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Material Change of Use (House) Building Envelopes

Ridgecrest Drive, Jimboomba

PEET Limited 7080

20 May 2016

Town Planning Report

saunders havill group page 1 Job 7080

town planning

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Document Control

Title Material Change of Use (House/s)

Address Ridgecrest Drive, Jimboomba

Job Number 7080

Client Economic Development Queensland

Document Issue

Issue Date Prepared By Checked By

Draft 04-05-16 AP NC

Contact

For any queries about this report, please contact Nick Christofis on 07 3251 9430 or email

[email protected].

Disclaimer

This report has been prepared for Economic Development Queensland. Saunders Havill Group cannot

accept responsibility for any use of or reliance upon the contents of this report by any third party.

Reports and/or Plans by Others

Reports and/or plans by others may be included within this Town Planning Report to support the

document.


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Table of Contents

1. Executive Summary 3

2. Key Details 4

2.1. Key Site Details 4

2.2. Key Application Details 4

2.3 Applicant Details 5

2.4. Project Team 5

3. Site Analysis 6

4. Background 8

4.1. Development Application History/previous Use of site 8

5. Development Proposal 9

6. Key Planning Issues 10

7. Legislative Framework 11

7.1. Economic Development Act 2012 11

7.2.2 Zone/Precincts and Sub-Precincts 12

7.2.3 “Overlays” 12

7.2.4 Approved Sub-Precinct Plan 12

8. Conclusion 13

9. Attachments 14


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1. Executive Summary This report is written on behalf of the PEET Limited for the purposes of establishing building envelopes on

approved residential lots at Ridgecrest Drive and Canopyview Court, Jimboomba. These lots were

approved by EDQ and the proposed building envelopes are outside the requirements of the QDC and

Logan City Council requirements and as such gives rise to this application.

By way of background, the original approval of Flagstone Rise Stage 15 was granted by Beaudesert Shire

Council, and the land is now within the Logan City Council local government area. The land is also within

the Flagstone Priority Development Area (PDA). Subsequent amendments have been made to the original

approval with the last change approved by Logan City Council on 6th January 2014. The last sub-stage of

Stage 15 was registered a few weeks ago.

This proposal constitutes a new DA as the proposal is a Material Change of Use for House (Building

Envelopes) rather than any part of a reconfiguration of a Lot.

All essential infrastructure is available to the site.

Having regard to the Greater Flagstone Development Scheme, current market conditions, and other

external influences (e.g. Queensland Development Code and its associated impacts) we are of the view

that the use of each site for a house (as per the proposed building envelopes) is an appropriate use of the

site.


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2. Key Details

2.1. Key Site Details

Address Ridgecrest Drive and Canopyview Court, Jimboomba

RPD Lots 1587, 1588, 1589, 1590, 1591, 1592, 1593, 1594, 2001, 2002, 2003, 2004,

2005, 2006, 2007, 2008, 2009, 2011, 2012, 2013, 2014, 2015, 2016, 2017, 15101,

15105, 15119, 15127, 15128, 15129, 15130, 15131, 15133 on SP 254144

Registered Easements Some lots have an easement at the rear for services

Owner MTAA Superannuation Fund (Flagstone Creek and Spring Mountain Park) Property Pty Limited.

Area Individual lot sizes ranging from 455m² to 1961m²

Urban Development Area Greater Flagstone

Development Scheme Greater Flagstone PDA Development Scheme

Zone Urban Living

Precinct/Sub-Precinct N/A

“Overlays” No identified overlays

Sub-Precinct Plan N/A

2.2. Key Application Details

Description Material Change of Use (Building Envelopes)

Type of Approval Sought Material Change of Use (Development Permit)

Level of Assessment Permissible


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2.3 Applicant Details

Applicant PEET Limited

C/- Saunders Havill Group

Contact Alyssa Peters and Nick Christofis

Saunders Havill Group

9 Thompson Street

BOWEN HILLS Q 4006

Telephone: (07)3251 9444

Facsimile: (07) 3251 9455

Email: [email protected]

[email protected]

2.4. Project Team

Town Planner Saunders Havill Group

Proposal Plan Saunders Havill Group


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3. Site Analysis This proposal contains 33 lots within the approved Stage 15D of Flagstone Rise Estate. Known as lots 1587,

1588, 1589, 1590, 1591, 1592, 1593, 1594, 2001, 2002, 2003, 2004, 2005, 2006, 2007, 2008, 2009, 2011, 2012,

2013, 2014, 2015, 2016, 2017, 15101, 15105, 15119, 15127, 15128, 15129, 15130, 15131, 15133 on SP

254144. These lots are located within Ridgecrest Drive and Canopyview Court as part of a large new

residential subdivision.

The sites are residential allotments ranging in size from 455m² to 1961m². The lots are provided with road

and services to a standard expected by a new residential development of this nature and are cleared of any

significant vegetation.

There are existing easements over some of the sites, as shown in green on the aerial photo below.

The following aerial map generally shows the location of the subject site:-

Figure 1 - Approximate Location of Subject Site (Source: Qld Globe)

The area surrounding the subject sites are a mix of vacant residential lots ready for development and other

lots which are under construction or recently completed single residential dwellings. A local park and

school are located within walking distance of the subject lots.


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All essential services, including reticulated water & sewerage, telecommunications and electricity are

available to the site, however it will be the responsibility of each owner to establish property connections

suitable to their needs/requirements.

A Property Description, including Smart Map and Registered Plans are included at Attachment A.


