draft redlands planning scheme...workshop 01 item no.: 01.01 urban footprint and population growth...

redlands... future

Draft Redlands Planning Scheme

Submission Review ReportsAugust 2005

4063

Workshop 1

REVIEW OF DRAFT REDLANDS PLANNING SCHEME SUBMISSIONS

WORKSHOP 01

Item No.: 01.01 Urban Footprint and Population Growth

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

Comments relating to objections are presented, followed by those supporting expansion of the urban footprint. Object to expansion of the urban footprint, as exhibited in the draft scheme.

“Expanding the urban footprint directly opposes the wishes of the vast majority of the community.” Grounds for Objections - See below.

Refer to Annexure -

Table 1 =

2166 objections.

Table 2 =

805 - objections or support not

differentiated. Support = 9

179:59 995:2010

1041:2000 1071:1994 5083:8431 5105:7278 5119:7678 5156:9114 5313:8516

Total Sub:

2980

A large number of submissions were received relating to the following key topics - • Expansion of the Urban Footprint; • Population Growth; • Growth Management in General. For the purposes of the review process submissions related on these topics are collectively addressed. It should be noted that many submissions contained extensive general discussion along with scientific, historical and theoretical information related to these topics. The full detail of this information is not able to be provided in this summary. In addition, a number of submissions, in support and objecting to expansion of the urban footprint, were received over a number of localities. Discussion on these locations are included in individual Items including - • Item 1.2 - Employment Investigation Areas, • Item 1.3 - South East Thornlands– Emerging

Urban Community Zone, • Item 1.5 - Double Jump/Bunker Road Investigation

Area; • Item 1.6 - Thornlands Investigation Area, • Item 1.7 - Bunker Road, Victoria Point, • Item 1.8 - Worthing and Kingfisher Roads, Victoria

Officers’ Recommendation 1. That the submitters’ comments be

noted. 2. That reference is made to the

recommendations to the following Items, among others - • 1.2 - Employment Investigation

Areas, • 1.3 - South East Thornlands–

Emerging Urban Community Zone,

• 1.5 - Double Jump/Bunker Road Investigation Area;

• 1.6 - Thornlands Investigation Area,

• 1.7 - Bunker Road, Victoria Point,

• 1.8 - Worthing and Kingfisher Roads, Victoria Point,

• 1.9 - Emerging Urban Community Zone - Various Matters,

• 1.10 - Investigation Zone – Southern Redland Bay.




1. Population Growth In general submitter views to population growth were interrelated with ‘real versus market driven growth’ and the Redlands ability to sustain increased growth while maintaining quality life for residents and environmental values. Comments varied from the need for incremental growth, reducing annual growth rates to the national average of 1.7 percent, rather than the 2.6 percent anticipated in the Shire to cap the population. Some comments include - • “Small increases over time in a managed way

is preferable”. • “Population growth should be managed with a

view to slowing the pace of growth.” • “Current unabated growth in SEQ and the

Redlands spells disaster.” • “For the good of all growth must be more firmly

controlled to a rate which can be confidently supported by the resources available in the Redlands.”

• “Determine what population level could

Point, • Item 1.9 - Emerging Urban Community Zone -

Various Matters, • Item 1.10 - Investigation Zone – Southern Redland

Bay. 1. Population Growth Redlands is part of a high growth region within Australia and will continue to experience the pressures faced by the SEQ region in accommodating the predicted level of population growth over the next 20 years. Redland Shire Council has worked in partnership with various State Government departments to establish a population growth model that is sustainable for the Shire and the SEQ Region. This has included direct input into the - • Broadhectare analysis and population projections

with the Population Information Forecasting Unit (PIFU); and

• Office of Urban Management in relation to the draft and adopted South East Queensland Regional Plan 2005 - 2026.

Both of these agencies are integrated into the Department of Local Government, Planning, Sport and Recreation and are the chief contacts for Redland Shire in relation to long term land use planning and

Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendations accepted with further discussion as individual Items are presented. Council Decision Workshop Recommendation adopted.




realistically be achieved and sustained before zoning land for urban development.”

• “Cap the population like other places have done.”

• “Cap the population and notify the State accordingly.”

There where real concerns that the impacts of growth and the change that growth brought were not being fully addressed in the draft scheme. Comments included - • “Carrying capacity should be used as a basis

for determining the extent and type of development that is appropriate.”

• “There is a need for clear population and dwelling, supply and demand data, to monitor future needs.”

• “We are putting the cart before the horse by bull-dozing ahead without the full picture to determine the best direction.”

Numerous comments related to Council adopting population projections from the State Government rather than determining what is sustainable for the Shire. Comments included - • “The draft plan is about managing current

population growth projections rather than questioning if this growth is appropriate and indeed sustainable in the first place. No local government is required to accept population

planning scheme preparation. The Shire is anticipated to grow from 127,800 being the June 2004 estimated resident population, increasing to 163,500 by 2016, resulting in a 2021 population of 176,500. This is a growth of 35,700 persons to 2016 ultimately resulting in an increase of 48,700 persons over to 2021 being the planning horizon. Based on these population figures, the draft scheme has sufficient land in either zoned for urban purposes, emerging urban areas, and medium density and centre infill and redevelopment opportunities. This is confirmed in the draft Broadhectare Study that investigates urban land availability on lots greater than 2,500m2. The draft Study identifies, based on the average urban lot sealing rates of the past three years, approximately 12 years of urban residential land supply. Additionally, the analysis based on a range of household sizes, identifies a population yield through broadhectare land at between approximately 28,700 and 33,400 persons. The draft scheme, through its policy direction, anticipates the remaining population would be accommodated through infill and redevelopment opportunities. This policy direction is consistent with that required by the SEQ Regional Plan. The SEQ Regional Plan provides indicative planning




numbers as projected in the SEQ Regional Plan.”

• “There is no direction from the State Government that Redland Shire has to take on population growth.

• “The State provides projections for information purposes. What is then done is up to the local authority.”

• “The growth rate of the last 20 years was exceptional and now the draft scheme plans four times this before 2016.”

2. Changes from Statement of Proposals The SOP was prepared over a two year period with clear processes and supported by public exhibition and community consultation that endorsed its proposed outcomes. These outcomes were founded in the Strategy Option Assessment process undertaken by Council that found Option 2 - Focussed Growth was the preferred scenario for the Shire. This included - • ensuring the existing urban footprint of the

Shire was not extended; • encouraging more efficient public transport; • promoting the protection of environmentally

sensitive areas; • encouraging more vital and vibrant Centres

within the shire; and • allowing for an increase in population while

populations by sub-region and sets target for number of new dwellings by infill and redevelopment over planning horizons to 2026. The local government in making representation to the draft plan in relation to population and dwelling target to establish consistency with the projection released by PIFU. The local government is required by 30 June 2007 to prepare its Local Growth Management Strategy, which provides the opportunity to review and confirm the policy direction adopted in the draft scheme. 2. Changes from Statement of Proposals The Statement of Proposals (SOP) is required by the IPA and is a consultation tool. Preparation of the draft scheme followed the public exhibition of the SOP in May 2002. The purpose of the SOP was to identify policy matters the draft scheme would address. The SOP built upon the technical investigations and community consultation undertaken during the early stages of the scheme preparation process and reflected the strategic priorities documented in the Redlands Community Plan (2001) and the Redland Shire Council’s Corporate Plan (2002). The structure and content of the draft scheme is generally consistent with the SOP but does reflect a number of changes made in response to public




retaining the character and lifestyle of the Redlands.

