Development Application for Reconfiguring a Lot – (1 Urban Residential Lot into 2 Urban Residential Lots) Prepared for Luke Hinchey
Lot 22 on RP714454
82 Bannister Street, South Mackay May 2013
2013
Development Planning and Approvals Mackay and Whitsundays, Queensland Australia
07 4944 1008
Ref#: DPA-0447 2 May-13
Document Control Date Parenthood Authorised for Issue
Author Reviewer Signature Status
May 2013 Justin Peel
A
A – Approval B – Building Approval C - Construction
T- For Tender X - Information R- Revision
Revision Date Amendments Made Initial
A May
2013
Nil JP
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Approvals.
Copyright in the whole and every part of this document belongs to Development Planning and Approvals
and may not be used, sold, transferred, copied or reproduced in whole or in part in any manner or form or
in or on any media to any person without the prior written consent of Development Planning and
Approvals.
Ref#: DPA-0447 3 May-13
Table of Contents
TABLE OF CONTENTS 3
1. EXECUTIVE SUMMARY 5
1.1 SITE DETAILS AND LOCATION 5
1.2 PROPOSAL AND APPLICANT DETAILS 6
1.3 ASSESSMENT SUMMARY 7
1.4 SUPPORTING INFORMATION 9
2. INTRODUCTION 10
3. SITE CHARACTERISTICS 11
4. REGULATORY FRAMEWORK 14
4.1 STATE PLANNING REGULATORY PROVISIONS 14
4.2 REGIONAL PLAN 14
4.3 STATE PLANNING POLICIES 14
4.4 LOCAL GOVERNMENT PLANNING SCHEME 14
5. COMPLIANCE STATEMENTS 16
5.1 STATE PLANNING REGULATORY PROVISIONS 16
5.2 REGIONAL PLAN 16
5.3 STATE PLANNING POLICIES 16
5.4 LOCAL GOVERNMENT PLANNING SCHEME 19
6. SERVICES AND INFRASTRUCTURE 27
7. CONCLUSION AND RECOMMENDATIONS 29
APPENDIX A: 30
IDAS FORMS 30
APPENDIX B: 31
CERTIFICATE OF TITLE 31
Ref#: DPA-0447 4 May-13
APPENDIX C: 32
PLANS OF PROPOSED DEVELOPMENT 32
APPENDIX D: 33
COASTAL MAPS 33
APPENDIX E: 34
SITE SURVEY 34
APPENDIX F: 35
Q100 FLOOD LEVEL ADVICE 35
APPENDIX G: 36
AS CONSTRUCTED PLANS 36
APPENDIX H: 37
STORMWATER DETENTION CALCULATIONS 37
Ref#: DPA-0447 5 May-13
1. Executive Summary
1.1 Site Details and Location
Table 1: Site Details
Address:
82 Bannister Street, South Mackay Qld 4740
Real Property Description:
Lot 22 on RP714454
Registered Owners(s):
Prosperhuck Pty Ltd
Parish:
Howard
County:
Carlisle
Site Area:
809m2
Existing Use:
Single Dwelling House
Existing Gross Floor Area:
Approx 168m2
Source: MiMaps
Figure 1: Locality Plan
SUBJECT
SITE
Ref#: DPA-0447 6 May-13
1.2 Proposal and Applicant Details
Table 2: Proposal Details
Project Description:
Subdivision of 1 lot into 2 lots
Planning Scheme Definition:
Reconfiguring a Lot
Proposal:
1 lot into 2 lots
Approval Sought:
Development Permit
Applicant:
Luke Hinchey
Method of Lodgement:
Electronic (Smart EDA)
Development Consultant:
Development Planning and Approvals
Contact Person:
Justin Peel
Phone:
(07) 4944 1008
Fax:
(07) 4953 0443
Mobile:
0409341010
Email:
Address for Correspondence:
PO Box 4499, Mackay South Qld 4740
Our Reference:
DPA-0447
Ref#: DPA-0447 7 May-13
1.3 Assessment Summary
Table 3: Assessment Criteria
a) State Planning Regulatory Provisions Compliant
Region: Mackay, Isaac and Whitsunday
Regulatory Provisions: Mackay, Isaac and Whitsunday State Planning
Regulatory Provisions (lapsed 11th
July 2012)
N/A
Draft Coastal Protection State Planning
Regulatory Provisions
N/A
b) Regional Plan Compliant
Plan: Mackay, Isaac and Whitsunday Regional Plan Yes
Status: Final
Commencement Date: May 2011 (draft) Feb 8 2012 Final
Reflected in the applicable
Planning Scheme:
No
Land Use Designation: Provisions have lapsed N/A
c) State Planning Policies Reflected in
the Planning
Scheme:
Applicable Compliant
SPP 1/92: Development and the Conservation
of Agricultural Land
Yes No N/A
SPP 1/02: Development in the Vicinity of
Certain Airports and Aviation Facilities
Yes No N/A
SPP 2/02: Planning and Managing
Development Involving Acid Sulfate Soils
Yes No N/A
SPP 1/03: Mitigating the Adverse Impacts of
Flood, Bushfire and Landslide.
