subject site to fall into this category. RPD: Lot 1 on RP66521 Property Address: 156-176 Orchard Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Conservation Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay

4654:7881

Total Sub: 1

Further review supports this site being removed from the Flood Prone, Storm Tide and Drainage Constrained Land Overlay. For more information on review process refer to Item 5.5 - Overlays - Flood Prone, Storm Tide and Drainage Constrained Land Overlay.

Officers’ Recommendation Subsequent to review of the Flood Prone, Storm Tide and Drainage Constrained Land Overlay the site is no longer affected. Subsequent RPS Actions Mapping The site is removed from the Flood Prone, Storm Tide and Drainage Constrained Land Overlay. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.: 05.70 Redland Bay – 156 - 176 Orchard Road



WORKSHOP: 05

Item No.:05.71 Redland Bay – 72 - 82 Zipfs Road


Objection to the Conservation Zone. Grounds for Objections – Limits the development potential for residents who currently own property, which in turn affects land availability to accommodate population growth, and therefore impacts on housing affordability. Do not support the introduction of the Conservation Zone and Environmental Protection Zone throughout the Shire. RPD: Lot 21 on RP66825 Property Address: 72-82 Zipfs Road, Redland Bay Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Conservation, Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay

2789:4399

Total Sub: 1:


Officers’ Recommendation Retain the Conservation and Rural Non-Urban Zone on the subject site in the draft scheme. Note – Review of the Habitat Protection - Bushland Habitat Overlay may modify these Zones and Overlays on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.:05.71 Redland Bay – 72 - 82 Zipfs Road


Landscape and Rural Production Area to a minimum of 100 hectares. In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This overlay will be updated to reflect the SEQ Regional Plan and Interim Guideline: Koalas and Development. It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005 - 2015 when adopted. If additional information is required refer to Item No.1.1 – Urban Footprint and Population Growth.


WORKSHOP: 05

Item No.: 05.72 Redland Bay – 645 - 651 German Church Road


Object to Rural Non-Urban Zone. Prefer a light industrial designation to reflect existing use. Grounds for Objection – • Prefer a light industrial designation as land

has an existing use for Redbarry Mining. • Bordering properties should also have a

designation of light industry as their intent for the land follows the same purposes as the subject site.

RPD: Lot 15 on RP203696 Property Address: 645-651 German Church Road, Redland Bay Current Zoning: Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Extractive Resource Overlay, Road and Rail Noise Impacts Overlay

1203:1912

Total Sub: 1

The Rural Non-Urban Zone recognises identified extractive resources. Extractive industry is impact assessable in this zone and is required to address criteria that complement the rural setting and mitigate impacts associated with light, noise, air and traffic to a level commensurate to a productive rural environment. An established use has existing use rights under the draft scheme. The SEQ Regional Plan is the legal mechanism that established the extent of the regulatory urban footprint for the Shire. The SEQ Regional Plan does not identify expansion of the urban footprint in this locality by identifying it within the Regional Landscape and Rural Production Area. This category identifies lands with landscape and production values that should be protected from urban and rural residential development, as defined by the SEQ Regional Plan. In accordance with the SEQ Regional Plan and based on existing policy decisions of the local government, this area is not recognised

Officers’ Recommendation • Retain the Rural Non-Urban Zone for the

subject site in the draft scheme. • Retain the Conservation Zone for the Girl

Guides site in the draft scheme. • Retain land in the ownership or control of

Council that has significant environmental values in the Conservation Zone sub-area CN2 - Nature Based Recreation.

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




as suitable for urban purposes. A key to the decision making shown by the SEQ Regional Plan was the use of SPP1/97 - Conservation of Koalas in Koala Coast as a constraint to urban development. All Koala Conservation Areas are located within the Regional Landscape and Rural Production Area. The SEQ Regional Plan has prohibited the subdivision of land in the Regional Landscape and Rural Production Area to a minimum of 100 hectares. In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required to address State matters. This overlay will be updated to reflect the SEQ Regional Plan and Interim Guideline: Koalas and Development. It is noted that the Interim Guideline will be superseded by the criteria set out in the Draft Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005 - 2015 when adopted.




Other Non Site Specific Matters – • The adjoining Girl Guides site on Lot 13

RP203709 should be rezoned for residential purposes to encourage a motel high-rise use.

• Approximately two hundred acres owned and operated by Council should be zoned for recreation purposes – 110-186 Days Road.

Other Non Site Specific Matters – The Girl Guides site is designated Regional Landscape and Rural Production Area in the SEQ Regional Plan. This category identifies areas with values that should be protected from urban and rural residential development. The site is proposed as Conservation Zone in the draft scheme. Land near the site that is in local government ownership is proposed as Conservation Zone (CN2) which is for nature based recreation.



110 - 186 Days Road site referenced in submission.

Existing Girl Guides facilities German Church Road referenced in the submission.