The draft scheme reflects Option 4 - Dispersed development through expansion of the urban footprint. This option was found to be unsustainable and ranked last among all development options considered in the SOP - Strategy Option Assessment. The community endorsed SOP has been ignored, through amendment of the original draft scheme as presented to the State Government. The amended plan identified lands under a number of zones or areas that greatly expand the footprint determined through the SOP. These areas include - • Land proposed as Emerging Urban

Community Zone at south-east Thornlands and Kinross Road;

• Land proposed as Investigation Zone at southern Redland Bay;

• Land identified in the DEOs as Employment Investigation Areas at Kinross Road, south of Boundary Road, including Woodlands, Taylor, Springacre Roads, and north of Double Jump Road at Victoria Point; and

• Further expansion of urban development on the northern side of Bunker Road, Victoria Point.

submissions received during the exhibition of the SOP, State government requirements and Council decision making. Key changes include – • amendment of the planning horizon of the draft

scheme from 2016 to 2021 to bring it into line with the SEQ Regional Plan;

• the removal of both Integrated Employment Centres at German Church Road, Redland Bay and Old Cleveland Road, Capalaba;

• the identification of new areas for investigation for employment purposes at Kinross Road, Thornlands, south of Boundary/Duncan Road, Thornlands and west of Victoria Point north of Double Jump Road;

• the inclusion of land at south east Thornlands, Kinross Road and Point Lookout within an Emerging Urban Community Zone which, subject to further investigation and structure planning, are likely to be developed for urban purposes within the life of the new scheme;

• the inclusion of land south of Point Talburpin, Redland Bay within an investigation zone for possible future urban development.

Some of these changes do impact on expansion of the urban footprint and were largely a result of - • A State Government requirement to consider the

need for land beyond 2016 together with a policy position of utilising potential urban land efficiently.

• Formation of the Office of Urban Management and




• Expansion of the footprint now will destroy any confidence the community has in future Council decisions.

expectation of a regional plan that would determine an urban footprint for the region. Initial information indicated the SEQ Regional Plan would consider the needs of the region until 2021. It is based on this information that Council extended the planning horizon of the draft scheme to 2021. Had it been known that the resulting timeframe for the regional plan would be 2026, the draft scheme horizon may have extended beyond that determined by Council. It should be noted that a Priority Infrastructure Plan can not extend beyond a 15 year planning timeframe.

In making the decision to expand the timeframe of the draft scheme, Council retains its intention to ensure a 'focussed growth' scenario is pursued through management and release of urban land over the planning period. The key outcomes of the ‘focussed growth’ option are maintained in the draft scheme including - • promoting efficient public transport, • encouraging vital and vibrant Centres, • promoting protection of the natural environment;

and • addressing population increases within a

framework of retaining the character and lifestyle of Redlands.

The key to achieving these original and ongoing outcomes is the long term management of potential




3. Timing of Urban Expansion General agreement that it is necessary to

areas through the draft scheme Priority Infrastructure Plan, that is currently being prepared, and the Local Growth Management Strategy each local government is required to prepare by June 2007 to comply with the SEQ Regional Plan. Areas shown for expansion reflect good planning principles, such as South East Thornlands, that was originally identified as a park residential un-sewered development option. In the context of long term land use planning, this is considered an inefficient use of land as servicing is available and the land is in close proximity to centres, transport, community and recreation facilities, among other assets to a residential community. Through a comprehensive structure planning process, the local government will aim to achieve efficient land use yields, housing choice, local services and a variety of recreational opportunities, together with protection of environmental and greenspace values. The other significant criteria used by the SEQ Regional Plan for potential 'urban' land was the State Planning Policy 1/05 - Conservation of Koalas in South East Queensland. It is clear from the resulting SEQ Regional Plan that this state policy was used to define an ultimate urban footprint for the Shire. 3. Timing of Urban Expansion It is agreed that development demand and market




delineate the urban footprint to add certainty, but expansion is occurring too rapidly and appears to be out of control. The proposed footprint goes well beyond known need. Expansion of the footprint should occur gradually until 2021. This should occur following investigation and backed up by up to date population and growth rate data. A more responsible process would be to release adequate land for development prior to successive planning periods. Areas shown as Investigation in the SEQ Regional Plan should not be included in the urban footprint at this time, as it is not yet know how or what parts of these lands should be available for urban development. That investigation is yet to occur and it is not known that lands identified are suitable or will be ecologically sustainable in the long-term. The urban footprint as shown in the draft scheme is a direct contradiction to the SEQ Regional Plan intent. The SEQ Regional Plan has a timeframe of 2026 and identifies areas for future investigation beyond this planning period. This does not mean there have to be identified on the draft scheme now, especially when the draft plan only has a planning timeframe of 2021, five years short of the SEQ Regional Plan.

forces can drive land release. The challenge ahead lies with the comprehensive investigation and release of land to meet need as that need becomes known. The draft scheme promotes a process of Structure Planning over consecutive planning periods to release suitable land for urban purposes. The draft scheme does this through the Emerging Urban Community Zone, potentially expanding to Investigation Areas over the legislated 8 year review period. These zonings along with ongoing review and amendment of the draft scheme over the 15 year planning horizon allow the local government the flexibility to bring on line or retain land dependent on growth and market trends. As discussed in section 2, the urban footprint for the Redlands is outlined in the SEQ Regional Plan. When considering this footprint and the use of Koala Coast as a fixed constraint, it may be anticipated that this is the full extent of urban development available to the Shire. Based on this premises, it is essential the investigation of suitable urban areas in the defined 'urban footprint', the release of that land and the best and most efficient use of these lands is critical to the future of the Redlands. The need to ensure the timely release of land in conjunction with its most efficient use is explicit within the SEQ Regional Plan and is taken seriously by the local government. Within the Urban Footprint the SEQ Regional Plan devolves responsibility to local authorities through their planning schemes. The SEQ Regional Plan defines




The draft scheme Desired Environmental Outcomes state that projected population growth for the planning period will be predominantly in areas designated as urban footprint in the existing 1998 Strategic Plan. If sufficient development capacity is already available for the planning period, how is expansion of the urban footprint justified? Urban expansion at the rate proposed will undermine other goals set by the SEQ Regional Plan, the Redlands Community Plan - Vision 2005, and the Desired Environmental Outcomes of the draft scheme by - • reducing infill development opportunities by

providing the majority of residential land in greenfield development;

• encouraging vehicle usage, road infrastructure and unsustainable, poorly-designed development.

The SEQ Regional Plan favours a concentration of development in the western corridor of Ipswich with a reduction in impacts on coastal environments. This is an opportunity for the Redlands to temper its growth. The SEQ Regional Plan is now prepared, but that does not mean it RSC has to automatically concur with its population estimates and locations for

the urban footprint as land in which 'all acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban open space ' must be contained. It continues by stating 'the urban footprint does not imply that all such lands can be developed for urban purposes. The urban footprint includes some land not available or appropriate to develop'. ' Local government planning schemes and detailed structure plans will be the principle instruments for establishing the desired use of the land and the preferred timing of development within the urban footprint. Key to the determination of need and the resulting release of urban lands is the Local Growth Management Strategy that the local government must prepare by June 2007. The three key factors that will provide clarity on the timely and efficient release of land for urban purposes are - • Redlands Local Growth Management Strategy -

due 30 June 2007; • Redlands Planning Scheme -

o Priority Infrastructure Plan and associated Infrastructure Charges Schedules - due for completion in 2006.

o Desired Environmental Outcomes, Zones and Structure Planning processes.