Yes No N/A
SPP 1/07: Housing and Residential
Development.
No No N/A
SPP 2/07: Protection of Extractive Resources No No N/A
SPP 2/10: South East Queensland Koala
Conservation
No No N/A
SPP 3/10: Acceleration of Compliance
Assessment
No No (flood
overlay)
N/A
SPP 4/10: Healthy Waters No No N/A
SPP 5/10: Air, Noise and Hazardous
Materials
No No N/A
SPP 3/11: Coastal Protection (under review
and currently replaced by the Draft Coastal
Protection State Planning Regulatory
Provision dated 8th
October 2012)
N/A N/A N/A
SPP4/11: Protecting wetlands of high
ecological significance in Barrier Reef
Catchments
No No N/A
SPP 1/12: Protection of Queensland’s
strategic cropping land
No No N/A
Ref#: DPA-0447 8 May-13
SPP 2/12: Temporary SPP “Planning for
Prosperity”
No Yes N/A
d) Any other applicable Codes Relevant Compliant
- A temporary local planning instrument N/A N/A
- A Preliminary Approval to which section 242 of SPA applies N/A N/A
- A master plan N/A N/A
- A structure plan N/A N/A
- A Planning Scheme See below See below
e) Mackay Consolidated Planning Scheme 2006 Compliant
Locality: Frame Yes
Precinct: Pioneer River (urban) N/A
Zone: Urban Residential Yes
Applicable Overlays: Flood and Inundation Yes
Applicable Codes: Reconfiguring a Lot Code,
Environment and
Infrastructure Code
Yes
f) Applicable Referral Agencies Compliant
Nil
1.3.1 Assessment Process
Under the provisions of the applicable planning instruments, the proposal is subject to
Code Assessment. Public notification of the application is not required. Mackay
Regional Council will act as Assessment Manager.
1.3.2 Recommendations
Sections 4 to 6 of this report provide more detailed assessment summaries against
applicable codes. These summaries indicate the proposal is consistent with relevant
planning legislation. It is thus recommended a Development Permit be issued to
reasonable and relevant conditions. Some Conditions that may be relevant to the
applications could include:
Any dwelling to be constructed should have a minimum floor level of 6.2m
AHD – no MCU will be required provided this is complied with.
Ref#: DPA-0447 9 May-13
1.4 Supporting Information
Section 260 of the Sustainable Planning Act 2009 outlines application requirements for
a proposal to be considered Properly Made. In this case the proposed Reconfiguration
of a Lot application requires the following supporting information:
IDAS Form 1
IDAS Form 7
Owners Consent Declaration
Appropriate Council Fee
The location and site area of the land to which the development applies
North points
Boundaries of the land
Road frontages and names
Location of existing buildings
Lot layouts
Existing and proposed access points
Existing and proposed parking areas
The final intended use of the lots
Proposed easements
Matters that were not relevant to the application include:
Drainage features on the land
Existing easements
The location of any proposed retaining walls
The location of any proposed parkland.
The location of any stormwater detention (to be finalised with Operational
Works applications).
It is thus considered that all relevant information has been provided. Due to the layout
of electronic forms DP&A is unable to mark items as irrelevant or not applicable to the
application. This discussion is intended to supplement the forms and assist the
assessment manager in making a properly made judgment.