WORKSHOP: 05 Item

No.:05.73 Redland Bay – 816 - 842 German Church Road


Object to the Conservation Zone on the subject site. Prefer the Local Centre Zone. Grounds for Objections – This parcel is in a critical position for future commercial development and demands more attention due to its importance to the future development of the Redland Bay area. There is a shortage of commercial land in the area, especially in view of the increase in population foreseen by the draft scheme. It is also obvious that the massive increase in traffic volumes throughout not only Redland Bay, but the whole of the Shire will cause problems in the future. In order to stem the increased flow, every parcel of both commercial and industrial land should be guarded by Council. It should not be discarded to appease those who would rather see trees than business. Every residential area needs local commercial; this is the only way future traffic problems will be controlled.

4655:7875

Total Sub: 1

The subject sites is zoned Rural Non-urban in the Transitional Planning Scheme and has a Service Commercial and Special Protection preferred dominant land use in the 1998 Strategic Plan. The Centre Zones proposed in the draft scheme are – • Major – Capalaba, Cleveland and

Victoria Point; • District – Birkdale and Alexandra Hills; • Neighbourhood – Wellington Point,

Redland Bay, Mount Cotton Village, Dunwich and Colburn Avenue, Victoria Point;

• Local – as designated throughout the Shire and with the addition of SMBI and Point Lookout Centres.

The draft scheme actively protects the primacy of the Shire’s centres by discouraging out-of-centre development and ensuring no existing centre expands to the next level in the Centre’s Matrix by virtue of size or function. This framework was established through the Redland Shire Centres Study (2001).

Officers’ Recommendation Maintain the Conservation Zone on the subject site in the draft scheme with removal of reference to sub-area CN2. Note – Review of the Habitat Protection - Bushland Habitat Overlay may modify this Zone and Overlay on the subject site. Subsequent RPS Actions Mapping Maintain the Conservation Zone on the subject site in the draft scheme with removal of reference to sub-area CN2. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.:05.73 Redland Bay – 816 - 842 German Church Road


The site will be a financial inconvenience to Kidd Properties. If the zoning change does not take place Kidd Properties will see financial compensation in the near future. RPD: Lot 3 on RP208547 Property Address: 816 - 842 German Church Road, Redland Bay Current Zoning: Rural Non-Urban DCP 1: Comprehensive Development and Public Open Space Current Strategic Plan Designation: Service Commercial and Special Protection Draft RPS Zone: Conservation Draft RPS Overlays: Bushfire Hazard Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay

The Redland Shire Centres Study (2001) investigated the future growth, development, role and function of existing and new centres within the Shire. The main conclusions of the study included – • unless population growth exceeds

projections, the area of the centres is sufficient for the planning period of 2001 to 2016;

• the need to focus on role and function of existing centres;

• discouraging out-of-centre development preserves the role and function of existing centres;

• the role of regional centres in the Shire that will continue to draw a significant share of the available retail spending of Redlands residents.

Given the proximity of this site to the Local Centre Zones in School of Arts Road and Government Road and the Neighbourhood Centre in Redland Bay, a change to the zone to accommodate additional retail/commercial uses in the area is not justified in overriding the environmental values of the site. The site is identified as having Regional Remnant Vegetation - Of Concern Dominant


Item No.:05.73 Redland Bay – 816 - 842 German Church Road


and is surrounded by Endangered Dominant. The site is also contained in the Koala Sustainability Area in the SEQ Regional Plan - Interim Guideline: Koalas and Development. The environmental values of this site and adjoining road reserve are recognised through the designation of Conservation Zone in the draft scheme. However, it is noted that the property is in private ownership and should therefore not be included in the sub-area CN2 but remain in the Conservation Zone. If it is thought that land use rights have been significantly diminished then there is opportunity to lodge an application, within two years of the adoption date of the new scheme, with a request to be considered under the ‘superseded planning scheme’. If Council refuses this request then any difference in what is subsequently decided under the new scheme and what was a right under the old scheme may be the subject of a compensation claim by the owner.



Regional - Remnant Vegetation - Of Concern Dominant surrounded by Endangered Dominant


WORKSHOP: 05



Object to the extent of land on the subject site impacted by – • Flood Prone, Storm Tide and Drainage

Constrained Land Overlay; • Waterways, Wetlands and Moreton Bay

Overlay. Grounds for Objections – It is not clear why the area of land covered by the Flood Prone, Storm Tide and Drainage Constrained Land Overlay and the Waterways, Wetlands and Moreton Bay Overlay is so different. Zoning should allow development on a sufficiently sized area, of at least 12,210m2, that is not constrained by overlays. RPD: Lot 2 on RP153383 Property Address: 882-892 German Church Road, Redland Bay Current Zoning: Rural Non Urban Current Strategic Plan Designation: General Service Industries and Public Open Space and Special Protection Area Draft RPS Zone: Urban Residential, Open Space Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland

4706:7619 4706:7621 4706:7622

Total Sub: 1

The Flood Prone, Storm Tide and Drainage Constrained Land Overlay identifies land likely to flood or have other drainage constraints. The Overlay protects the safety of people and property from the risk of flooding. To avoid the risk of flooding development is required to locate outside flood affected areas. The Waterways, Wetlands and Moreton Bay Overlay ensures that development protects, manages and enhances environmental values of waterways, wetlands, Moreton Bay and drainage lines. To achieve this, development needs to include a buffer and/or mechanisms that enhance water quality. The overlay mapping for this site includes areas within 60 metres from top of bank of minor waterway. Each of these Overlay identify different characteristics of the land. One shows land potentially flood prone and the other various types of waterways with specific buffers or natural drainage lines. These characteristics are often different. It was noted during Officer Review that in some instances the waterways were identified outside flood

Officers’ Recommendation Retain the extent of the area mapped as Flood Prone, Storm Tide and Drainage Constrained Land Overlay and Waterways, Wetlands and Moreton Bay Overlay on the subject site in the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted with the following addition - • The subject site and two adjoining properties

being Lot 11 RP203695 - 872 - 888 German Church Road and Lot 1 RP153383 - 894 - 906 German Church Road be zoned Commercial Industry and Open Space, to the extent shown as Urban Residential sub-area UR1 and Open Space in the draft scheme.




and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay

prone areas. This arose from the different data sets used to prepare the maps and is currently been amended. For further information relating to the review of these Overlays refer to – • Item 5.1 – Overlays – General Matters • Item 5.5 – Overlays – Flood Prone,

Storm Tide and Drainage Constrained Overlay

• Item 5.7 – Overlays – Waterways, Wetlands and Moreton Bay

Development on the site will be assessed against the outcomes contained in these Overlays Codes. The area on the site zoned Urban Residential (sub-area UR1) can still accommodate a reasonably sized residential use that may be able to utilise some of the constrained land if it does not involve other development such as building works or excavation and fill.



WORKSHOP: 05

Item No.: 05.75 Redland Bay – 905 German Church Road, 191 - 217 Gordon Road


Object to the extent of the area shown as Open Space over the subject sites. Grounds for Objection – The extent of the area zoned Open Space goes well beyond the 1 percent AEP level.

1296:2358 1296:6448

Total Sub: 1

The Open Space Zone is shown on sites to, amongst other reasons, show land that may be acquired by the local government through the reconfiguration process to meet open space requirements and to address particular environmental values and/or constraints. It is noted that this portion of the site is affected by several overlays, in particularly – • Flood Prone, Storm Tide and Drainage

Constrained Land Overlay; • Habitat Protection Overlay; • Waterways, Wetlands and Moreton Bay

Overlay. Open Space that is used for park purposes is required not to be unduly constrained by such overlays. It should also be noted that the Strategic Plan 1998 designated much the same extent of this site as Special Protection Area.

Officers’ Recommendation Retain the Open Space Zone on the subject site in the draft scheme. Note – Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.



905 German Church Road and 191-217 Gordon Road, Redland Bay


WORKSHOP: 05

Item No.: 05.76 Victoria Point – Urban Residential Zone Sub-Area UR1 adjoining Tranquil Waters Retirement Village


Object to the proposed Urban Residential Zone sub-area UR1 designated on land adjoining the Tranquil Water Retirement Village, Victoria Point Grounds for Objection - • Request that land adjoining the retirement village,

being 19-23 Moore Street and 20-34 Base Street, Victoria Point; be designated in the Medium Density Residential Zone. Currently, this land adjoining the retirement village site is designated as Urban Residential Zone sub-area UR1.

• It is noted that sub-area UR1 encourages an increased range of residential densities such as multiple dwellings, and aged persons and special needs housing. These uses are generally code assessable, subject to compliance with building height and minimum site area requirements, in both the Medium Density Residential Zone, and Urban Residential Zone sub-area UR1.

• Whilst both zones allow for retirement village and multi-unit style developments to be code assessable, there are several differences in the design controls that apply to each zone, such as maximum building height, minimum site area, site coverage, setback and density requirements.

• It is suggested that the land adjoining the retirement village should be zoned to be consistent with the retirement village site, to

5066:7714

Total Sub: 1

The draft scheme proposed Urban Residential Zone sub-area UR1 over the subject site. The Transitional Planning Scheme identifies the site in the Residential A Zone, and the 1998 Strategic Plan preferred dominant land use is Urban Residential. The draft scheme implements an urban pattern that balances urban consolidation and ‘greenfield’ development. The urban consolidation component is primarily located within areas currently designated for urban purposes in order to achieve a compact urban form. This is facilitated through various zones and development design provisions. These zones include the Medium Density Residential Zone and the Urban Residential Zone sub-area UR1. In the draft scheme, the intent of the Urban Residential Zone sub-area UR 1 is to provide an increased \range of residential uses including multiple dwellings, and aged persons and special needs housing at a density compatible with the standard Urban Residential Zone. This area and nearby areas are seen as a transition between the Medium Density Residential Zone and Urban Residential Zones.