It should be noted that the SEQ Regional Plan requires




housing without question or investigation. Localised information is required to make these determinations. They should not appear in the draft scheme until such time as preliminary investigation is undertaken. 4. Quality of Life There is serious concern from residents, especially long-term residents, that their quality of life is being impacted by significant growth and expansion. Concerns relate not only to ‘now’ but how this will further deteriorate their ‘future’ quality of life. “Concerned that project population increases and

urban expansion will mean in simple terms - a

local governments to prepare Structure Plans for urban release areas and that these plans require the approval of the regional planning Minister. In the context of the Redlands, all new urban release areas will require the approval and endorsement of the Minister. For further information on the requirements of the SEQ Regional Plan in relation to Local Growth Management Strategies and Structure Plans refer to Section 8.8 and 8.9 of the plan and additional Guidelines. In the interim, the draft scheme has incorporated a number of mechanisms to begin to address these matters. These include identifying land with the Desired Environmental Outcomes and Strategic Framework, Emerging Urban Community Zone, and a number of other zones that place limitations on major long-term capital investment and land uses that may be incompatible with urban development in areas that are likely to be the subject of future urban land use planning process. 4. Quality of Life The Redlands Shire, along with SEQ continues to experience a significant period of growth. Many reasons participated in this growth. Interstate migration, first home owners grants, the property boom of 2000 - 2004, proximity to the bay being a significant attractor, and more generally speaking the 'sea change' phenomenon. While growth will continue it is not anticipated that the




loss of the unique Redlands lifestyle.”

The rate of growth is seen as ‘over development’ that will reduce quality of life with residents leaving the Shire to seek what they once had. Every effort should be made to protect the current lifestyle of the community. This is what the Redlands is about and it should not be destroyed. While a few individual landholders and developers gain, the quality of life of all Redlands residents, people and wildlife alike, will be severely jeopardised. Surveys undertaken by the Redland Chamber of Commercial in their Community Survey (February 2005) and the CARP Trial Community Survey (March 2005) found that the broader community did not support expansion of the urban footprint. Council’s Community Plan - Vision 2005 sought to “retain its unique character and desirability as a place to live”. The inclusion of an expanded footprint in the draft scheme contradicts this outcome. Most Redlands residents view themselves as being a separate community to Brisbane. Up until now the Redlands has managed to retain a small community feel. Expansion of the footprint will destroy this as the Redlands becomes one with Brisbane and Logan.

2.8 - 3.1 percent annual growth rates of the 2000 - 2003 will be maintained. The growth rate in 2004 dropped to 2.3 percent. It is anticipated that a more consistent and moderate 2 - 2.5 per cent annual growth is expected over the planning period. Land use and infrastructure provision needs to plan for this level of change. Land use and infrastructure provision incorporates housing, employment opportunities, community services, transport, open space and recreation needs, and essential services such as, water and energy. These elements, together with built form, streetscape and local character, are recognised as contributors to every individual’s quality of life. In light of population growth and changes within the urban environment, the local government recognises the need to maintain a high quality of life for its community. Likewise until the planning scheme, being the key land use management instrument is in place, the ability to continue planning at a local level is not able to be fully addressed. The planning scheme supports the ‘big picture’ and does recognise that Redlands offers something special. It aims to protect and enhance quality of life at a shire-wide scale. This is expressed in the draft scheme through the Desired Environmental Outcomes and Strategic Framework, Zones, Overlays and Codes in the context of development being consistent with its locality, streetscape and adjoining uses.




“People choose to live in the Redlands for the 'laid back lifestyle' - the bushland and open

spaces, the farms and the village atmosphere in town centres.

Expansion of the urban footprint will compromise the Shire's character and identity and will erode

our quality of life.” 5. Village Atmosphere

“The Redland Shire urban footprint has already reached its sustainable limits; further expansion

would compromise beyond recognition the values that characterise our community, that give the

Shire its unique identity and underpin our cherished quality of life - the green bushland and open spaces, the blue bay, the red soil farms, and

our individual village communities.” The village atmosphere is not merely nostalgic. In many locations it represents a successful balance of commerce, living and natural environment. The village concept also provides a focus for community. A dramatic change has occurred with the housing boom of the last few years. The Redlands does not represent a village/country atmosphere it once had. Continued development at the rates

Once the draft scheme is adopted, the prioritisation of local area planning projects will focus on individual communities. It is expected this will take a two-fold approach of - • structure planning for new urban communities in

conjunction with the communities that exist within these locations; and

• revisiting established communities to verify that the shire-wide provisions are addressing local needs.

5. Village Atmosphere The draft scheme recognises the ‘village atmosphere’ of the Shire through a range of measures, including - Desired Environmental Outcomes such as - • DEO No. 2 - Character and Identity that aims to

achieve a pattern of development that maintains and enhances the identifiable coastal, hinterland and island communities.

• DEO No. 3 - Community Health and Wellbeing that aims to facilitate the development of neighbourhoods through housing mix, meeting special needs, encouraging affordable housing options, requiring a standard of services and amenity to meet local community needs, focusing retail, commercial and community facilities at centres to maximise their accessibility, ensuring the provision of quality and useable open spaces to meet a variety of recreational needs.




proposed can not ensure the orderly growth of each district and township. The population trends in SEQ may be inevitable, but it is paramount to ensure quality of life and the village atmosphere is retained while sustaining change from growth. Expansion of these boundaries till they merge will remove local identity. The atmosphere is disappearing and the villages are blurring at the edges.

Other Desired Environmental Outcomes recognise the role of the natural environment at a local scale and the importance of these areas to the character of those village areas and the need to provide for business opportunities to serve local communities. A key policy of the draft scheme is the Centre ‘role and function’ that does not assume each centre is same. The provision of major, district, neighbourhood and local centres differentiate each area of the Shire commercial and retail functions to maintain local character while providing for the needs of local communities through to the broader Shire community. Localities typically described as having a village atmosphere include the Colburn Avenue area of Victoria Point, Wellington Point and Redland Bay. Each of these are identified as having a Neighbourhood Centre Zone aimed at providing for the village community. Other areas such as Ormiston, Thorneside and Vienna Road area of Alexandra Hills are supported by Local Centres that provide a focus for the everyday needs of these localised communities. Another central aspect of the village atmosphere is high accessibility to services and amenities. These are partly provided by Centres, and also by community and social facilities that are situated among the community, often in parkland areas. For example, community halls, local sport facilities, sporting and other clubs, schools, outdoor recreational area with picnic and other




facilities. These are well provided in established areas of the Shire and assist in achieving a village/neighbourhood atmosphere as they are often where the community comes together. It is intended that Structure Planning processes for newly developing urban areas will continue this process by ensuring these areas are provided with the full range of facilities and services being the attributes enjoyed by established local communities. At the street level, built form outcomes are an integral component of local character. The draft scheme incorporates a range of Specific Outcomes and Probable Solutions to address building heights, setbacks, design and uses to reflect that local context. This ranges from Specific Outcomes for Centres, conservation areas, Point Lookout, the Southern Moreton Bay Islands, Mount Cotton Village through to the neighbourhood Urban Residential environment, among others. On a broader scale the Redlands is perceived by its community and the local government as a distinct and different location to Brisbane, Logan and SEQ. Maintaining this perspective is critical to the sense of identity of all Redlands residents. The draft scheme is particular to the Redlands and has many unique provisions not found in other planning schemes. In general, planning schemes are required to be drafted in a manner that meet State legislation, but the Redlands




6. Scenic Quality and Landscape Character

“Some of our Shire’s most picturesque landscape

values will be compromised and replaced by a sea of roofs.”

It is necessary to protect the last remaining coastal and rural areas to preserve the Shire’s character. This character is fast disappearing and is valuable in its own right and to the Redlands. Rural areas provide a physical separation between Redlands and Brisbane or Logan, and contain key natural habitats. They are worthy of long-term protection as natural and landscape assets. The red soil farms, known as the ‘salad bowl’, and gave the Shire its name. Now they are almost

Planning Scheme is very much its own. Some groups, be it the development industry, the planning profession, State Agencies and others, firmly believe there needs to be greater consistency in zones, definitions, provisions and the like across the Region, State and Australia. In some instances these actions may be useful as long as planning schemes are able to maintain the essence of the local area. It is the local government’s belief that the Redlands Planning Scheme seeks to achieve outcomes that are grounded in local issues and the Redlands local identity. 6. Scenic Quality and Landscape Character The draft scheme contains a range of measures to protect the scenic quality and landscape character of the Shire. Desired Environmental Outcome No. 2 - Character and Identity focus on the significant natural landforms and landscape features of the Shire and aims to ensure these are protected and enhanced rather than jeopardised by incompatible development. The landforms noted as scenic resources for the Shire include - • Daisy Hill, Mount Cotton and Tingalpa Creek

Corridor that provide vegetated linkages between Redland Shire, Brisbane and Logan.