It is noted that the application does not involve a resource entitlement.
Ref#: DPA-0447 10 May-13
2. Introduction
Development Planning and Approvals have been commissioned by Luke Hinchey (the
applicant) to prepare and lodge a development application for a 2 lot subdivision. It is
proposed to retain an existing house and create a new rear access lot at 82 Bannister
Street, South Mackay. Detailed proposal plans are viewable within Appendix C of this
report, an extract of which is provided below:
Figure 2: Proposed Development
Development applications in Queensland are currently made and assessed under the
provisions of the Sustainable Planning Act 2009. The development is proposed within
the Mackay, Isaac and Whitsunday Regional Planning Region. The development site is
located within the Mackay Regional Council district governed by the Mackay City
Planning Scheme 2006 (now consolidated). The proposed development is defined as a
“Reconfiguring a Lot” by the applicable local planning instrument. As the site is
affected by the Flood and Inundation Overlay Code, compliance assessment in
accordance with SPP3/10 is not possible.
A review of the assessment tables in both the Mackay Frame Locality Code Flood and
Inundation Overlay Code indicates the proposal is CODE ASSESSABLE. There will
be no referral agencies triggered by the development proposal and Mackay Regional
Council will act as Assessment Manager.
All required information as outlined in section 260 of the Sustainable Planning Act
2009 has been provided to facilitate assessment of the development proposal.
Ref#: DPA-0447 11 May-13
3. Site Characteristics
Location The locality plan in Figure 1 shows the site is located just off Milton Street in South
Mackay, approximately 200m north of South’s Leagues Club.
Dimensions The allotment is rectangular with width of 20.117m and depth of 40.234m (1 chain x 2
chain). This equates to a site area of 809m2.
Easements There are currently no easements registered on the property (see Appendix B).
Topography The site survey within Appendix E indicates the block is very flat.
Vegetation The only vegetation on site area two large introduced trees, 1 a large mango tree that
will likely be removed.
Site History The title was created in 1955 and has been used for a single dwelling for many years.
Surrounding Land Uses Low density residential uses predominate surrounding the allotment, with some rear of
lot redevelopment taking place in the suburb. There are also recreation uses located to
the south and west and schools to the north and east.
Surrounding Road Hierarchy Bannister Street Access Street
Site Hydrology The site is basically flat. Roofwater discharges to the kerb and channel in Bannister
Street. Surface flows are directed to Bannister street via a shallow, informal drain on
the eastern boundary (see site survey in Appendix E).
Land Contamination The site is not listed on either the contaminated land register (CLR) or environmental
management register (EMR) administered by the Department of Environment and
Resource Management.
Cultural Heritage and Native Title The area has experience significant disturbance over many years. Due to the limited
excavation proposed on site the likelihood of an indigenous cultural heritage find
occurring during development works is remote.
Ref#: DPA-0447 12 May-13
Rear yard
Existing dwelling and proposed rear lot access location
Ref#: DPA-0447 13 May-13
Existing driveway and dwelling
Aerial photo of site (Mimaps)
Figure 3: Photographs of site
Ref#: DPA-0447 14 May-13
4. Regulatory Framework
Development assessment in Queensland is conducted under the provisions of the
Sustainable Planning Act (SPA) via the Integrated Development Assessment System
(IDAS). Development should prove consistent with a number of statutory planning
tools including Stage Planning Regulatory Provisions, Regional Plans, State Planning
Policies and Local Government Planning Schemes.
4.1 State Planning Regulatory Provisions
The Mackay, Isaac and Whitsunday State Planning Regulatory Provisions 2012 ceased
to have effect on 11th
July 2012 and thus no assessment is warranted.
The draft Coastal Protection SPRP took effect on 8th
October 2012 and has effect for 12
months. The draft SPRP applies to all local government areas in Queensland that
contain areas within the coastal zone.
4.2 Regional Plan
The Mackay, Isaac and Whitsunday Regional Plan (the Regional Plan) is a statutory
instrument under the Statutory Instruments Act 1992. The effect of the Regional Plan is
established under Chapter 2, Part 3 of SPA. The Regional Plan establishes a range of
Desired Regional Outcomes (DROs) to achieve the vision and strategic directions for
the region. The Regional Plan is the state government’s proposed 20 year land use plan
for the region.