Officers’ Recommendation Retain the subject area and nearby areas in the Urban Residential Zone sub-area UR 1 in the draft scheme. Subsequent RPS Actions Mapping Retain the subject area and nearby areas in the Urban Residential Zone sub-area UR 1 in the draft scheme. Document No action required. Workshop Recommendations Officers’ Recommendation accepted Council Decision Workshop Recommendation adopted.


Item No.: 05.76 Victoria Point – Urban Residential Zone Sub-Area UR1 adjoining Tranquil Waters Retirement Village


become designated as Medium Density Residential Zone. This makes a logical progression for the zone and will allow for the same development parameters to be applied to this area.

Development opportunities are provided through the Urban Residential Zone sub-area UR 1 that are not encouraged in the standard Urban Residential Zone. It is recognised that density and building height outcomes are less in the sub-area compared with the Medium Density Residential Zone however the range of uses is increased. This provides a balance between the two zones and allows for provision of mix of dwelling types.



Subject area designated as Urban Residential Zone sub-area UR1 at Base Street and Moore Street, Victoria Point The subject area forms a transition between the Medium Density

Residential and Urban Residential Zones.


WORKSHOP: 05

Item No. 05.77 Victoria Point - Medium Density Residential Zone - Creekwood Street, Victoria Point


Object to the proposed designation of lots in Creekwood Street, Victoria Point, as Medium Density Residential Zone. Grounds for Objection - • These recently created lots at Creekwood Street,

Victoria Point are incorrectly zoned as Medium Density Residential Zone.

• The current expectation is that the density of development on the land would be consistent with the very recent subdivision to create 23 lots ranging from 640sqm to 1228sqm.

• The proposed zoning will facilitate the amalgamation of lots and construction of attached dwellings which is not consistent with the expectations of land purchasers within this estate.

138:683 Total Sub: 1

The draft scheme identifies the Creekwood Street, Victoria Point as the Medium Density Residential Zone. The subject area is bounded by a range of established medium density housing including aged persons housing directly adjoining the area to the north and south. While the subject area is adjacent to existing medium density residential development it has is fully established as detached dwellings on individual lots and it is reasonable to zone the land Urban Residential in the draft scheme.

Officers’ Recommendation Amend the subject area to the Urban Residential Zone in the draft scheme. Subsequent RPS Actions Mapping Amend the subject area to the Urban Residential Zone in the draft scheme. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.



Subject area at Creekwood Street, Victoria Point.


WORKSHOP: 05

Item No. 05.78 Victoria Point - Marine Activity Zone Sub-area MA 2


Object to the Marine Activity Zone sub-area MA 2 in Beveridge Road. Grounds for Objection - • Eprapah Creek is a very small creek and the

existing boat yards have far outgrown the size of the creek.

• The use specified in the overall outcomes, "small scale manufacture, repair, servicing and display of boats," is not clearly defined.

• The estuary hosts an important RAMSAR wader roost site and the zone is entirely within A-2 Koala Management Area. This when considered with other environment assets should preclude Heavy Industry.

• Impacts are difficult to monitor and practices have been poor in the past.

• Such a zone would be far better in an already disturbed area where dredging is allowed such as Toondah Harbour.

5863:9185

Total Sub: 1

The Marine Activity Zone sub-area MA 2 encompasses land that is already being used for marine activities. Land in the area is designated for marine orientated activities in both the Development Control Plan 1 and the 1988 AND 1998 Strategic Plans. The Marine Activity Zone contains Overall and Specific Outcomes intended to ensure that development in sub-area MA 2 minimises adverse impacts on Eprapah Creek and adjoining coastal and wetland areas, including discouraging further dredging. Both General Industry and Heavy Industry are inconsistent uses in sub-area MA2 unless they are associated with the building of boats. Uses defined as General Industry or Heavy Industry do not necessarily mean they have significant adverse impacts on the environment. Any development for General Industry or Heavy Industry which is associated with the building of boats will be assessed by the local government as a code assessable application in accordance with the built form and density, amenity, pollution prevention, environment and infrastructure provisions of the Marine Activity Zone Code and six general codes. In addition, these activity are Environmentally Relevant Activities under EPA

Officers’ Recommendation Retain Marine Activity Zone sub-area MA 2 at Beveridge Road in the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No. 05.78 Victoria Point - Marine Activity Zone Sub-area MA 2


legislation and require licenses through that State agency or local government as the nominated assessment manager. In summary, the Marine Activity Zone sub-area MA 2 seeks to balance environmental concerns with ensuring that existing businesses can develop their land appropriately to maintain their economic viability.


Annexure to Item No. 5.78 Marine Activity Zone sub-area MA 2


WORKSHOP: 05

Item No.: 05.79 Victoria Point – 100 - 106 and 108 - 116 Bunker Road and 37 Brendan Way


Object to mixed Environmental Protection, Rural Non-Urban and Urban Residential zoning of properties. Properties should be included in the Urban Residential Zone. Grounds for Objections – • The area to the southern side of Bunker

Road was identified as suitable for residential development in the 1998 Strategic Plan. The development of the areas closer to Victoria Point Shopping Centre and its expansion means that the subject sites are suitable for residential development.