• the backdrop to Moreton Bay provided by SMBI and NSI;

• the coastal foreshores, points, and waterways




gone. Those that remain should be protected and preserved for reasons of community character and culture. The farms may be needed to provide for future sustainable farming requirements. The proximity of these farms to a major city is a principle factor in achieving sustainable communities. Future societies will need to produce food locally. If farmland is converted to housing this asset is lost and would take centuries to re-establish. The draft scheme does little to protect the farms. They are a precious asset and farmers need incentives to stay on the land, not speculative dollars to stop farming and sell up. “Maintaining green buffers between areas is still

achievable.” The draft scheme conflicts the SEQ Regional Plan goal to “maintain open space between our cities". Examples include - • The Emerging Urban Community Zone in

south-east Thornlands that will result in continuous development Cleveland to Victoria Point, eroding the unique 'separate villages' character of the Shire.

• The southern half of the mainland was always envisaged as a green buffer between the Redlands and Logan City. This has already

including Tingalpa, Hilliards, Eprapah and Moogurrapum Creek systems.

A new Overlay map and code containing specific provisions relating to scenic amenity is anticipated in the future and will form an amendment to the planning scheme. The Overlay will identify key scenic landscapes valued by the community. A draft SEQ Regional Scenic Amenity Study has been prepared as a collaborative approach to landscape/scenic values across the Region. On finalisation of the regional study a similar study will be undertaken for Redland Shire, using the adopted data, recommendations and methodology of the regional study. The Redlands Shire Scenic Amenity Study is budgeted for 2005/06 and 2006/0 financial years. This study will involve community input to ensure the values identified have specific reference to the local community. On its adoption this will form the basis of the Overlay that will be incorporated into the planning scheme. The bushland backdrop and rural open landscapes that provide the scenic values separating Redlands from adjoining local government areas are recognised in the draft scheme through their Conservation, Environmental Protection and Rural Non-Urban zoning. The values associated with these zones are not only related to the natural environment and scenic landscapes but as economic development generators for the Shire.




been compromised by the Mount Cotton/Bayview development and by extractive industry, and now further by the proposed Investigation Zone at southern Redland Bay.

These open areas not only define urban areas but provide an essential buffer between habitat and development. The draft scheme needs to identify land required as greenbelts to ensure the long-term scenic amenity of the Shire.

The areas zoned Conservation, Environmental Protection and Rural Non-Urban strongly align with the SEQ Regional Plan Regional Landscape and Rural Production Area. This identifies land that has regional landscape, rural production or other non-urban values. These designations aim to protect these areas from encroachment by inappropriate development, particularly urban and rural residential development. This designation includes land with one or more of the following values - • State or regional nature conservation significance, • Regional ecosystems that are endangered or of

concern, • National park, conservation park, resources

reserve or other conservation areas, • Koala Conservation Area and other major koala

habitat, • Natural economic resources, including extractive

resources and forestry plantations, • Good quality agricultural land and other productive

rural areas, • Water catchments, water storages and

groundwater resources, • Native forests, • Coastal wetlands, • Land forming strategic and regionally significant

inter-urban breaks. Regulations to the SEQ Regional Plan place significant controls on these areas in relation to uses and parcel




sizes to limit further fragmentation. The minimum lot size in this designation is 100 hectares and urban uses will require approval by the State as a concurrence agency. For further information on the SEQ Regional Plan in relation to Regional Landscapes refer to Part 3 of that document. At a local level the ‘salad bowl’ image of the Shire is disappearing largely due to changing agricultural practises, economic conditions and land uses decisions initiated through the 1998 Strategic Plan. However, the draft scheme continues to offer opportunities for rural and environmental areas to remain financially viable through appropriate and sufficiently zoned land. Potential uses include tourism and horticultural activities. Alongside the draft scheme , Council has prepared Economic Growth Strategy (2004) that seeks to deliver- • A distinctive economic identity for the Redland

Shire valuing lifestyle, knowledge and economic growth,

• Improved opportunities for employment growth and positive lifestyle outcomes for local residents, and

• Ongoing investment to maintain the identity of Redland Shire as a community and as a distinctive economy.

The strategy acknowledges that the Redland’s economy has changed over time. The strategy aims to




maintain a broad based economy that focuses on the rural industries in the Shire including lifestyle horticulture, such as nurseries and flower growing. These are considered important to the character and economic viability of the Shire. The strategy aims to - • Retain the lifestyle horticulture industry as a

thriving sector, • Position Redland Shire as a leader in

competitiveness and innovation in the lifestyle horticultural industry,

• Ensure that the lifestyle horticulture industry actively contributes to lifestyle tourism and the image and visual presentation of the Shire.

Specific initiatives by the Economic Development Group include - • Investigations into clustering between horticultural

businesses and the possibility of establishing a precinct based on these activities,

• Support for the establishment of the Australian Centre for Lifestyle Horticulture based at the Department of Primary Industries and Fisheries Research Station in Cleveland,

• Support for rural businesses in dealing with development assessment.

It is intended that the draft scheme and other local government initiatives, including of the Economic Development Group along with Council’s Greenspace Enhancement Advisory Group will maintain and




7. Urban Consolidation v Urban Sprawl

“Increasing densities in areas close to centres, services, facilities and public transport makes

is good common sense.”

“Urban sprawl is unsustainable.”

“Consolidation can occur without resorting to high-rise.”

The draft scheme should concentrate on developing more compact communities that enhance the vision of the SEQ Regional Plan, the Redlands Community Plan - Vision 2005 and the draft scheme’s existing Desired Environmental Outcomes. The SEQ Regional Plan states, “it is preferable to consolidate and renew urban areas that have existing infrastructure and public transport”. Multi-story dwellings at the right locations and urban renewal are preferred over covering more of the Shire with houses and industry. The draft scheme also conflicts with the SEQ Regional Plan goal to "create more compact cities with less urban sprawl". The proposed expansion of the urban footprint is in direct contradiction to this regional planning intent, and will encourage

enhance the scenic quality and landscape values of the Shire. 7. Urban Consolidation v Urban Sprawl The draft scheme aims to continue the ‘focussed growth’ policy position identified through the SOP. This position supports the SEQ Regional Plan Desired Regional Outcome to facilitate a ‘compact and sustainable urban pattern of well planned communities, supported by a network of accessible and convenient centres close to residential areas, employment locations and transport’. The draft scheme provides for a balanced mix of urban consolidation and extension of urban areas to meet the projected population growth. The draft scheme DEOs, zones and code provisions encourage a mix of land uses and development types across a broad range of locations, including – • Reconfiguration lot sizes, • Dwellings per hectare targets, and • Dwelling densities for urban and medium density

locations. The desire to achieve a compact urban form outcome is often difficult to achieve as communities of established areas are concerned that consolidation policies will impact on the local character and result in




vehicle usage, road infrastructure and unsustainable, poorly-designed development. Support the draft scheme proposal to increase densities around the main town centres, as per the Part 3 - DEOs, Division 2 - Strategic Framework that states - “a proportion of the Shire’s urban residential growth will be accommodated through increases in residential density around major, district and neighbourhood centres, and transport interchanges and significant transport routes. Areas preferred for increases in residential density are included in the Medium Density Residential Zone or within the sub-area of the Urban Residential Zone”. Increased urban densities, clustered development and high rise is supported where it has good access to public transport, centres, services, facilities and open space areas. These development types are beneficial to businesses and public transport, offering a viable opportunity for other modes of travel. The use of existing urban land through rezoning larger lots to Medium Density Residential offers an ideal opportunity to increase population densities and provides an affordable option to families as an alternative to building on the suburban fringes.

undesirable environments. It is anticipated that the weight given to urban consolidation through the draft scheme, as a preferred pattern of urban development, along with a strong emphasis on retaining appropriate building design and local character will gain acceptance throughout the community. The draft scheme facilitates mix of housing types across the urban areas of the Shire, together with efficient public transport and ease of access to services and facilities, among many other positive outcomes. The majority of submitters objecting to expansion of the urban footprint also provided comment on high rise and density. It is at this point that submission contradictions appear. If the balance presented in the draft scheme is to be achieved a balance must also be accepted by the community. Firstly, in response, a review building heights found that less than approximately 1.3 percent of the mainland area of the Shire is proposed to have any more than 3 storey buildings. These areas are limited to the Major Centre Zone and Medium Density Residential Zone Sub-Area MDR1. A further 2 percent approximately of the mainland area of the Shire is zoned Medium Density Residential, District Centre and Neighbourhood Centre Zones where development may be up to 3 storeys.




