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Planning Report 2012-04Material Change of Use:

Residential Alterations & Additions (Steep Land Overlay)18 Naish Avenue, Mount Pleasant

Lot 162 on RP730588

michellem

Received (Manual Date)

DRAFT PLANNING REPORT: DA2012-04 August 3, 2012

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Joanne Galea – Building DesignerPO Box 100, Kuttabul.4741.

Phone: 0409 588 394email:[email protected]

QBSA Lic. No. 1188614ABN 25 363 314 254

Friday, August 3, 2012

Project DescriptionProject Detail: Material Change of Use – Residential Alterations & Additions (Steep Land Overlay)Project Address: 18 Naish Avenue, Mount Pleasant. QLD. 4740.Planning Address: Lot 162 RP730588Owners: S. & N. PhelanProject No: 2012-04

Project Introduction: The 845m² project site is urban residential with a steep slope rising up to the roadway along the climbing

ridge. Surrounding the property are well established residential allotments. The main vista from the existingresidence is towards the West.

The site has an established tropical garden to the front, landscaped stepped and terraced garden to theSouth, open lawns and a vegetable garden to the West.

Currently, there is a two storey, 20 year old three bedroom concrete masonry block residence and anexisting shed.

There is a Council stormwater drain adjacent to the Western boundary. The owners have a growing family and would like to change the existing two bay garage Class 10 into

habitable space Class 1a. The existing driveway has posed problems for the owners due to the steep gradients for connectivity to the

roadway. The average gradient of the existing concrete driveway is 1:4 rising up to 1:4.5 at its steepest.There are also no compliant gradient transitions to AS/NZS2890:2004. The short distance of the buildingsetback at approximately 5196mm coupled with the existing steep driveway results in vehicles being parkedwith a considerable overhang into the verge space.

The proposed double bay carport is to replace the existing non-compliant driveway with two Class 1Adomestic parking bays usually sized as 2.4m x 5.4m (AS/NZS2890:2004 Amdt1, T1.1 & F2.2(d)) at requiredgradients, but due to the short distance between the front face of the building and the front boundary, theowners request that Council accept the proposed parking bay length of approximately 4960mm. Theproposed parking bays are a significant safety and access improvement on the existing driveway.

The proposed double bay carport addition also meets the Council’s front boundary setback requirements.The front face of the proposed carport is expected to be 30 to 120mm setback from the front boundary. Theadjacent Northern allotment, 16 Naish Avenue has a double bay carport built to the front boundary. Anotherlot on the street, 3 Naish Avenue has a carport built to boundary. The design has taken this intoconsideration and aims to enhance the streetscape.


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Neighbouring properties are all Urban Residential. Neighbouring properties have buildings such asresidences and sheds or garages. Most buildings are set well away from the project site boundaries and arehidden from view by trees, fences and topography.

Photos show adjacent site, 16 Naish Avenue’s existing carport to front boundary.

Photo above shows the site’s existing verge driveway crossing and steep crossfalls.

Preliminary Drawings for Development ApplicationPrepared by Designs For Creation Pty Ltd

PROJECT COVER SHEET & PERSPECTIVES A-01 EXISTING SITE LEVEL PLAN A-02 EXISTING SITE PLAN A-03 EXISTING FLOOR PLANS A-04 EXISTING ELEVATIONS


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A-05 EXISTING ELEVATIONS A-06 EXISTING & PROPOSED SITE PLAN A-07 EXISTING & PROPOSED LEVEL 2 FLOOR PLAN A-08 EXISTING & PROPOSED ELEVATIONS A-09 EXISTING & PROPOSED ELEVATIONS A-10 EXISTING & PROPOSED SECTION A-A EC-01 EROSION & SEDIMENT CONTROL PLAN EC-02 PROPOSED EROSION & SEDIMENT CONTROL DETAILS

Supporting Documents: Registered Survey Plan Detailed Survey Plan Geotechnical Investigation Report 1204.1060 Council House Drainage Plan Council Site Overlay Report Telstra Report Ergon Report

Source: MiMaps website 2012


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Planning Report Introduction:The intention of this planning report is to demonstrate the proposed development compliance to theMackay Regional Council’s Planning Scheme for the Material Change of Use of proposed residentialalterations and additions with Steep Land Overlay on Lot 162 of RP730588.