An assessment of compliance of the development proposal with the Regional Plan is
provided within section 5.2 of this report.
4.3 State Planning Policies
State Planning Polices (SPPs) are made under SPA and are used to advance the purpose
of the Act. Generally the policies reflect a matter of State Interest.
A compliance assessment of the proposal against current SPPs is provided within
section 5.3 of this report.
4.4 Local Government Planning Scheme
In accordance with the SPA, the Local Government for any region must prepare a
planning scheme as a framework for managing development in a way that advances the
purposes of the SPA by:
Ref#: DPA-0447 15 May-13
(a) identifying assessable and self-assessable development; and
(b) identifying outcomes sought to be achieved in the local government area as
the context for assessing development.
The planning scheme functions as part of IDAS and must be read together with the SPA
and the Sustainable Planning Regulation.
An assessment of compliance of the development proposal with the local government
planning scheme is provided within section 5.4 of this report.
Ref#: DPA-0447 16 May-13
5. Compliance Statements
5.1 State Planning Regulatory Provisions
The draft Coastal Protection SPRP took effect on 8th
October 2012 and has effect for 12
months. The draft SPRP applies to all local government areas in Queensland that
contain areas within the coastal zone. In terms of development assessment, the SPRP
applies to:
Impact assessable development in a coastal management district
A master plan application
The development site is not within a coastal management district so these provisions
are not applicable.
5.2 Regional Plan
The Regional Plan is structured around eight core themes for managing growth and
development in the region. These themes are defined by the Desired Regional
Outcomes (DROs) for the region. The DROs consist of principles, policies and
programs and non-statutory notes assist in the interpretation of the DROs. The proposed
1 into 2 lot subdivision generally supports the DROs by consolidating the existing
urban form in an appropriate location and making efficient use of existing
infrastructure.
5.3 State Planning Policies
SPP 1/92: Development and the Conservation of Agricultural Land This policy has been considered to be appropriately reflected within the applicable local
government planning scheme and thus does not require further assessment.
SPP 1/02: Development in the Vicinity of Certain Airports and Aviation Facilities This policy has been considered to be appropriately reflected within the applicable local
government planning scheme and thus does not require further assessment.
SPP 2/02: Planning and Managing Development Involving Acid Sulfate Soils This policy has been considered to be appropriately reflected within the applicable local
government planning scheme and thus does not require further assessment.
SPP 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide.
Ref#: DPA-0447 17 May-13
This policy has been considered to be appropriately reflected within the applicable local
government planning scheme and thus does not require further assessment.
SPP 1/07: Housing and Residential Development. This policy relates to the compilation of Planning Schemes and has no impact upon
development assessment.
SPP 2/07: Protection of Extractive Resources Not relevant
SPP 2/10: South East Queensland Koala Conservation Not relevant
SPP 3/10: Acceleration of Compliance Assessment Not relevant (an overlay code applies to the site)
SPP 4/10: Healthy Waters The policy is aimed at mitigating the risks to water quality and waterway health from
urban stormwater and waste water management when making decisions about new
development. For stormwater management and management of new or expanded non-
tidal artificial waterways, the policy applies to development that is:
a. material change of use for urban purposes that involves
i. greater than 2500 m2 of land; or
ii. 6 or more additional dwellings; or
b. reconfiguring a lot for urban purposes that
i. would result in 6 or more residential allotments or that provides for 6 or
more dwellings; or
ii. involves greater than 2500 m2 of land and results in an increased number
of lots; or
iii. is associated with operational work disturbing greater than 2500 m2 of
land; or
c. operational work for urban purposes that involves
i. disturbing greater than 2500 m2 of land.
The site area is only 809m2 so this policy is not triggered. Only 2 dwellings are
proposed.
SPP 5/10: Air, Noise and Hazardous Materials The Policy applies to assessable development under Schedule 3, Part 1 of the
Sustainable Planning Regulation 2009, a local planning instrument or a state planning
regulatory provision:
if the proposed development is a reconfiguration of a lot, or a material change of
use, for the purpose of a sensitive land use, and
if any part of the proposed development is situated in a management area in
Schedule 5 of this policy.
