town planning report - eservices.somerset.qld.gov.au · town planning report 5 table 1 – land use...

PHONE WEB EMAIL

URBANSERVICESQLD–ABN90468348704 0438144892 www.urbanservicesqld.com.au [email protected]

TownPlanningReportImpactAssessableMaterialChangeofUse(MCU)DevelopmentApplication

7805BrisbaneValleyHighway,BRAEMOREQLD4313

18July2018PreparedforOutThereCycling

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TableofContents1.0ApplicationSummary.......................................................................................................................................................32.0Introduction.....................................................................................................................................................................43.0SiteCharacteristics...........................................................................................................................................................43.1Zoning...........................................................................................................................................................................43.2SiteHistory....................................................................................................................................................................53.3Topography...................................................................................................................................................................53.4Access...........................................................................................................................................................................53.5CivilServices..................................................................................................................................................................53.6Easements.....................................................................................................................................................................5

4.0DevelopmentProposal.....................................................................................................................................................55.0StatutoryPlanning............................................................................................................................................................65.1StatePlanning...............................................................................................................................................................65.2RegionalPlanning.........................................................................................................................................................6

6.0LocalPlanning..................................................................................................................................................................76.1PlanningSchemeCodes................................................................................................................................................76.2PlanningSchemePolicies..............................................................................................................................................76.3CodeComplianceTables...............................................................................................................................................76.4Overlays......................................................................................................................................................................10

7.0Conclusion......................................................................................................................................................................138.0SupportingDocuments..................................................................................................................................................13

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1.0ApplicationSummary

Contact/Applicant: JosieSheehan

C/OURBANSERVICESQLD

KylieMill

Principal

PH:0438144892

EMAIL:[email protected]

TypeofApprovalSought: DevelopmentPermit

LevelofAssessment: ImpactAssessable

ReferralAgency: DepartmentofTransportandMainRoads

SiteDetails: 7805BrisbaneValleyHighway,BraemoreQld4313

SiteArea: 163100m²

Zone: OutdoorRecreation

Owners: JosieSheehan

LocalGovernmentArea: SomersetRegionalCouncil

RegionalPlan: SouthEastRegionalPlan2009–2031(UrbanFootprint)

PlanningScheme: SomersetRegionalPlanningScheme

Overlays: OM1-AgriculturalLand

OM3-KoalaConservation

OM4-Bushfire

OM8-HIAManagementArea

OM13-StockRoute

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2.0Introduction

URBANSERVICESQLDhavebeenengagedbyJosieSheehanfromOUTTHERECYCLINGtoprepareanImpactAssessabledevelopmentapplicationtoSomersetRegionalCouncilseekingadevelopmentpermitforaMaterialChangeofUse(MCU)(OutdoorRecreation)at7805BrisbaneValleyHighway,Braemore,Queensland4313,moreformallyknownasLot3RP156173.ThisreportprovidesinformationforassessmentagainsttherelevantState,RegionalandLocalplanningprovisions.

Figure1AerialPhotograph{indicativeboundary}

Source:SomersetRegionalCouncil

3.0SiteCharacteristics

Thesitecontainsvacantlandandwaspreviouslyusedforgrazingpurposes.TheproposeddevelopmentwillbeundertakenonthislotwhichislocatednexttotheBrisbaneValleyHighwayprovidingeasyaccessforanyoneusingthishighway.Thereislimited,sparsevegetationandgrasslandwithadamandanexistingdwellingonsite.Thesitehasaneastwestorientation.

3.1ZoningThesiteislocatedintheruralzone.

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Table1–LandUseZone

Zone MappedLocation

RuralZone

3.2SiteHistoryThesitehashistoricallybeenusedforruralgrazingpurposes.

3.3TopographyThesiteisrelativelyflatandgentlyslopestowardsthehistoricBrisbaneValleyrailtrail.Existingvegetationandstorageshedsonthelotwillnotberemoved.

3.4AccessAccesstothesitewillbeviaBrisbaneValleyHighway.2visitorcarparkingspaceswillalsobeprovidedatprecinct2(workshopandstorageshed}.

3.5CivilServicesThesiteisservicedbyelectricity,accesstoborewaterandonsiteseweragesystem.

3.6EasementsThesitedoesnotcontainanyeasements.

4.0DevelopmentProposal

Theproposeddevelopmentinvolvesthematerialchangeofuseapplicationforaproposedoutdoorrecreation.

Precinct2(Workshop/StorageandTrainingCentre)-Therewillbevehicleandpedestrianaccesstotheworkshop/storageandtrainingcentrewithfour(4)visitorcarparkingspacesprovided.Thesetwoexistingstructureswillbetransformedintothisprecinct.Themountainbikesandsafetyequipmentwillbekeptatthislocationwhennotinuseontheskillsdevelopmentfacility.Thebikeskilltrailwillbelocatedinprecinct2.