• The areas either side of Bunker Road comprise a limited area that is not included in a Koala Management Area under SPP1/05, and is not included in the Regional Landscape and Rural Production Area under the SEQ Regional Plan. Most of this pocket of land is already developed for residential purposes, so the draft scheme should provide for urban development of the remaining land balance.

• The nearby poultry farm is likely to cease operating in the near future. The draft scheme makes no provision for the

5069:8414 5069:8422

Total Sub: 1

The SEQ Regional Plan has been finalised and includes the property in Urban Footprint Area. Further detailed planning investigations are required in this area. Refer to Item 1.5 – Double Jump Road Investigation Area which provides recommendations that incorporate the subject site.

Officers’ Recommendation Refer to Item 1.05 – Double Jump Road Investigation Area which recommends that the land be identified as Rural Non-Urban, Environmental Protection and Urban Residential Zones in accordance with the draft scheme, along with other changes to the Strategic Framework. Note – Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Amend Officer’s Recommendation to include the subject properties in the Emerging Urban Community Zone in accordance with the recommendations of Item 1.05 – Double Jump Road Investigation Area that recognises these properties are identified as SPI4 in the current Strategic Plan.


Item No.: 05.79 Victoria Point – 100 - 106 and 108 - 116 Bunker Road and 37 Brendan Way


development potential of the property to be realised when the poultry farm is discontinued.

• The subject properties are located in an Investigation Area in the draft SEQ Regional Plan.

• The need to preserve greenspace and poultry buffers is recognised, and can be addressed at the time of development, so there should be no reason for such conservation, public open space and drainage considerations to constrain development.

• It is in accord with sound town planning principles and practice to maximise opportunities for residential development in proximity to shopping centres.

• Subject properties are physically suitable for development and all normal urban services are available.

• The current transitional planning scheme gives an expectation that the subject properties can be developed for residential purposes when certain constraints have been taken in consideration. It is inappropriate that the draft scheme should extinguish that expectation.



WORKSHOP: 05

Item No.: 05.80 Victoria Point – 11-13, 15 and 17 Bunker Road


Object to boundary between Open Space Zone and Major Centre Zone on property. Grounds for Objection – • Request the draft scheme reflect the full

extent of 11-13, 15 and 17 Bunker Road as Major Centre Zone sub-area MC 9.

• Boundary should be reconfigured in accordance with the Material Change of Use approval for the Victoria Point Lakeside Shopping Centre (MC006061/MC008146).

• This approval conditioned the dedication of park to the Crown to the north of the subject site.

1017:1956 Total Sub: 1

The draft scheme mapping will be amended to reflect the approved boundary between the privately owned lots and land being transferred to Council ownership. The privately owned land will be zoned Major Centre Zone sub-area MC 9 and the land being transferred to Council ownership will be zoned as Open Space. An indicative boundary line is included in the Annexure. The final boundary line will reflect the approved signed plan of survey that accords with development approvals granted on the property.

Officers’ Recommendation Amend the boundary between the Open Space Zone and the Major Centre Zone to reflect the approved signed plan of survey that accords with development approvals granted on the property. Subsequent RPS Actions Mapping Amend the boundary between the Open Space Zone and the Major Centre Zone to reflect the approved signed plan of survey that accords with development approvals granted on the property. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.



Above: Draft scheme zoning with dashed indicative zoning boundary proposed by submitter. Right: Unsigned SP 173235 provided by the submitter.


WORKSHOP: 05

Item No.: 05.81 Victoria Point – 132 - 136 Bunker Road


Object to Rural Non-Urban and Environmental Protection zoning of property. Should be included in the Urban Residential Zone. Grounds of Objections - • The area to the southern side of Bunker

Road was identified as suitable for residential development in the 1998 Strategic Plan. The development of the areas closer to Victoria Point Shopping Centre and its expansion means that the property is suitable for residential development.

• The areas either side of Bunker Road comprise a limited area that is not included in a Koala Management Area under SPP1/05, and is not included in the Regional Landscape and Rural Production Area under the draft SEQ Regional Plan. Most of this pocket of land is already developed for residential purposes, so the draft scheme should provide for urban development of the remaining land balance.

• The nearby poultry farm is likely to cease operating in the near future. The draft

5098:7438 Total Sub: 1


Officers’ Recommendation Refer to Item 1.05 – Double Jump Road Investigation Area which recommends that the land be identified as Rural Non-Urban Zone and Environmental Protection Zone in accordance with the draft scheme, along with other changes to the Strategic Framework. Note – Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Amend Officer’s Recommendation to include the subject property in the Emerging Urban Community Zone in accordance with the recommendations of Item 1.05 – Double Jump Road Investigation Area that recognises these properties are identified as SPI4 in the current Strategic Plan.




scheme makes no provision for the development potential of the property to be realised when the poultry farm is discontinued.

• The property is located in an Investigation Area in the draft SEQ Regional Plan.



• Property is physically suitable for development and all normal urban services are available.