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4. Background

4.1. Development Application History/previous Use of site

The following development applications remain current over the site

� RL/203/2008/E – Permissible Change approved 19 October 2015


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5. Development Proposal The proposal seeks to establish land building envelopes over approved lots in Flagstone Rise Estate

(Stage 15D) at Ridgecrest Drive and Canopyview Court Jimboomba. These lots have been approved and

the construction of the infrastructure is underway, nearing completion.

By way of background, the approved reconfiguration and associated works has commenced. The

reconfiguration and subsequent amendments were approved by Logan City Council having been assessed

against the Greater Flagstone PDA.

The proposal application of building envelopes to each residential lot identified below. The setbacks

outlined as part of the proposed building envelopes are to be complied with where they are outside the

requirements of the QDC and the requirements of the Logan City Council planning scheme. Proposed

dwellings are to be undertaken in accordance with the Building Envelope Plan.

Proposed rear boundary setbacks are at 1.5m and side boundary varied from Built to boundary to 1.5m.

front setbacks range from a minimum of 2 metres upwards. These setbacks are considered more than

sufficient to house single residential dwellings which will allow residents sufficient privacy and open space

fulfilling current market expectation.

All essential infrastructure is available to the site, however it will be the requirement of each owner to

establish appropriate service connections, amenities, and security appropriate to their requirements.

A Proposal Plan, showing the subject sites and building envelopes, is included at Attachment B.


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6. Key Planning Issues Having regard to current market conditions and other constraints to the immediate development of the

lots in line with the Development Scheme and the Queensland Development Code (QDC), it is our view

that there are sufficient grounds to justify the inclusion of building envelopes outside the scope included

in the Element 1 of the QDC.

In order to ‘protect’ the interests of Economic Development Queensland and the ultimate intent for the

area under the Development Scheme/approved Sub-Precinct Plan, it would be appropriate for the relevant

standard conditions to be included on any development approval given.

We believe that the relevant conditions applied to this material change of use application would protect

the interests of the Greater Flagstone area and provide certainty for both EDQ, Logan City Council and

current/future site owners.


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7. Legislative Framework

7.1. Economic Development Act 2012

The Economic Development Act 2012 provides for particular parts of the State to be declared as areas

called Priority Development Areas. Its main purpose is to facilitate economic development, and

development for community purposes, in the State.

Division 3, Subdivision 1, Section 82 of the Act outlines how to make an application and Division 3,

Subdivision 2 of the Act outlines the method for processing applications. Under section 84, the Minister

of Economic Development Queensland, can require that notice of the application must be given.

7.2. Greater Flagstone Urban Development Area (UDA) – Development

Scheme

7.2.1 Greater Flagstone UDA Development Scheme

Greater Flagstone UDA Development Scheme took effect in October 2011 and applies to all development

applications made to the Urban Land Development Authority within the Greater Flagstone UDA. The main

purposes of the development are to deliver housing diversity and affordability, as outlined at section 3.3.3,

are to facilitate –

Housing choice and diversity to meet the

needs of the community through a mix of

densities, types, designs, tenures and levels

of affordability to cater for a range of

lifestyles, incomes and life cycle needs;

The proposed building envelopes make provision for a variety of

dwelling houses up to a certain size/setback. These lots will

thereby be able to accommodate dwellings within these

envelopes which varies the requirements of the QDC.

Residential development complements or

enhances the character of the

neighbourhood and streetscape, and

contributes to the creation of an attractive

and safe environment;

The proposed dwelling houses will be able to complement or

enhance the character of the neighbourhood and contribute to

the creation of an attractive and safe environment .

Dwellings that provide appropriate levels

of amenity and privacy, and adequate

outdoor areas and car parking to meet

varying household needs;

The proposed building envelopes will provide some guidance

for dwellings on the subject lots to allow for an appropriate level

of privacy and amenity with adequate outdoor areas and

carparking to meet the residents needs while being varied from

the QDC the envelopes will still be sufficient for the

requirements.

Energy efficient, climatically response

design including appropriate solar

orientation, shading, cross ventilation,

natural lighting and passive cooling

techniques.

Given the existing approved lot layout, it is considered that the

proposed building envelopes will not restrict the energy efficient,

solar orientation, cross ventilation, natural lighting and passive

cooling techniques of the site.


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7.2.2 Zone/Precincts and Sub-Precincts

The subject site is located in the Urban Living Zone under the Development Scheme.

� The Urban Living Zone applies to most of the area intended for urban development in the UDA.

The majority of the zone is intended to be developed as neighbourhoods focused on identifiable

and accessible centres and comprising a mix of residential development.

The subject site is not included within any further specific Precinct.

Current market conditions are such that it is likely a building envelope approval on the subject sites will

allow more freedom within the constraints of the building envelope for future lot owners to develop their

residential dwellings onsite.

7.2.3 “Overlays”

The site is not affected by any overlays identified in the Greater Flagstone UDA Development

7.2.4 Approved Sub-Precinct Plan

Currently, there is no approved Sub-Precinct Plan in place over this part of the subject site.


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8. Conclusion Having regard to current market conditions and other constraints of development of dwelling houses on

the site. The decision has been made to seek a development permit for the residential dwellings onsite.

As the building envelopes intend to vary the Queensland Development Code.

In order to ‘protect’ the interests of EDQ and the ultimate intent for the area under the Development

Scheme, we understand the inclusion of conditions of approval will help further guide the development of

the residential dwellings onsite.

As such, we commend this application, to establish building envelopes to EDQ for its favourable

consideration.


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9. Attachments

Attachment A

Property Description

Attachment B

Proposal Plan

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Attachment A Property Description

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Attachment B Proposal Plan

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town planning report - edqdad.dsdip.qld.gov.auedqdad.dsdip.qld.gov.au/.../townplanningreport.pdf ·...

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