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5.0StatutoryPlanning

5.1StatePlanningThisapplicationistobeassessedusingtheimpactassessableprovisionsofthePlanningAct2016.

Thisproposalislocatedwithin25mofastate-controlledroad.ThisapplicationwillbereferredtotheStateDepartmentofTransportandMainRoads.

State-controlledroad

Within25mofastate-controlledroad

5.2RegionalPlanningThedevelopmentproposalislocatedwithintheurbanfootprintundertheSouthEastQueenslandRegionalPlan2009–2031.TheproposeduseisforanoutdoorrecreationandtemporaryaccommodationfacilityandisconsistentwiththeRuralPlanlandusedesignation.

Table4–SouthEastQueenslandRegionalPlan

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RegionalLandUseCategories

MappedLocation

UrbanFootprint

6.0LocalPlanningTheproposeddevelopmenthasbeenassessedagainsttherelevantprovisionsoutlinedintheSomersetRegionalCouncilPlanningScheme.

6.1PlanningSchemeCodesTheproposeddevelopmenthasbeenassessedagainstthefollowingcodes:

• Recreationactivitiescode• Caretaker’sAccommodationCode

6.2PlanningSchemePoliciesTherearenoplanningschemepoliciesapplicabletotheproposeddevelopment.

6.3CodeComplianceTablesTable5-AssessmentagainsttheRecreationActivitiesCode

8.2.12.3AssessmentbenchmarksPartA–AssessmentbenchmarksforassessabledevelopmentTable8.2.12.3–Assessmentbenchmarksforassessabledevelopment

PerformanceOutcomes AcceptableOutcomes ResponseForAssessableDevelopment PO1Thedevelopmentis:(a)highlyaccessibletotheintendedcatchment;(b)inproximitytoothercommunityorrecreationalactivities,wherepracticable;and(c)locatedtoavoidconflictwithincompatiblelanduses.

AO1.1Noacceptableoutcomeprovided.

Complies.

SiteLayoutandDesign PO2Sitelayoutanddesignoptimisespedestrianandvehicularaccessibility.


Complies.

BuiltFormandCharacter

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PO3Buildingsandstructuresareofformandcharacterthatiscommensuratewiththezoneandlocalityinwhichtheactivityislocated.


ThebuildingandstructuresreflectthecharacteroftheintentoftheBrisbaneValleyRailTrail.

ScaleandIntensity PO4Thescaleandintensityoftheactivityiscommensuratewiththezoneandlocalityinwhichtheactivityislocated


Complies.

BuildingArticulation PO5Buildingdesignincorporatesarticulationtoprovidevisualinterest.


Complies.

BuildingMaterials PO6Buildingsandstructuresareconstructedofrobustmaterialsthataregraffitiresistant.


Complies.

EmissionsPO7Usesdonotgenerateoremitnoise,odour,smoke,ashorotherparticulateemissionsthatwouldcauseenvironmentalharmorenvironmentalnuisance.


Complies.

OutdoorLighting PO8Lightingisdesignedinamannertoensureongoingamenityandsafetywhilstensuringsensitivelandusesareprotectedfromundueglareorlightingoverspill.

AO8.1FixedsitelightingcomplieswithAustralianStandardAS4282ControloftheObtrusiveEffectsofOutdoorLighting.AO8.2Outdoorlightingisnotoperatedbetweenthehoursof10pmand6am.

Complies.

HoursofOperation PO9Thehoursofoperationarewithinthereasonableexpectationsofthezoneandlocality.


Hoursofoperationwillbe7daysperweek.

WaterQuality PO10Thedesignandongoingmanagementofoutdoortracksandfacilitiesminimiseserosionandsedimentationanddoesnotadverselyimpactonwaterquality.


Complies.

CPTED PO11Thesitelayoutanddesignincorporate

AO11.1Noacceptableoutcomeproposed.

Compliesandacaretakerwillbeonsiteatalltimes.

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crimepreventionthroughenvironmentaldesign(CPTED)principles.EmergencyAccess PO12Developmentprovidesforemergencymedicaltreatmentorevacuationcommensuratewiththenatureoftheactivity.

AO12.1Thesiteprovidesunobstructedemergencyaccessduringhoursofoperation.

Complies.

8.2.4.3AssessmentbenchmarksPartA–AssessmentbenchmarksforassessabledevelopmentTable

8.2.4.3-Assessmentbenchmarksforassessabledevelopment

PerformanceOutcomes AcceptableOutcomes ResponseForAssessableDevelopment BonaFideUsePO1Thecaretaker’saccommodationisusedforbonafidecaretakingorpropertymanagementpurposes.