Dwelling House with Steep Land Overlay:Dwelling House CodePart 9.31 & 9.32 Dwelling House Code Compliance

The following table will demonstrate compliance with the Dwelling House Code

Part 9.33 Achieving Overall Outcomes for the Dwelling House Code The proposed residential alterations and additions have compatible scale and design with nearby

dwelling houses on Naish Avenue. The proposed carport and building design aims to be more integrated with the natural landscape

contours and improve connection into the streetscape. Blending into the site with minimal site disturbance for maintaining the existing surface water flows

and soil stability, the design aims to meet environmental standards. The proposed carport addition and the street front pedestrian entry aim to improve pedestrian

access and off-street parking from existing conditions. The use of timber battening and simple gable roofline to the proposed work aim to refresh the

façade at the street interface, creating an improved style which enhances building style diversity ofthe streetscape without imposing on neighbouring building styles.

Part 9.34 Specific outcomes, acceptable solutions and proposed solutions for the Dwelling HouseCode

Please refer to Table 9-7 below, copied from MRC Planning Scheme and added to with proposedsolutions for your ease of use.

Table 9-7 Dwelling House – Self Assessable & Assessable DevelopmentSpecific Outcomes Acceptable/Probable

SolutionsProposed Solutions

Building HeightP1 The height of the dwelling house reflectsthe height of neighbouring dwelling housessuch that the streetscape character ismaintained.

S1.1 The dwelling house has amaximum height of 7.5m.S1.2 The roof space above the 7.5mheight does not include habitablerooms.

PS1.1 The maximum height from naturalground level to 4.29m for proposed carport.PS1.2 There are no habitable rooms in theroof space.

Building DensitiesP2 Dwelling houses and other ancillarybuildings are at densities in keeping with thedensity of dwelling houses in the localitysuch that the streetscape character andresidential amenity is maintained.

S2.1 The total site coverage,including all buildings, is no morethan 50% of the total area of thesite.S2.2 One dwelling house per lot,unless otherwise stated in thisPlanning Scheme.

PS2.1 The total site coverage is 37% with312.77m² proposed gross floor area for the845m² site.PS2.2 There is only one residence to belocated on this site.

Building Setbacks – Road FrontagesP3 Dwelling houses are set back from road S3.1 A dwelling house (including an PS3.1 Not applicable, registered site plan


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frontages so as to ensure:(i) efficient use of the site;(ii) the building is integrated into thestreetscape;(iii) streetscape character is enhancedthrough landscaping to the front of thepremises;(iv) residents and neighbours have adequateprivacy;(v) residents and neighbours have access toprevailing breezes and sunlight;(vi) residents are not unduly affected bytraffic on adjoining roads; and(vii) garages and carports do not dominatethe streetscape.

open carport / garage) located on alot that was created on a survey planand registered on or after the 24March 2006 and included in theVillage Zone, Urban ResidentialZone, Urban Expansion Zone orHigher Density Residential Zone hasa minimum setback from the roadfrontage in accordance with Table 9-7.1 Minimum Setback From RoadFrontageTable 9-7.1 Minimum Setback FromRoad Frontage

created 11-11-1975

DwellingHouse

Carport/Garage

AccessPlace/street

4.5m 6.0m

Collector 4.5m 6.0mSub-arterial 10.0m 10.0mArterial 10.0m 10.0mNote: The minimum setbacks for acorner lot are the same for eachroad frontage as stated above.S3.2 A dwelling house (including anopen carport / garage) located onland included in the RuralResidential Zone has a minimumsetback from the road frontage inaccordance with Table 9-7.2Minimum Setback From RoadFrontage.Table 9-7.2 Minimum Setback fromRoad Frontage

PS3.2 Not applicable, site is in UrbanResidential Zone

DwellingHouse

Carport/Garage

AccessPlace/street

10.0m 10.0m

Sub-arterial 10.0m 10.0mArterial 10.0m 10.0mCollector 10.0m 20.0mNote: The minimum setbacks for acorner lot are the same for eachroad frontage as stated above.S3.3 A dwelling house (including anopen carport / garage) located onland included in the Rural Zone hasa minimum setback from the roadfrontage in accordance with Table 9-7.3 Minimum Setback.Table 9-7.3 Minimum Setback fromRoad Frontage