Ref#: DPA-0447 18 May-13
The Material Change of Use is not proposed within the Paget Management Area so this
policy is not triggered.
SPP 3/11: Coastal Protection
This policy has now lapsed.
SPP 4/11: Protecting wetlands of high ecological significance in Great Barrier Reef catchments The SPP applies to assessable development under Schedule 3, Part 1 of the Sustainable
Planning Regulation 2009, a planning scheme, or a State planning regulatory provision,
if the development is:
Making a material change of use of premises that—
(a) is not for a domestic housing activity; and
(b) any part of the land is situated in a Great Barrier Reef wetland
protection area; and
(c) involves operational works as described in section 2.6.3 of this policy.
Reconfiguring a lot if—
(a) any part of the land is situated in a Great Barrier Reef wetland
protection area; and
(b) the reconfiguration results in more than 6 lots, or if any of the resulting
lots is less than 5 hectares; and
(c) the reconfiguration involves operational work as described in section
2.6.3 of this policy.
Operational work that is high impact earthworks in a Great Barrier Reef wetland
protection area, other than operational work for a domestic housing activity.
The reconfiguration of a lot is for only 2 lots so this policy will not apply.
SPP 1/12: Protection of Queensland’s strategic cropping land (SCL) Area to which the State Planning Policy applies
(a) land that is recorded in the decision register under the Strategic Cropping Land
Act 2011 as being SCL
(b) land shown on the SCL trigger map as being potential SCL.
Area to which the State Planning Policy does not apply
(a) development proposed on SCL or potential SCL in an urban area
(b) development proposed on SCL or potential SCL in an area described as an
urban footprint under a statutory regional plan or state planning regulatory
provision
(c) development proposed on SCL or potential SCL in an area zoned under a
planning scheme for rural residential or future rural residential purposes
(d) land identified as a key resource area under State Planning Policy 2/07:
Protection of Extractive Resources
(e) strategic port land under the Transport Infrastructure Act 1994
(f) an area outside of an SCL zone.
The site is within an urban area so this policy is not triggered.
Ref#: DPA-0447 19 May-13
5.4 Local Government Planning Scheme
The development site is located within the Mackay Regional Council district governed
by the Mackay City Planning Scheme 2006 (now consolidated).The proposed
Reconfiguration of a Lot is Code Assessable and triggers assessment against the
following Codes within the Mackay Regional Planning Scheme:
Mackay Frame Locality Code
Urban Residential Zone Code
Reconfiguration of a Lot Code
Environment and Infrastructure Code
Due to the structure of the Planning Scheme, compliance with the Code is achieved
when development is consistent with the Specific Outcomes contained therein. It is
intended that the following assessment summaries be read in conjunction with the
relevant section of the Planning Scheme, with pre-fixes referencing the Specific
Outcomes within the relevant Code.
5.4.1 Mackay Frame Locality Code
P1 Not Relevant
The development does not involve any commercial components.
P2 Specific Outcome Satisfied
The proposed residential subdivision is located appropriately within the Urban
Residential Zone.
P3 Not Relevant
The proposed development does not involve a tourist activity
P4 Not Relevant
The proposed development is not proximate to industrial areas or incompatible
land uses.
P5 Specific Outcome Satisfied
The lot reconfiguration has access to formed roads without requiring any new
road construction. No new pedestrian or cycle-ways are warranted.
P6 Not Relevant
The proposed development is not proximate to rail transport corridors.
P7 Not Relevant
The proposal does not involve works within rail corridors.
P8 Not Relevant
The proposal will have no impact upon the network of cane tramways within the
urban area.
Ref#: DPA-0447 20 May-13
P9 Specific Outcome Satisfied
The proposed two lot subdivision has ready access to required services (see
Appendix C and section 6 for more detailed discussion).
P10 Not Relevant
The land is not proximate to the Bruce Highway
P11 Not Relevant
The site is not proximate to the future Port Access corridor
P12 Not Relevant
The development is not proposed on port land or similar.
P13 Not Relevant
The proposed subdivision will have little or no impact on major transport routes.
P14 Not Relevant
The proposed subdivision will not encroach upon existing areas of open space.
P15 Not Relevant
The proposed subdivision will not encroach upon existing areas of open space.