Transit Orientated Development should be a priority, especially around major transport nodes, such as railway stations. The first principle of successful TOD is urban consolidation. Providing the majority of development in ‘greenfield’ areas will detract from other opportunities and will increases use of fossil fuels rather than providing mechanisms to reduce the use of these polluters. The Investigation Zone and Employment Areas do not concentrate development around transport centres and existing facilities. These areas currently have either no public transport or an irregular and expensive bus service that is poorly patronised, and have limited community facilities and services. That is particularly the case in the Southern Redland Bay area. Any further development should be within the existing urban footprint. This should be a priority rather than expanding the footprint. Expanding the urban footprint encourages urban sprawl rather than urban consolidation. Compact urban form surrounded by green areas is more desirable than continuing the current patterns of development.

The remainder of the Shire is limited to a 2 storey building height. The location of areas identified to potentially have 3 storeys or greater, were carefully considered based on accessibility and the ability to retain local built form character. The Redlands is not envisaged, in this draft scheme or anticipated in any long term schemes, to have a built form that can be reasonably compared to the Gold Coast. Change may occur, if taken up by the market, in specific locations and in conjunction with high quality urban design outcomes. The second issue of density also requires consideration. The draft scheme sets out density requirements in all residential zones and leaves density to the market in the Centres and Medium Density Residential Zone Sub-Area MDR 1. In the remaining zones, densities remain generally consistent with current policy. It should be noted that recent standard residential reconfigurations have generally resulted in a yield of 11 - 12 dwellings per hectare. This has a two-fold outcome - inefficient use of the land and lack of housing choice. The 1998 Strategic Plan and draft scheme aim for 12 - 15 dwellings per hectare and strongly encourages a mix of lot sizes from 400m - 500m2 as small lot houses, 500 - 700m2 for standard lots and 800m2 corner lots to encourage dual occupancy development. Major infill areas and emerging urban areas will be




8. Traffic and Transport

“People don't want more traffic. People need access to mobility, not cars and roads, per say. It doesn't make sense to expand the urban footprint and population until such time as mobility can be

efficient for all transport modes.” Roads

investigated for a full range of residential and non-residential uses to ensure a level of self-sufficiency optimising a mix of dwellings supported by appropriate centre, community and recreational activities as required by new communities. The SEQ Regional Plan identifies Cleveland and Capalaba as Principal Activity Centres where transit orientated development (TOD) is highly encouraged. The draft scheme recognises the primacy of these centres through the Major Centre Zone. The Major Centre Zone focuses on the commercial, retail, administrative, entertainment, cultural and community needs, while also maximising opportunities for residential dwellings, in the form of apartments, and a range of tourist accommodation. Encouraging a permanent residential base for these Centres will further support public transport and maximise accessibility to a high level of services and facilities for residents and visitors. 8. Traffic and Transport Increased traffic movement and congestion is a challenge for the Redland and SEQ alike. Significant work has been undertaken by Council in the last few years to address these issues in an integrated and useful way. Exhibition of the SOP in 2002 included the draft Redlands Integrated Local Transport Plan (ILTP) in recognition of the need to integrated land use planning and transport. Redland Shire is the first local




Urban expansion will lead to further traffic congestion, the need for more arterial roads and the further fragmentation of bushland areas. The main roads in and out of the Shire are already not coping with the amount of people commuting to the city for work and many of our secondary roads are at capacity with local commuters around shopping centres and schools. The road between Victoria Point and Mount Gravatt is often a parking lot during peak hours with only two sections of the roadway safe for overtaking. Parking facilities across the Shire are inadequate and cannot cater for a growing population. Vehicles are responsible for 80 percent of photochemical smog in urban areas. More roads means more car use and the roads will quickly become congested - a viscous cycle. Expanding the urban footprint will only exacerbate this cycle. Public Transport There are no proposed increases to public transport funding or improvements to services in outlying areas to service another 57,000 residents. These should be established well before any consideration of an increase of the footprint. Urban expansion promoted by the draft scheme is

government authority in Queensland to prepare a local transport plan at this level for exhibition with its SOP. As the SOP informed the drafting the planning scheme, the ILTP informed and resulted in the Redlands Transport Plan - 2016. This document is available at Council’s website www.redland.qld.gov.au. The plan outlines key actions to assist in integrating land use and transport, many of which have been entrenched in the draft scheme. These include - • Lot density outcomes, • Transit orientated development, • Securing bicycle parking in major commercial,

educational, institutional and community buildings, • Ensuring adequate contributions for pedestrian,

bicycle and public transport networks, Desired Environmental Outcome No. 4 - Access and Mobility, in the draft scheme aims to achieve, among others - • An integrated land use pattern and movement

system based on a combination of road, rail and water transport and pedestrian and cycling facilities.

• 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.

• Ensuring that development supports the implementation of a functional road hierarchy.

• Encouraging increases in higher density residential




incompatible with the Redlands Integrated Local Transport Plan (2002) including - • Strategy 4.2.2 - Ensure an urban form that

allows for public transport to be developed to a level and efficiency that makes it more attractive than the use of the private motor vehicle.

• Action A4.15 - Promote the development of more compact urban form which will encourage and be able to support a higher level of public transport while at the same time, reducing the overall average trip length required for work, shopping, school and other purposes.

There is no guarantee in the Redlands that increased use of public transport will occur unless the structural problem of distance from work and direction to work is addressed as 60 percent of workers work outside the shire and are car dependent. If public transport methods were improved a real reduction of vehicle traffic could be achieved. Existing development is too spread out to support commercially viable public transport. Expanding the footprint will only continue to encourage private vehicle usage, road infrastructure and poorly designed development. This will worsen as people settling in the areas proposed for urban expansion will not be close to transport nodes

accommodation located within walking distance of rail and/or bus interchanges and centres.

The outcomes sought by the Redlands Transport Plan - 2016 flow through to the draft scheme DEOs, zone allocations, reconfiguration design, residential densities, movement network design, including pedestrian and cycle path requirements, among many others. In combination these outcomes are aimed, ultimately, at encouraging accessibility and connectivity to reduce overall reliance on private motor vehicle use. While the Redlands Transport Plan - 2016 and draft scheme communicate outcomes to reduce private vehicle use and resulting traffic issues, the decisions of individuals will have the greatest impact on achieving these outcomes. The percentage of residents travelling outside the Shire for employment is a concern and a number of mechanisms are in place or underway to enhance employment opportunities in the Shire. Some of these include the Economic Growth Strategy and draft Integrated Employment Investigation Study, which provide actions that will begin to alleviate this trend. The South East Queensland Infrastructure Plan and Program 2005 - 2026 identifies committed budgeted work for the Redlands that include - • Public transport connections - Eastern Busway -

Buranda to Capalaba $530 million and Redlands bus priority measures $100 million.




therefore will contribute to further traffic problems. Rail One rail link to the city from Cleveland is not sufficient for our current population and no further urban expansion should be considered until the railway line is extended to Capalaba, Victoria Point and Redland Bay. This infrastructure is necessary to support increased populations, especially in the southern areas of the Shire, where public transport is already very limited. 9. Infrastructure Funding “Do the community pay for required infrastructure

- or will they have to except a lower level of service.”