PS3.3 Not applicable, site is in UrbanResidential Zone

DwellingHouse

Carport/Garage

Sub-arterial 20.0m 10.0mArterial 20.0m 10.0mCollector 10.0m 10.0mNote: The minimum setbacks for acorner lot are the same for eachroad frontage as stated above.S3.4 The following structures arepermitted to encroach within thenominated setbacks in S3.1, S3.2,S3.3 and S3.6:(i) pergolas, screens or sunblinds,light fittings, electricity or gas

PS3.4 & PS3.5 There are no permittedencroaching structures or unroofedstructures within nominated setbacks.


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meters, aerials; or(ii) unroofed landings, steps orramps not more than 1m in height.

S3.5 The following structures arepermitted to encroach within thenominated setbacks in S3.1, S3.2,S3.3 and S3.6:An open verandah or patio mayhave a minimum setback of 3m toan Access Place or Access Street.S3.6 A dwelling house (including agarage) located on a lot that wascreated on a survey plan andregistered prior to 24 March 2006and included in the Village Zone,Urban Residential Zone, UrbanExpansion Zone or Higher DensityResidential Zone has a minimumsetback from the road frontage inaccordance with Table 9-7.4Minimum Setback From RoadFrontageTable 9-7.4 Minimum Setback FromRoad Frontage

PS3.6 Applicable, registered site plancreated 11-11-1975 and located in UrbanResidential Zone. Proposed new DwellingHouse setback to be approximately5292mm which is greater than required4.5m setback for an Access Street.

DwellingHouse

Carport/Garage

AccessPlace/street

4.5m 6.0m

Collector 4.5m 6.0mSub-arterial 10.0m 10.0mArterial 10.0m 10.0mNote: The minimum setbacks for acorner lot are the same for eachroad frontage as stated above.S3.7 An open carport located on alot fronting an Access Place orStreet and that was created on asurvey plan and registered prior to24 March 2006 and included in theVillage Zone, Urban ResidentialZone, Urban Expansion Zone orHigher Density Residential Zonemay have no setback from the streetfrontage, provided that:(i) the maximum width of the carportis 7m or 50% of the frontage(whichever is the lesser amount);(ii) supporting posts are setback atleast 1m from the road frontage, and(iii) the road frontage concerned isnot a sub-arterial or arterial road, inwhich case the setback is to be10.0m.

PS3.7 Applicable. Proposed open carportlocated on the lot fronting as Access Streetand the site was registered 11-11-1975,prior to 24-3-2006 in an Urban ResidentialZone proposed to have almost zero setback(approximately 30 to 120mm) while:(i) (a) Maximum width of the carport is6400mm which is 31% of the 20640mmwide front boundary(i)(b)To meet falls and site limitations,the covered entry which is on theNorthern side of the proposed carportextends the roof cover of the carport afurther 1900mm to align with existingbuilding entry and the screened binenclosure which is designed at anaccessible level to the roadway.Combining the carport & covered entrywidths totals 8300mm which is greaterthan the permitted 7m and 40% of thefront boundary width which is less thanthe permitted 50%. Owners requestcouncil accept this proposed solution.(ii) Proposed supporting posts are setback1030mm & 1120mm respectively as thebuilding work is not parallel with the frontboundary(iii) The roadway is an access street, not asub-arterial or arterial road.


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Building Setbacks – Side and Rear BoundariesP4 Dwelling houses:(i) underground infrastructure is protectedagainst the influence of any structuresconstructed over or adjacent to theinfrastructure.

S4.1 The position and design of anydwelling house or structure meetsthe provisions of the Building Codeof Australia and Building OverSewer Policy.S4.2 A minimum clear space of 3mwide continuous from the roadfrontage is provided between adwelling house or structure and anyunderground infrastructure on theproperty, any adjacent properties orroad.

PS4.1 & PS4.2 Proposed construction isover 3m from existing sewer drain whichruns through the rear of the site and over3m from neighbouring buildings.

Building Setbacks on Corner LotsP5 A dwelling house and an ancillarybuilding or structure is set back from roadfrontages on corner lots to maintainsightlines for traffic.

S5 A dwelling house or otherbuilding or structure is not locatedwithin the shaded area except asshown in the sketch below.Figure 9-7.1

Source: Queensland DevelopmentCode

PS5 Property is not on a corner.