Summary The proposed 2 lot subdivision is consistent with Mackay Frame Locality Code.
5.4.2 Urban Residential Zone Code
P1 Not Relevant
The development is not proposed proximate to coastal areas.
P2 Specific Outcome Satisfied
The proposed residential subdivision creates two lots at a density above 1 /
300m2.
P3 Not Relevant
The proposed development is not proximate to any major roads, highways or
rail lines.
P4 Acceptable Solution Provided
The proposed development is located on land zoned Urban Residential and has
ready access to the full range of urban infrastructure.
P5 Specific Outcome Satisfied
The proposal does not involve non-residential activities.
P6 Not Relevant
The proposed development is not Rural Residential in nature.
Ref#: DPA-0447 21 May-13
P7 Not Relevant
The scale of the development does not warrant construction of a network of
Open Spaces.
Summary The proposed 2 lot subdivision is consistent with the relevant Specific Outcomes within
the Urban Residential Zone Code.
5.4.3 Reconfiguration of a Lot Code
Overall Design P1 Specific Outcome Satisfied
The proposed subdivision is consistent with the intent of the land use
designation and locality code. It is also consistent with the strategic direction of
consolidation within Mackay.
Lot Areas and Dimensions P1 Specific Outcome Satisfied
The proposed allotment layout takes into account the physical characteristics of
the site as well as the location of existing services. The sewer extension has
been proposed along the western boundary in order to maximize the building
envelope for the rear lot.
P2 Battleaxe lot Proposed
Both lots have areas well in excess of 300m2. The frontage of the rear access lot
complies with the 5m requirement for this specific style of lot.
P3 Not Relevant
The proposed subdivision is not within the Rural Zone.
P4 Specific Outcome Satisfied
The proposed lots are not irregular in shape and can readily accommodate both
existing and proposed dwellings.
P5 Specific Outcome Satisfied
The proposal creates only 1 additional allotment. The lot handle is 5m wide and
has a 1m wide landscaping strip on each side for the entire length. The rear lot
area without the access handle still exceeds 300m2.
Small Lots in the Urban Residential Zone These provisions have effectively been usurped by changes to the Sustainable Planning
Regulation and thus no assessment will be provided.
Road Layout and Design
Both lots have frontage to an existing formed road. Existing and proposed access points
do not conflict with existing infrastructure.
Open Space Requirements
Ref#: DPA-0447 22 May-13
The scale of development does not warrant provision of areas of open space.
Community Title Not relevant
Infill Development The proposed subdivision is consistent with the amenity of the area and provides for a
natural progression towards medium density development as encourage by the regional
plan and residential densities strategy.
Summary The proposed lot reconfiguration is consistent with relevant Specific Outcomes within
the Reconfiguration of a Lot Code.
5.4.4 Environment and Infrastructure Code
Infrastructure
P1 Acceptable Solution Provided
The site has access to the full range of urban services. Only minor extensions to
existing external infrastructure networks should be required to service the
proposed development.
P2 Not relevant
Parkland contributions no longer apply.
P3 Acceptable Solution Provided
Water supply is available to the site via a minor extension to infrastructure
within Bannister Street.
P4 Acceptable Solution Provided
The development will connect to Council’s reticulated sewerage system as
depicted on plans within Appendix C.
P5 Acceptable Solution Provided
The site is NOT considered “High Risk” as defined within the Engineering
Design Guidelines in relation to stormwater quality. As such, no modeling of
the site is required. Stormwater from lots will be conveyed to external
infrastructure via roof-water connections and overland flow.
P6 Acceptable Solution Provided
Kerb and channel has already been provided to the site. A new driveway
crossover will be cut into the existing kerb and channel.
P7 Acceptable Solution Provided
No road construction is proposed within the development.
P8 Acceptable Solution Provided
Ref#: DPA-0447 23 May-13
No major drainage works are proposed to facilitate the development. The site
will be free draining and connected to the stormwater infrastructure within
Bannister Street.
P9 Acceptable Solution Provided
No street lighting or signage will be required to support the development.
P10 Acceptable Solution Provided
Only minor extensions to existing infrastructure will be required to service the
development. Infrastructure Charges will be applicable for the additional
allotment.