Significant infrastructure investment will be required to accommodate the draft scheme as exhibited. According to a Bayside Bulletin article by D. White dated 29/3/05 which lists excerpts from Councils submission in respect of the SEQ

• Orbital road network - Gateway Motorway upgrade - Mount Gravatt - Capalaba Road to Pacific Motorway $45 million.

• Improving road connections - Redlands Sub-Aerial Road $150 million, Cleveland - Redland Bay Road $50 million, Redland Bay Road $60 million.

In addition to the SEQ Infrastructure Plan - • Queensland Transport has a Transport 2007 Plan

identifies additional works expected in the Shire. • Council has a 10 year plan of works that is budged

annually and focuses on roads, cycle and pedestrian paths that are the responsibility of the local government.

No funding was received at a State level for extension to or upgrade of the existing rail line to Cleveland. 9. Infrastructure Funding Infrastructure is funded from a variety of sources. State, Council rates, fees and charges, and development contributions provide the majority of monies used to provide a range of infrastructure. The State has committed significant resources to a number of major infrastructure projects, as outlined in section 8 above.




Regional Plan, Council shares this concern. If State infrastructure funding is not available for Shire development, will ratepayers have to tolerate a lack of services or pay increased infrastructure levies through their rates? There will be no State funds available within the next 10 years for Redlands given the infrastructure that will be required for major development between Brisbane and Ipswich. Until State funding is available or development contributions are committed for all necessary infrastructure, Council should defer further expansion of Redlands.

Existing infrastructure is not capable of coping with an increase in population of 57,000 more

people. Concerns relate to the provision of the necessary infrastructure to support the projected population growth to 182,500 in only 16 years. While a larger population may be desirable from an economic viewpoint, not nearly enough attention is paid to essential and social services. Determining how infrastructure can be provided to serve increased population growth and having the plans in place will determine whether Redlands remains a desirable place to live.

Focussing on the draft scheme and development contributions, a Priority Infrastructure Plan (PIP) and associated Infrastructure Charges Schedules (ICS) are currently being prepared. Once finalised this will be incorporated into Part 10 the draft scheme. This is anticipated to occur in mid 2006. Until such time as the PIP is finalised, the draft scheme incorporates the existing contribution requirements for roads, water and sewerage infrastructure, open space and the like. The Local Growth Management Strategy, together with the PIP will guide the release of new urban areas and identify the costs of infrastructure associated with new development. These mechanisms will ensure that all new development, infill or urban release, provide for all necessary infrastructure needs of the community.




Expansion raises many concerns as it assumes that all infrastructure needs are known and sufficient funds are available to provide those services. Infrastructure planning should precede the growth, not follow the increase. This is difficult to do at this time as the State Government’s Infrastructure Plan and the need for local infrastructure to serve the increased population is not yet fully assessed and incorporated into the draft scheme. Development should be confined to areas with existing infrastructure and public transport. These do not exist in the southern end of the Shire. Water Supply

“The water crisis does not only affect Redlands but the whole SEQ region.”

Australia and SEQ are experiencing major water provision shortages. Water is a precious resource across the country. Need to determine Shire’s regional role, long-term needs and ability to supply before further expansion. Redlands water supply cannot continue to meet huge growth in demand without more environmental damage and rising costs to ratepayers. Expansion of the footprint will place more stress on the water supply.

Water Supply Provision of water is a becoming a critical issue in SEQ. Some local government areas are having significant short and long term water shortages, such as the Gold Coast. Redland Shire is supplied from both Leslie Harrison Dam and North Stradbroke Island through a borefield and Herring Lagoon. The current water allocation from the State is sufficient to handle the projected population over the life of draft scheme under current demand patterns. Council also supports the ‘wise use of water’ to ensure that our precious water resources are preserved for




Cannot rely on Leslie Harrison Dam for water supply as it is often affected by drought. All water supply should be sourced from Wivenhoe Dam. The water table level has fallen considerably on Minjerribah/NSI over the last few years and water restrictions are now in place in the Shire. The Minjerribah/NSI aquifer is a finite resource and cannot sustain escalating extraction. Natural Resources, Mines and Energy are now involved and are looking at what is a sustainable level of water extraction and this will impact on future provision potential. Extraction of water from NSI is resulting in the degradation of Herring Lagoon. Energy and Other Infrastructure In relation to energy supply comments were more centred on impacts of energy provision such as the responsibility involved in - • actively increasing demand for energy use at a

time when SEQ is already exceeding supply and peak oil production have reached their zenith; and

future generations. Redland Water and Waste are currently preparing a Water Strategy for the Shire that aims to balance water demand and supply to ensure water resources are available into the future to meet the need of the community. This Strategy will investigate long-term provision along with mechanisms to maintain sustainable water practises. Such practises may include among others - • Rainwater harvesting and use, • Grey water reuse, • Water pricing, • Drought management plans, • Water use education. The outcomes of the Water Strategy may further inform the draft scheme in relation to, among others – • Infrastructure provision suitable for grey water

reuse. • Water saving fixtures and fittings. • Requirements for rainwater reuse in development. Energy and Other Infrastructure Use of fossil fuels for energy production is an issue far greater than the draft scheme can facilitate. The draft scheme does incorporate siting, orientation and design provisions to encourage natural ventilation and solar access to reduce the need for mechanical heating and cooling. Specifically, reconfiguration layout and dwelling design aim to ensure, from inception to living,




• lack of consideration of the environmental impacts of current energy production when greenhouse gas emissions are believed to be causing global warming.

Further comments related to encouraging housing forms that increase energy usage and do nothing to limit artificial heating and cooling, thereby placing further demands on supply and the ongoing repercussions of that supply.

that lots and dwellings provide an energy efficient and liveable environment. The Building Code of Australia is working towards requiring similar outcomes through requiring energy efficiency through insulation, building materials, and the like. The local government encourages innovation in energy provision and reductions in energy consumption however these decisions sit with the community. The use of solar and gas hot water systems and energy efficient lighting and white goods among the many other products are consumer choices. It is recognised that infrastructure required by the community is not limited essential services, it also includes parkland, sporting facilities, community and cultural facilities. A number of submissions raised issues associated with health provision, sport and recreation needs and waste services. In general these related to determining need before expansion takes place to reduce waiting times, ensuring sufficient active sport facilities and passive recreation areas, and expressing concern related to increased solid waste generation that will result from population growth and urban expansion. The draft scheme contains a range of provisions relating to open space. These include – • Zoning land Open Space in areas yet to be

development to pre-empt the dedication of land to




10. Degradation of Waterways and Moreton

Bay Creeks, beaches, waterways and parts of Moreton Bay area already degraded. The waterways of the Shire are getting ‘D” in the Healthy Waterways reports. Expansion of the

facilitate urban parklands and the broader open space network.

• A contemporary policy for open space contributions that is based in need and embellishment rather than set percentages of land as the basis of determining the quantity of land and/or money contributions required by development.

• Park Code and policy to ensure parks are provided to a standard that meets community expectations and needs.

Other significant projects recently undertaken by the local government include, among other, preparation of – • Sport and Recreation Facilities and Services Study,• Community Facilities and Services Study, • Masterplanning for a number of significant

foreshore parkland areas including Victoria Point and Cleveland Point reserves.