• The current transitional planning scheme gives an expectation that the property can be developed for residential purposes when certain constraints have been taken in consideration. It is inappropriate that the draft scheme should extinguish that expectation.

RPD: Lot 26 on RP86773 Property Address: 132-136 Bunker Road, Victoria Point





Current Zoning: Special Rural Current Strategic Plan Designation: Specific Planning Intent 5, Greenspace Habitat Draft RPS Zone: Environmental Protection, Rural Non-Urban Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 05



Object to Rural Non Urban zoning in the draft scheme (the draft scheme zone is Environmental Protection). Property should be included in the Urban Residential Zone. Grounds of Objections – • The property is currently designated Specific

Planning Intent No.5 under the current Strategic Plan which was considered suitable for Urban Residential purposes.

• The draft SEQ Regional Plan includes the site in the "Investigation Area" which is intended as a land-bank for future medium to longer term urban development. This is already one step closer to Urban Residential and as such this small area should naturally progress further forward to urban residential, not backwards to Rural Non-Urban.

• The site consists of mainly regrowth and scattered large trees. Presence of burnt trees and fallen timber is evidence of past clearing prior to current ownership of the land. The rear portion of the block has been cleared except for large trees.

• The block is outside State Koala Policy area and is not subject to the Flood Prone, Storm

5091:8097 Total Sub: 1


Officers’ Recommendation Refer to Item 1.05 – Double Jump Road Investigation Area which recommends that the land be identified as Environmental Protection Zone in accordance with the draft scheme, along with other changes to the Strategic Framework. Note – Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Amend Officer’s Recommendation to include the subject property in the Emerging Urban Community Zone in accordance with the recommendations of Item 1.05 – Double Jump Road Investigation Area that recognises these properties are identified as SPI4 in the current Strategic Plan.




Tide and Drainage Constrained Land Overlay.

• Property is classified as Bushland Habitat in the Habitat Protection Overlay as the landowners have not cleared their land as much as others have done. Landowners should not be jeopardised for not clearing their land.

• Property has no high bushfire hazard constraints.

• Development can be designed to account for road noise constraints.

• Constraint relating to protection of poultry farms will be lifted upon sale of poultry farms to any future developers.

• Land is one of the highest locations in Victoria Point with water views and all slopes are gradual from the highest point to Bunker Road.

• Site is in close proximity to the Victoria Point Major Centre. Business owners in this Major Centre are reliant on the anticipated progression of urban development within its catchment.

• The area is fully serviced by primary and secondary schools, sporting facilities, environmental centre and numerous aged care facilities. There is also a bus interchange situated on Bunker Road in the





Koala Park Shopping Centre. • The area around both the Major Centre

Zone and the Victoria Point Investigation Area have been subject to rapid urban growth, the area represents one of South East Queensland’s highest growth locations. The majority of developable urban residential land in this area has already been developed. Significant investment in urban services has been made in the area and as such Redland Shire needs to contribute to sharing South East Queensland’s' population growth.

• As the Specific Intent No.5 area falls from high ground down to Bunker Road, hydraulically all services would have minimal requirements for flow characteristics and drainage paths.

RPD: Lot 25 on RP86773 Property Address: 138-144 Bunker Road, Victoria Point Current Zoning: Special Rural Current Strategic Plan Designation: Specific Planning Intent No.5. Greenspace Habitat. Draft RPS Zone: Environmental Protection Draft RPS Overlays: Bushfire Hazard Overlay, Habitat Protection - Bushland and Habitat Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 05



Object to subject site and land on the southern side of Bunker Road proposed zoning of Environmental Protection and Rural Non-Urban. Area should be zoned for Urban Residential development. Grounds for Objections - • Proposed zoning is inconsistent with the

Investigation Area of the draft SEQ Regional Plan.

• The area is bounded by – • two significant feeder roads that provide

access to sites in the area and to the Victoria Point Shopping Centre;

• urban development at the eastern end and northern side of Bunker Road.

• The roads at the boundary of the area and the current proposed urban development will neutralise the suggested environmental significance, through increased traffic volumes, more people and domestic animals as well as other elements associated with development.

• To have such an area isolated from development is a wasted opportunity, particularly given the proportion of

1604:2236

Total Sub: 1


Officers’ Recommendation Refer to Item 1.05 – Double Jump Road Investigation Area which recommends that the land be identified as Environmental Protection Zone in accordance with the draft scheme, along with other changes to the Strategic Framework. Note – Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




greenspace allowed in the draft scheme. RPD: Lot 22 on RP86773 Property Address: 158-166 Bunker Road, Victoria Point Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non-Urban Draft RPS Zone: Environmental Protection Draft RPS Overlays: Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay


WORKSHOP: 05



Object to Rural Non-Urban zoning of the property in the draft scheme. Should be zoned Urban Residential Zone. Grounds for Objections - • Urban residential land should be

concentrated near where facilities are currently available. This property is located near shopping centres which meet retail, medical and entertainment needs.

• The Shire is growing and will continue to do so regardless of the minority who want to turn back time.