P11 Acceptable Solution Provided
Each allotment has adequate frontage to adjoining roads to allow for the
construction of future property accesses.
Environmental Amenity
P1 Specific Outcome Satisfied
Lighting of the development is unlikely to impact adversely upon the
surrounding residents or native fauna. Only residential house lighting is
proposed.
P2 Acceptable Solution Provided
The proposed reconfiguration of a lot will not result in shadows being cast on
adjoining properties.
P3 Acceptable Solution Provided
Future buildings will not be proximate to cane tramlines.
P4 Specific Outcome Provided
Existing buildings have appropriate setbacks
Noise and Vibration Management
P1 Specific Outcome Satisfied
The proposed subdivision should not cause nuisance noise or vibration.
P2 Specific Outcome Satisfied
The premises are not likely to generate nuisance noise.
P3 Specific Outcome Satisfied
The proposed development is not adjacent to major transport corridors.
Air Quality
P1 Specific Outcome Satisfied
The proposed development is not expected to generate nuisance or dangerous
air emissions.
Flooding
P1 Acceptable Solution Provided
Ref#: DPA-0447 24 May-13
DFE advice was provided by Mackay Regional Council prior to lodgment of
this application and is attached as Appendix F. The flood level is considered to
be 5.9m AHD and thus any building floor level would need to be 6.2m AHD.
The existing dwelling has a floor level of 6.49m AHD and any new residence on
the rear lot would require a minimum floor level of 6.2m AHD. This can be
conditioned if necessary.
P2 Specific Outcome Satisfied
The dwellings will not be flood prone due to the adoption of floor levels 300mm
above the DFE for the site.
P3 Specific Outcome Satisfied
The floor level required is only 450mm above the existing ground level so
minimal filling of the proposed rear access lots will be required.
P4 Not Relevant
Storage of hazardous materials is not being proposed.
P5 Specific Outcome Satisfied
The site is not near the foreshore and thus should not experience additional
impacts due to cyclonic hazards.
P6 Not Relevant
Flood limits have been identified for the site.
Water Quality
P1 Specific Outcome Satisfied
It is unlikely the proposed development would have a material impact upon the
city’s waterways or potable water supply.
P2 Specific Outcome Satisfied
Surface flows on site will be directed to road frontage via overland flow as is
standard practice in a residential environment.
P3 Specific Outcome Satisfied
The development should have little to no impact on groundwater quality or
levels.
P4 Specific Outcome Satisfied
Nutrient and flow conditions are unlikely to be substantially changed from
existing conditions. The development is considered “Low Risk” and is quite a
distance from the nearest local stream or coastal area.
P5 Specific Outcome Satisfied
Erosion and sediment control notes will be placed on plans for the construction
phase. Only a very minor amount of earthworks will be required to facilitate the
development.
Erosion and Sediment Control
Ref#: DPA-0447 25 May-13
P1 Acceptable Solution Provided
Very little disturbance is likely to occur on site. Erosion and sediment control
notes on plans comply with Council Guidelines.
P2 Specific Outcome Satisfied
The extent and nature of works do not warrant a staged rehabilitation program.
Coastal Management
P1 Specific Outcome Satisfied
The proposed development is not near coastal areas.
Erosion Prone Areas
P1 Specific Outcome Satisfied
The proposed development is not within an identified erosion prone area.
P2 Specific Outcome Satisfied
Not relevant
High Impact Activity Areas
P1 Specific Outcome Satisfied
The proposed development is not located adjacent to any identified High Impact
Activities.
P2 Specific Outcome Satisfied
Not relevant
Landscaping and Fencing
P1 Acceptable Solution Provided
A 1m wide landscaping strip to the full length of the access handle has been
provided as is standard for this form of development.
P2 Not relevant
No landscaping is proposed proximate to overhead electricity infrastructure.
P3 Not relevant
The application for Reconfiguration of a Lot does not warrant landscaping to
road frontages. It will only impede future access arrangements.
P4 Specific Outcome Satisfied
The site is already full fenced with standard residential fencing as appropriate to
this intensity of development (refer to site photos in Figure 3). A new fence has
been designated to separate the two new lots.
P5 Not relevant
Applies to commercial buildings.