Each of these documents is available on the local governments website. 10. Degradation of Waterways and Moreton Bay The draft scheme recognises the importance of waterways to the overall health of the Shire’s people, flora, fauna and marine reliant biota. The draft scheme DEOs, Zones, such as the Open Space Zone and specifically the Waterways, Wetlands and Moreton




urban footprint will only bring more pressure to waterways, marine ecosystems and water quality. Further expansion should be halted until these natural assets are fully identified and protected. Blue-green algae and fireweed is present in summer and in recent years has restricted swimming and water sports at Wellington Point. This occurred in 2003 for the first time. The most likely cause is increased run-off with high nutrient levels, increased erosion and sedimentation, spread of exotic plants and numerous other pollutants from our urbanised environment. Expanding the urban footprint will only exacerbate this problem.

Overlay highlight the need to protect and enhance these valuable assets. The purpose of the Overlay is to ensure land in proximity to these assets recognise the importance of these areas and consider the immediate and long-term impacts of development on waterways, wetlands and foreshore areas. The riparian areas are critical not only as habitat linkages but to protect waterways from the impacts of nutrient laden stormwater run-off, erosion and resulting sediment run-off, among others. These assets also have a significant role in the open space network for the Shire and are appreciated for their scenic values. The Waterways, Wetlands and Moreton Bay Overlay incorporate outcomes of existing and draft Waterway Management Plans, such as that prepared for Tingalpa and Hilliards Creeks, State legislation relating to wetlands and in part State Coastal Management Plan - State Planning Policy and the draft SEQ Coastal Management Plan, and extends the outcomes sought by these to all waterways in the Shire. The draft scheme, specifically this Overlay, provide significantly more protection to waterways, wetland and Moreton Bay than any previous land use planning instrument for the Shire. The inclusion of this Overlay together with water quality objectives for all development is aimed at enhancing the long-term health of our waterways.




11. Habitat and Wildlife Values

“The continual leak of urbanisation will lead to a fundamental change in society and is an unforgivable abuse of the unique natural

environmental over which RSC has custody.” Draft scheme should put the natural environment on an equal par with development. The Redlands is fortunate to have incredible diversity in plants and animals. Wildlife is readily seen and this is a rarity in other parts of Australia. With urbanisation, native diversity is lost and replaced with adaptable and feral species. CSIRO research has found that loss of wildlife species due to habitat fragmentation begins once clearing exceeds around 20 to 30 percent of the landscape, and accelerates rapidly when less than 30 percent of the native vegetation remains. Further urban expansion will lead to further loss of vegetation and could lead to further loss of species and diversity.

While the planning scheme only has affect over new development, existing and proposed Waterway Management Plans will further enhance these assets through prioritising rehabilitation programs among other key actions. 11. Habitat and Wildlife Values The draft scheme has maintained and built on the policy direction of the past planning instruments in relation to the protection of the natural environment, specifically in areas not currently affected by urbanised development. Desired Environmental Outcome No. 1- Natural Environment aims to manage and maintain biodiversity, ecological process and community well-being by ensuring development protects and enhances – • The wide range of natural ecosystems from

internationally significant coastal wetlands to natural environments that are of local significance,

• Species of native fauna and flora that range from internationally to locally significant and threatened to common species,

• Maintains the health of the Shire’s natural drainage systems, water catchments and Moreton Bay,

• Comprehensively assesses and effectively management the individual and cumulative and direct and indirect impacts on development on the environmental values of the Shire,




It is important to maintain the natural bushland, wildlife habitat and movement corridors that presently exist for all wildlife. Further development in sensitive areas will be irreversible and valuable habitat will be lost. Of particular concern are areas along Hilliards Creek in Wellington Point and land proposed as Investigation Zone and Employment Investigation Areas. The draft scheme deserves merit for the protection it offers to many of the larger bushland areas. However, urban expansion into rural areas will increase threats to all wildlife by loss of habitat, vehicle-related fatalities and dog attacks. The draft scheme fails to acknowledge the critical importance of these areas and the remnant vegetation that currently provide movement corridors and buffers wildlife to move between bushland and urban areas.

“Koalas, the very essence of Australia will be a thing of the past in the Redlands.”

Proposed expansion makes nonsense of the Koala Conservation and Management Plan (EPA, 2005). Having listed the koala as 'regionally vulnerable' and developing a Koala Conservation and Management Plan, the State Government has acknowledged that the Koala population is under threat. They have also acknowledged that

• Manages wastes, emissions and pollution sources to within acceptable environmental limits,

• Minimises the adverse impacts of natural hazards (flood, bushfire and landslide) on environmental values and the community.

The draft scheme builds on the previous land use designations of Special Protection and the Greenspace areas identified in the 1998 Strategic Plan. These areas are largely zoned Conservation and Environmental Protection in the draft scheme. These core zones along with Overall Outcomes focussing on the environment in all other Zones are intended to raise the bar for development and its impacts on the natural environment. The zones are supported by a number of Overlays that has the natural environment as their focus. These include the – • Habitat Protection Overlay, which combines two

key features of the Shire’s environmental assets, being the bushland habitat areas and State Koala Policy.

• Waterways, Wetlands and Moreton Bay Overlay as discussed in the previous section.

Both these overlays have undergone further review as a component of the draft scheme submission phase. The outcomes of these reviews are detailed in individual reports that will be presented in Workshop 5




the greatest threat to koalas is habitat loss and fragmentation. EPA research has proved that the urban dwelling koala population is suffering high mortality rates due to disease, road trauma and dog attacks, and are in decline. Allowing further development outside the current urban footprint will put further pressure on the koala population and lead to further declines and localised extinctions. While rural areas may be open rather than heavily bushed, this does not mean that are cleared and ready for development. The majority of land affected by the extension of the urban footprint consists of rural land with scattered Eucalypts, remnant patches of bushland and re-growth bushland. These areas are often thought to be not as important to koalas as undisturbed bushland, but research has proven that they are vitally important for resident koalas, dispersing young and nomadic koalas.

and 6. Land within the designated urban footprint, including established areas and potentially new urban growth areas, are subject to these Overlays. In relation to land identified as Emerging Urban Community Zone and other areas identified through the SEQ Regional Plan as potential urban environment, thorough investigation will determine land suitable for urban purposes and land that has environmental values thereby excluding it from urban development potential. These investigations will take place as a component of Structure Planning in accordance with the SEQ Regional Plan. Refer to section 3 – Timing of Urban Expansion for more detailed discussion of the terms urban footprint and structure planning. The Redlands is acknowledged as a key environment for Koalas. SPP1/97 – Conservation of Koalas in the Koala Coast, followed by SPP1/05 – Conservation of Koalas in South East Queensland, and even more recently the SEQ Regional Plan and resulting Interim Guideline – Koalas and Development all highlight the Redlands as the highest order habitat area for the Koala. The draft scheme incorporated SPP1/97 through the Habitat Protection Overlay – State Koala Policy which will require amendment to bring it into line with the most recent SEQ Regional Plan Interim Guideline. This is discussed in an Item to be presented in Workshop 6.




In addition to State Government legislative requirements in relation to planning schemes and development, Council has prepared a Koala Conservation and Management Plan – Policy and Strategy. This strategy has a policy objective that aims to conserve and manage the Shire’s estimated 4,000 koalas in good health where health is measured as greater than 75 percent of females are breeding and less than 15 percent of koalas shown no clinical signs of disease annually. Actions in the strategy address the following key areas – • Habitat protection and enhancement, • Development and infrastructure including roads, • Promotion, marketing and research, • Domestic and pest animal management, • Research and monitoring. The draft scheme plays a role in the first 2 key areas outlined in the Strategy. Critical challenges relate to road kills and impacts of domestic pets. Local Law 2 - Keeping and Control of Animals is currently being reviewed with an emphasis on impacts on Koalas, and the draft scheme currently incorporates provisions from SPP1/97 relating to traffic movements in Koala conservation areas. Review of the SEQ Regional Plan – Interim Guideline: Koalas and Development may result in changes to the Overlay Code.




12. Ecologically Sustainable Development

“It is naive and arrogant to focus on ever increasing growth rather than sustainability,”

“The draft scheme is not about people, it’s about unsustainable growth and profit.”