5129:9275

Total Sub: 1


Officers’ Recommendation Retain the Rural Non-Urban Zone for the subject site in the draft scheme. Note - Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




RPD: Lot 19 on RP178353 Property Address: 200-222 Bunker Road, Victoria Point Current Zoning: Special Rural Current Strategic Plan Designation: Rural/Non Urban Draft RPS Zone: Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Protection of the Poultry Industry Overlay, Road and Rail Noise Impacts Overlay



WORKSHOP: 05

Item No.: 05.85 Victoria Point – 2-10 Colbet Close


Object to Environmental Protection zoning of property. Should be included in the Urban Residential Zone. Grounds for Objections - • The area to the southern side of Bunker

Road was identified as suitable for residential development in the 1998 Strategic Plan. The development of the areas closer to Victoria Point Shopping Centre and its expansion means that the property is suitable for residential development.

• The areas either side of Bunker Road comprise a limited area that is not included in a Koala Management Area under SPP1/05, and is not included in the Regional Landscape and Rural Production Area under the draft SEQ Regional Plan. Most of this pocket of land is already developed for residential purposes, so the draft scheme should provide for urban development of the remaining land balance.

• The nearby poultry farm is likely to cease operating in the near future. The draft scheme makes no provision for the

5069:8422 6073:9281

Total Sub: 2

Submission 5069 is from the landowner. Submission 6073 is from another party. The SEQ Regional Plan has been finalised and includes the property in Urban Footprint Area. Further detailed planning investigations are required in this area. Refer to Item 1.5 – Double Jump Road Investigation Area which provides recommendations that incorporate the subject site.

Officers’ Recommendation Refer to Item 1.05 – Double Jump Road Investigation Area which recommends that the land be identified as Environmental Protection Zone in accordance with the draft scheme, along with other changes to the Strategic Framework. Note – Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Amend Officer’s Recommendation to include the subject property in the Emerging Urban Community Zone in accordance with the recommendations of Item 1.05 – Double Jump Road Investigation Area that recognises these properties are identified as SPI4 in the current Strategic Plan.




development potential of the property to be realised when the poultry farm is discontinued.

• The property is located in an Investigation Area in the draft SEQ Regional Plan.



• Property is physically suitable for development and all normal urban services are available.

• The current transitional planning scheme gives an expectation that the property can be developed for residential purposes when certain constraints have been taken in consideration. It is inappropriate that the draft scheme should extinguish that expectation.





Object to Environmental Protection zoning of property. Should be included in the Open Space Zone. Grounds for Objection - • Property is suitable for sporting activities in

terms of topography and proximity to housing.

• Property is open and facilitates casual surveillance for safety of children.

• Park will minimise disturbance of adjoining Conservation Zone sub-area CN 2.

• Contained within Protection of the Poultry Industry Overlay buffer. Park use is sympathetic to the intent of this area.

• Alternative sites for a park in the area are treed and seriously affected by surface water flows.

RPD: Lot 800 on SP148438 Property Address: 2-10 Colbet Close, Victoria Point Current Zoning: Special Rural




Current Strategic Plan Designation: Specific Planning Intent Draft RPS Zone: Environmental Protection Draft RPS Overlays: Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Protection of the Poultry Industry Overlay


WORKSHOP: 05

Item No.: 05.86 Victoria Point – 41 Yeo Street


1. Object to the Urban Residential Zone in favour of a Medium Density Residential Zone.

2. Object to any prohibition of development

due to the extent of Flood Prone, Storm Tide and Drainage Constrained Land Overlay over property.

Grounds for Objection - • The property requires filling to develop for

urban residential lots. • Flooding of the property has been caused

by development on the opposite side of Simon Street, the road reserve and other Redland Shire Council approved development.

• Currently intending to develop property for 9 urban residential allotments, but would prefer Medium Density Residential Zone to reflect future population trends.

RPD: Lot 1 on RP173495 Property Address: 41 Yeo Street, Victoria Point Current Zoning: Res. A

5258:9025 5258:9027

Total Sub: 1

Zoning the property Medium Density Residential is not supported. In this area, the Medium Density Residential Zone is located only on blocks fronting Colburn Avenue. An area zoned Urban Residential sub-area UR 1 provides a buffer between the Medium Density Residential Zone and the Urban Residential Zoned. Medium Density Residential zoning of this property would be incompatible with this pattern of increasing density close to Colburn Avenue. Consideration could be given to including this property in the Urban Residential Zone sub-area UR 1. It is a relatively large block which could be suitable for aged persons and special needs housing or multiple dwellings, particularly given its proximity to similar existing developments such as Salford Waters. Amenity impacts on adjoining dwelling houses would need to be carefully assessed given the long, narrow configuration of the lot. The extent of the Storm Tide Area on the property has been reviewed. No changes are proposed to this overlay as a result of the review. Refer to Item 5.5 – Overlays – Flood

Officers’ Recommendation 1. Amend the zoning of 41 Yeo Street from Urban

Residential zone to Urban Residential Zone sub-area UR 1 in the draft scheme.