AO1.1Thecaretaker’saccommodationisoccupiedbyapersonhavingdirectresponsibilityforthesecurity,maintenanceormanagementofanon-residentialactivityconductedonthesamesite,andifapplicable,thatperson'simmediatefamily.

Complies.

AncillarytoPrimaryUsePO2Thecaretaker’saccommodationisancillarytoanon-residentialactivityonthesamepremises.

AO2.1Thecaretaker’saccommodationisnotestablishedonaseparatelottothenon-residentialactivity.AO2.2Onlyonecaretaker’saccommodationisestablishedonthesite.

AO2.1andAO2.2areapplicable.

Integrationwiththeprincipalnon-residentialusePO3Thecaretaker’saccommodationoperatesasanindependentandself-containeddwelling

AO3.1Thecaretaker’saccommodationisself-contained.Note–Caretakersaccommodationmaybe:(a)aseparatebuildingtothenon-residentialactivity;(b)externalbutdirectlyattachedtothenon-residentialactivity;or(c)locatedwithinthewithinthesamebuildingasthenon-residentialactivity

Complies.

PO4Thedevelopmentisconsistentwiththecharacterofthelocalityandis

Noacceptableoutcomeprovided. Complies.

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visuallycompatiblewiththeprincipalnon-residentialbuildingintermsof:(a)builtform;and(b)materialsandfinishes.OpenSpacePO5Thecaretaker’saccommodationisprovidedwithprivateopenspacethatisuseableandadequatelyscreenedfromthenon-residentialactivitiesonthesite.Privateopenspaceisdirectlyaccessiblefromahabitableroomofthedwelling.

AO5.1Agroundlevelcaretaker’saccommodationisprovidedwithaprivateopenspaceareaofatleast30squaremetresthatisabletocontainacirclewithaminimumdiameterofatleast3metres.Theprivateopenspacehasdirectaccessfromalivingroom.ORAO5.2Privateopenspaceforacaretaker’saccommodationlocatedabovegroundisprovidedintheformofabalconyorbalconieshavingaminimumareaof8squaremetresandaminimumdimensionof2metres.Theprivateopenspacehasdirectaccessfromalivingroom.AO5.3Privateopenspaceissitedandorientatedsothatothernon-residentialactivitiesonthesitedonotdirectlyoverlooktheprivateopenspace.

ComplieswithAO5.3.

ORAO5.4Privateopenspaceisscreenedwheredirectviewisavailableintotheprivateopenspacefromthenon-residentialactivity:(a)forgroundlevelprivateopenspacebyaminimum1.8metreshighsolidscreenfence;and(b)forabovegroundprivateopenspacebylightweightscreeningdevices.

6.4Overlays

6.4.1OM1–AgriculturalLandTheagriculturallandoverlayshowninthismapdemonstratestheproposalofthisdevelopmentensuresthealienation,lossorfragmentationofagriculturallandisavoided.

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Figure1–OM1AgriculturalLandOverlay

6.4.2OM3–KoalaConservation

Inreferencetothebiodiversitycode7.2.3inSomersetRegionalCouncilPlanningScheme,thisdevelopmentproposaldoesnotimpactanyoftheoverlaycodes.

Anydevelopmentisconsistentwiththecodeanddoesnothaveanyadverseimpactsonkoalasandkoalahabitatasthreesiteinspectionshavebeenconductedandnoevidence(scratchmarksontrees,droppings)ofkoalasinthisvicinity.

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Figure2-OM3-KoalaConservationOverlay

6.4.3OM4–Bushfire

TheproposeddevelopmentwilladheretotheBushfireHazardOverlayCodebutisnotinanareaatriskwithbushfirehazardveryminimisedrisktopeopleorproperty.

Figure3-OM4-BushfireHazardOverlay

6.4.4OM8–HighImpactActivitiesManagement

TheproposeddevelopmentdoesnotimpactthedesiredfuturesettlementpatternforSomersetRegioninregardtothehighimpactactivitiesmanagementareaoverlaycode.

Figure4-OM8-HIAManagementOverlay

6.4.5OM13–StockRoute

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ThelocationofthissitedoesnotimpactthestockroutemanagementoverlaycodeasshowninFigure5.Thisensuresthefunctionofthestockroutenetworkismaintained.

Figure5-OM13-StockRouteOverlay

7.0Conclusion

Theproposeddevelopmentisconsistentwithstate,regionalandlocalplanninginstruments.TheproposalisconsistentwiththespecificoutcomesoutlinedintherelevantcodesundertheschemeandisthereforerecommendedforapprovalbytheSomersetRegionalCouncilsubjecttoreasonableandrelevantconditions.

8.0SupportingDocuments

DAForm1

SiteplanandElevationsperformedbyKingsArchitects

LandOwnersConsent