Building Floor LevelsP6 A Dwelling House is provided on a floorlevel which has flood immunity such thatpersons and property are not placed atunreasonable risk of injury or damagecaused by flooding or inundation.

S6 Building Floor Levels areprovided in accordance with theminimum building floor levels asprovided in Acceptable SolutionsS1.1 – S1.5 of the Flood andInundation Overlay code.

SP6 Property is not in Flood InundationOverlay. Proposed work includes falls ofconcrete to carport to a grated stormwaterdrain to divert surface water away from thebuilding entry & proposed covered entry willenhance protection to building entry fromrain ingress.


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Steep Land OverlayPart 8.32 & 8.33 Development on Steep Land Overlay Code Compliance

The following table will demonstrate compliance with the Steep Land Overlay Code

Part 8.34 Achieving Overall Outcomes for the Steep Land Overlay Code Efforts have been made through the design process to ensure the safety of people and property

from unreasonable risk from landslide hazard with minimal disturbance to the land with themajority of the building work to be engineered controlled fill for the proposed carport.

Maintaining the natural slope of the land is a key factor to prevent environmental degradation andminimise impacts on the landscape.

The proposed development is in line with the Best Practice Guidelines for Controlling StormwaterPollution From Building Sites by MRC May 2012. This is demonstrated by: appropriate surface waterinterception drains; pier footings into rock; replacement of unsuitable fill with engineered fill;minimal usage of retaining walls at 1.2m maximum height just for the proposed carportconstruction; retention of existing vegetation as much as practicable surrounding the constructionsite; all roof water to be directed to approved council stormwater drain.

Proposed stormwater and waste water are to be managed in an ecological manner by maintainingthe natural drainage patterns of the topography by minimal site disturbance by the buildingfootprint thus preventing erosion & poor water quality; minimal disturbance through managederosion & sediment control during the construction period.

Part 8.36 Specific outcomes, probable and acceptable solutions and proposed solutions for theSteep Land Overlay Code

Please refer to Table 8-36 below, copied from MRC Planning Scheme and added to with proposedsolutions for your ease of use.

Table 8-36 Steep Land Overlay Code Assessable DevelopmentSpecific Outcomes Acceptable/Probable

SolutionsProposed Solutions

P1 No development is located on steep landor on any part of a site subject to landslidehazard from sloping land above the site17.

S1.1 Development is carried outonly on parts of a site containinggeologically stable land, or unlikelyto be affected by surroundingunstable land.S1.2 Buildings and structures arelocated on less steep parts of the siteto allow natural land forms andvegetation to be maintained as muchas possible.

PS1.1 The part of the land upon whichdevelopment is proposed has been testedand determined to be of moderate risk bythe project’s geotechnical engineer butreduction of this risk methods arespecified in the Geotechnical InvestigationReport.PS1.2 The proposed buildings andstructures are to be located on the steepparts of the site due to site constraints andallow the natural land forms and vegetationto be retained as much as possible.

P2 The land is geologically suitable havingregard to:

(i) The construction of anybuildings & other structures;

(ii) Stormwater drainage &wastewater disposal;

(iii) Onsite works for driveways,retaining walls, pools, dams,etc; &

(iv) Loss of existing vegetation.

S2 No solution specified. PS2.1 The report on landslide riskassessment for the property as prepared bythe project’s geotechnical engineerindicates construction and engineeringmethods suitable for geology stability for theproposed construction, stormwaterdrainage, driveway, retaining walls


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P3 Extensions to existing premises locatedon steep land are minimal.

S3 Where existing premises arelocated on steep land, developmentdoes not:

(i) involve any newbuilding work otherthan a minor extensionof less than 20m²gross floor area to anexisting building; or

(ii) involve vegetationclearing

PS3.1 The proposed work has beenintentionally separated from the proposedwork to minimise uneven groundmovements between the new work andexisting building structure.

P4 Development located on steep land withan existing or proposed slope of 15% ormore is certified18 as very low risk inaccordance with the publication referencedin the guidelines to State Planning Policy1/03; “Landscape Risk ManagementConcepts and Guidelines”, AustralianGeomechanics Journal Vol 35, No. 1, March2000.