Note -Refer to Item 5.5 – Overlays – Flood Prone, Storm Tide and Drainage Constrained Land Overlay. Subsequent RPS Actions Mapping Amend the zoning of 41 Yeo Street from Urban Residential zone to Urban Residential Zone sub-area UR 1. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


Item No.: 05.86 Victoria Point – 41 Yeo Street


Current Strategic Plan Designation: Urban Residential Draft RPS Zone: Urban Residential Draft RPS Overlays: Acid Sulfate Soils Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay

Prone, Storm Tide and Drainage Constrained Land Overlay for further information. Any development application would be subject to providing a detailed survey investigation and analysis to accurately identify the 1 percent AEP for storm tide constraints on this property.



Indicative Storm Tide Area of the subject site.


WORKSHOP: 05

Item No.: 05.87 Victoria Point – 23 Thompson Street


23 Thompson Street, Victoria Point

Total Sub: 0 Officer Review – It is proposed to change the zoning of this property to Open Space Zone as a result of comments received during exhibition of the draft scheme. This property is Council owned and is zoned Open Space in the Transitional Planning Scheme and the 1998 Strategic Plan. It was incorrectly mapped as Medium Density Residential Zone in the draft scheme.

Officers’ Recommendation Amend the zoning of 23 Thompson Street from Medium Density Residential Zone to Open Space Zone in the draft scheme. Subsequent RPS Actions Mapping Amend the zoning of 23 Thompson Street from Medium Density Residential Zone to Open Space Zone. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


WORKSHOP: 05

Item No.: 05.88 Victoria Point – 75 Worthing Road


The Worthing Road area including the subject site should be included in the Urban Residential Zone. Grounds of Objections - 1. Close proximity to a substantial shopping

centre development and all major services. 2. Koala Cost Policy SPP1/97 appears to be

the reason for the exclusion of the subject site from the Urban Residential Zone. Research highlights the original boundaries were political boundaries drawn from aerial mapping, and the Council’s own environmental data does not adequately support them.

3. The area is a hazard to koala populations due to nearby housing and traffic.

4. Flora, primarily She Oak, does not provide many natural resources for wild life.

5. Support a buffer zone of 100 metres along both water courses, with an ecologically sensitive designed housing in other parts.

6. Proposed zoning will not encourage landowners to support the fauna and flora of the area. Likely that the environmental values of the area will not be managed and the area will become devoid of natural flora and fauna.

2535:4299 Total Sub: 1


Officers’ Recommendation Retain Conservation, Environmental Protection and Rural Non-Urban Zones for the subject site as shown in the draft scheme. Note - • Refer to Item 1.08 - Urban Expansion -

Worthing and Kingfisher Road Victoria Point for additional information.

• Review of the Habitat Protection - Bushland Habitat Overlay may modify the Zones and Overlay on the subject site.

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


Item No.: 05.88 Victoria Point – 75 Worthing Road


RPD: Lot 52 on RP86052 Property Address: 75 Worthing Road, Victoria Point Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non Urban and Special Protection Draft RPS Zone: Conservation, Environmental Protection, Rural Non-Urban Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Protection of the Poultry Industry Overlay



WORKSHOP: 05

Item No.: 05.89 Victoria Point – 73 - 79 Kingfisher Road


Object to Environmental Protection and Conservation zoning of property. Should be zoned Urban Residential. Grounds for Objection - • Proximity to Victoria Point Shopping Centre. • Next logical extension to the Urban

Residential expansion progressing along both sides of Bunker Road.

• Koala Coast State Planning Policy is inaccurate and the boundary should be moved to Kingfisher Road from its existing Eprapah - Little Eprapah Creek position. Vegetation in Worthing Road is harmful to koalas.

• Soil and vegetation are poor. • Area is at high risk from bush fire. • Area is becoming a dumping ground,

because Worthing Road is a no-through road, which development will alleviate.

RPD: Lot 43 on RP86052 Property Address: 73-79 Kingfisher Road, Victoria Point

5110:7061 Total Sub: 1


Officers’ Recommendation Retain Conservation and Environmental Protection Zones for the subject site. Note - • Refer to Item No. 1.8 - Urban Expansion -

Worthing and Kingfisher Road Victoria Point for additional information.

• Review of the Habitat Protection - Bushland Habitat Overlay that will be presented in Workshop 6 may modify the Zones and Overlay on the subject site.

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


Item No.: 05.89 Victoria Point – 73 - 79 Kingfisher Road


Current Zoning: Special Rural Current Strategic Plan Designation: Rural Non Urban/ Special Protection Area Draft RPS Zone: Conservation, Environmental Protection Draft RPS Overlays: Acid Sulfate Soils Overlay, Bushfire Hazard Overlay, Flood Prone, Storm Tide and Drainage Constrained Land Overlay, Habitat Protection - Bushland and Habitat Overlay, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay



item no.: 05.41 coochiemudlo island – 14 - 16 victoria parade€¦ · workshop: 05 item no.:...

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