P6 Not relevant
Applies to commercial buildings.
Ref#: DPA-0447 26 May-13
P7 Not relevant
Applies to commercial buildings.
P8 Not relevant
No outdoor parking areas are proposed.
P9 Specific Outcome Satisfied
A 1m wide landscaping strip to the full length of the access handle has been
provided as is standard for this form of development.
P10 Not relevant
There is no ‘natural’ vegetation on the site.
Community Safety Design Principles
Most of these provisions relate to building works and do not apply to subdivision
design or single dwelling houses.
Constructed Lakes
Not relevant
Summary
There are numerous Specific Outcomes within this Code which are of little relevance to
the proposed development. The proposal is however consistent with all Specific
Outcomes relevant to the proposal, except for the requirements for a 2m landscaping
strip. This is generally not applied for lot reconfiguration proposals.
Ref#: DPA-0447 27 May-13
6. Services and Infrastructure
Site Access
A new driveway invert crossover and 3m wide access driveway is proposed to service
lot 2. Lot 1 will continue to be serviced by the existing driveways and parking
arrangements on site.
Allotment Earthworks
It is not intended to complete any significant earthworks within proposed lot 1.
The eastern section of proposed lot 2 currently falls to the informal swale drain within
the adjoining lot. Some minor filling may be required along this boundary to direct
overland flows to the proposed driveway. Levels are currently 5.6m AHD and would
likely be raised to 5.8m AHD. A small retaining sleeper along the existing fence would
be all that is required to retain this fill.
Stormwater Runoff
The legal and practical point of discharge is considered to be Council’s stormwater
infrastructure within Bannister Street. The existing drainage arrangements will be
retained for proposed lot 1 (roofwater to kerb and channel).
As the development has the potential to increase the impervious area of the site,
stormwater runoff will likely be increased. To mitigate any potential impacts of this
increase of downstream infrastructure, detention is being proposed on site. The
calculations within Appendix H indicate that 6,000L should be provided to mitigate the
critical storm event. This will likely be done in the form of an above ground tank or
tanks connected to the existing dwelling or future dwelling on Lot 2.
As the area is very flat and there are no pits in front of the site, overland flow is
intended to be conveyed to Bannister Street via the proposed driveway. A shallow
invert should be provided for the length of this driveway to accommodate stormwater
flows. Roofwater pipes will extend from the new dwelling to the kerb and channel.
These should be constructed and capped at the head of the proposed driveway at
subdivision stage to avoid future disturbance of landscaping areas.
Water Reticulation
There is a 150mm on the southern side of Bannister Street. Drawing A1-21788C within
Appendix G shows that a 32mm diameter water service already exists to the existing
meter in the centre of 82 Bannister Street. A second tapping band and house connection
should be provided with a meter placed within the proposed access handle of proposed
lot 2.
Sewerage Services
There is an existing main in the rear of the existing lot. Plan B 0725 within Appendix G
provides the locations of existing house drains in the area. The existing jump up service
is intended to be retained and capped to service proposed lot 2. Existing house drains
through proposed lot 2 are to be removed.
Ref#: DPA-0447 28 May-13
A new main and manhole has been proposed along the western boundary of the site to
service proposed lot 1 efficiently. This main also has the ability to service Lot 1 on
RP718001. The house drains to this house currently go through adjoining lot 2 on
RP718001 and connects to the existing manhole within this lot. Redirection of this
house drain does not form part of this proposal but a stub has been provided for future
connection.
It is noted that manholes are currently proposed. If Iplex Ezipits or similar are preferred
please make this a condition of approval.
Three meter sewerage easements have been provided over both the existing and
proposed sewerage mains.
Power and Telecommunications
Overhead power and underground Telstra facilities exist on the northern side of
Bannister Street. Minor alterations to the existing network should be all that is required
to service the proposed new lot. Existing services will likely be retained to the existing
dwelling.
Ref#: DPA-0447 29 May-13
7. Conclusion and Recommendations
Sections 4 to 6 of this report provide more detailed assessment summaries against
applicable codes. These summaries indicate the proposal is consistent with relevant
planning legislation. It is thus recommended a Development Permit be issued to
reasonable and relevant conditions.
Justin Peel
Director: DP&A