S4.1 Land in its pre-developmentcondition is certified:(i) that the land is classified as verylow risk, or(ii) that the land will be able to beclassified as very low risk afterspecified works have been carriedout.S4.2 Land subject to developmentworks related to reconfiguring a lotor material change of use iscertified:(i) that the development works canbe carried out without altering thevery low classification of landsliprisk, or(ii) that the development works can

be carried out without altering thevery low classification of landslip riskprovided specified works are carriedout and/or specified measures aretaken during the course of thedevelopment works; and(iii) after completion of the works:

(a) that building andassociated furtherdevelopment works can becarried out on the landwithout altering the verylow classification of landsliprisk, or

(b) that building andassociated furtherdevelopment works can becarried out on the landwithout altering the verylow classification of landsliprisk provided specifiedworks are carried outand/or specified measuresare taken during the courseof the building andassociated furtherdevelopment works.

PS4.1 The land in its pre-developmentcondition is certified in accordance withSPP1/03:(i) the land is classified as low landslide

risk with adherence to the Report’sspecified landslide risk control methods

(ii) the geotechnical report indicates thatthere will be a low landslide risk withthe specified conditions met after thecompletion of the proposed works

Reconfiguring a lotP5 Timbered and scenic ridgelines aremaintained in their natural state.

S5 No solution specified. PS5 Not applicable: not ROL


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Operational WorksP6 The extent of excavation (cut) and fill isminimised and revegetated immediatelyfollowing completion of the works.

S6.1 Earthworks does not:(i) involve a change in level of morethan 1m relative to natural groundsurface at any point; and(ii) occur within 1.5m of any siteboundary.S6.2 Retaining walls are notconstructed within 3m of a propertyboundary other than where retainingwalls are less than 1m in height on acontinuous vertical plane.

PS6.1 Earthworks does not:(i) involve a change in level of more than1.2m relative to natural ground surface atany point unless dealing with latentearthwork boulder conditions in accordancewith the Geotechnical Report; and(ii) occur within 3m of site side boundaries,but could be within 3m of front boundary.PS6.12 Earthworks includes:(i) minimal usage of retaining walls withmaximum 850mm maximum height forcarport retaining wall at 3000mm from frontboundary

P7 Paths, driveways, roads and otheractivity areas are designed to:(i) Follow the natural contours;(ii) Minimise the length of driveways androads; and(iii) Minimise the number of crossings ofwater courses and drainage lines.

S7 No solution specified. PS7.1Existing driveway will be used tomaximise use of existing construction toreduce potential erosion & sedimentpollution and maintain current number ofcrossings.PS7.2 Proposed carport will be concretepavement with fall away from the existingbuilding to minimise stormwater velocities,scouring and potential erosion.

StormwaterP8 Stormwater runoff is managed such that:(i) Runoff from hard surfaces and drainageinstallations is collected and discharged to alawful point of downstream discharge.(ii) Any adverse impact on on-site naturalwatercourses is prevented.

S8 No solution specified. PS8.1 There is Council stormwater drainageavailable for the building site to legallydispose stormwater so all roof water &carport surface water is directed toapproved stormwater drains

Addressing State Assessment Matters:Department of Environment & Resource Management:

Acid Sulfate Soils: Geotechnical Report 1204.1060 by Ground Environments classified the soil to beClass P and did not indicate any acid sulfate soil conditions, therefore not applicable

Erosion Prone Areas: MAR 1A Map 4 Ma R081 indicated site over 75m from waterway, thereforenot applicable

Contaminated Land: Search shows not applicable Native Vegetation: Search shows none of concern Water Resources Plan Boundary: not applicable Map of Referable Wetlands: not applicable Wild Rivers: not applicable

Department of Transport & Main Roads Tidal Work: not applicable Public Passenger Transport: not applicable

Ergon: Ergon High Voltage Cables 132kV: search shows not applicable Ergon High Voltage Cables 132kV: search shows not applicable


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Conclusion:The Material Change of Use for Proposed Residential Alterations and Additions with Steep Land Overlay for18 Naish Avenue, Mount Pleasant has been presented in this report. Issues requiring attention have beenaddressed for overall as well as specific proposed solutions. It is anticipated that these issues have beenaddressed in this report and demonstrated with the supporting documents and drawings.