ESD Principles are being ignored. The draft scheme ignores ESD principles in the push for more unsustainable development and profit for a few. This is highlighted by the expansion of the urban footprint to turn farmland and bushland to housing and commerce. The precautionary principle is being ignored in the proposed urban expansion policy of the draft scheme. This principle refers to the need take precautions where there is a lack of good scientific information to assess impacts from a development. Data clearly shows that Australians, including the population of SEQ are living a lifestyle that is unsustainable. The ecological footprint measures for Australian suggest that the average person in SEQ has a footprint of 6.2 hectares. By comparison the global average is 2.3 hectares. Divert the effort from managing the insurmountable consequences on continued growth and spend time establishing its

12. Ecologically Sustainable Development The primary outcome sought by the Integrated Planning Act 1997 is to achieve ecologically sustainable development. To move towards this outcome, local governments are required to prepare planning schemes that incorporate a balanced approach to the social, environmental and economic factors affecting its local area. It is believed that the Redlands draft scheme meets this challenge. When removing the focus from one singular component, and considering the draft scheme in its entirety, it does begin to establish a framework for sustainable development. Many of these matters are discussed earlier in this response. No doubt challenges remain. Over time and as information becomes available, or legislated, the draft scheme will be amended to pursue continued sustainable development. The draft scheme is only one tool to ultimately reach this outcome. Again the everyday decisions of the community have the potential to result in a more sustainable environment. Not only new development, to which the draft scheme applies, is responsible for the ultimate ecological footprint of all residents.




sustainable limits. 13. Development Industry Focus “The draft scheme is a plan to release large areas

to developers, nothing more.”

“Do not let developers dictate what happens in the Redlands.”

The Shire is already overdeveloped and is becoming an urban, commercialised jungle, with greenspace compromised. The balance is being lost between housing and conservation. Council is overdeveloping the Shire and generally has a development driven attitude. Comments include • “Urban expansion may make developers rich

but adversely impacts on the community”. • “Is it the property developers controlling

development in the Redlands?” • “Think more for the larger, longer-term good,

not for the short-term gain of a few.” • “Redlands is succumbing to the pressure from

the development community which will not cease until all the land is converted to development. The draft scheme must set realistic expectations now.”

13. Development Industry Focus The draft scheme may appear to focus on the development industry. However, the reality of the draft scheme is that it only has effect on new development, and by inference is perceived as have a development industry focus. Largely, it is the development industry that will be involved in the release of emerging urban areas and major infill redevelopment. While this is the case the draft scheme applies equally to anyone applying for development. This may be the landowner subdividing their lot into two, the new resident building their home, or the established resident proposing a relatives apartment on their property. The local government through the draft scheme, the preparation of its Local Growth Management Strategy, Priority Infrastructure Plan and Infrastructure Charges Schedules and Structure Plans provides the framework to direct and in due course approve future development. It is not contended that the development industry is often vocal and perceived as driving demand. It is also recognised that this group are skilled in the field of land development. This industry group accounts for significant employment opportunities from inception




Supply and demand is also queried - • “The push for further housing development in

the Redlands is artificial there is no shortage of houses.”

• “Is there really an undersupply of land - most real estate agents have too many properties on their books.”

• “Developers have speculated on land and must accept the risk. This risk should not override long-term decision making, liveability, quality of life and protection of the natural environment.”

• “If expansion is limited, growth will match and the Shire will have received its share of the SEQ Region’s population without degrading the natural environmental further or reducing the quality of life of the residents.”

• “The draft scheme follows the dictum - build it and they will come.”

Supports expansion of the urban footprint. Summary of Submission from Urban Development Institute of Australia (Queensland) and others with similar content. 1. Inconsistency with SEQ Regional Plan and

Insufficient Urban Land UDIA (Qld) raises concern that the draft scheme

through to construction. While it is a highly profitable industry, it is also a necessary one that brings the broader community many benefits. The purpose of the draft scheme is to put in place the outcomes to be achieved by development, not the means to either hinder or facilitate development. Development will occur within the framework established through this legal land use planning instrument. 1. Inconsistency with SEQ Regional Plan and

Insufficient Urban Land The draft scheme exhibited reflects that adopted by Council and the State Government. At that time the




is inconsistent with the SEQ Regional Plan. UDIA (Qld) estimates the draft scheme will facilitate failure to meet SEQ Regional Plan targets for new 'greenfield' dwellings by 50 - 75 percent. This situation will arise due to the omission of key residential land from either Emerging Urban Community Zone and/or Investigation Zones/Areas in the draft scheme and will result in the failure of the draft scheme to meet the growth and settlement rates set for the Shire within the SEQ Regional Plan. The developable footprint indicated under the draft scheme conflicts with the 'Urban Footprint' indicated under the SEQ Regional Plan and requires review. There is inadequate designated land for urban purposes to meet demands for development in the draft scheme. There is a misinterpretation of demand for new dwellings in the Shire, available zoned land and likely dwelling yields. For example Redland Shire population grew at 4.47 percent between 1991 and 1996, 2.61 percent between 1996 and 2001, and 3.12 percent between 2001 and 2003. Extrapolating from building figures the 2003 - 2004 growth is estimated at 2.43 percent. Projections used in the Shire are only at between 1.6 percent and 2.3 percent per annum. Also the draft scheme does not seem to account demand for dwellings

SEQ Regional Plan was in a draft form. The Office of Urban Management together with DLGP&SR were closely involved in assisting the local government to ensure its draft scheme as exhibited complied with the requirements of the draft SEQ Regional Plan. The resulting draft scheme was endorsed by these agencies before public exhibition. Based on this process the mechanisms in the draft scheme including, among others the DEOs and zone allocations where that required by the State in relation to the draft SEQ Regional Plan. With the SEQ Regional Plan now adopted the draft scheme will undergo review, as required by legislation, to bring it into compliance with that Plan. This may involve a range of mechanisms each of which are discussed in other Items. Investigations and processes undertaken by the local government prior to and during 1st State Interest Review established that land allocations identified in the exhibited draft scheme were sufficient to meet population growth for the period to 2016. It is believed the figures used by UDIA (Qld) relating to a shortfall of between 50 – 75 percent to 2026 are based on – • Their review of impacts of Overlays, • Differences if planning horizons between the draft

scheme with an horizon of 2021 versus the SEQ Regional Plan being based on 2026,

• A lack of incorporating infill and redevelopment




increasing as household sizes per dwelling decrease and uses a conservative population data series. Projection of demand evidence indicates that growth is in fact exceeding the high growth series. The draft scheme has an inadequate land supply for a range of uses, unresolved investigation areas such as Kinross Road, undefined timing for resolution of investigation areas, lack of opportunity for private initiatives for structure planning and inadequate true future development areas. Inadequate assessment of available land stocks has been made. UDIA (Qld) ground truthed broad hectare research and revealed that conservatively land supply within the Shire will be exhausted before 2012 and not 2021 as suggested by the draft scheme. The draft scheme should identify a minimum 3 years supply approved, 8 years zoned and 15 years in strategic in a range of locations and markets to maintain choice, affordability and broad community objectives. Whether or not sufficient land has been identified, another critical consideration is to ensure that all land that has been identified as being for new residential development is developed to full potential. Failure to deliver developable land is going to result in a shortfall of land within Shire available to accommodate population growth.

opportunities. In relation to the Overlays the assumptions made in the submission are incorrect and discussed more fully in Item 5.1 – Overlays – General Matters in Workshop 5. Likewise, the lack of considering the ability of Infill development to contribute to housing provision is not a position adopted by the draft scheme. Housing provision will require a balance between new urban release and the utilisation of the opportunities provided through the draft scheme for infill and redevelopment. Only jointly will the resulting urban form meet the aim of achieving a compact urban form and the housing targets detailed in the SEQ Regional Plan. Other matters submission relating to population growth, Local Growth Management Strategies and the PIP both of which will provide guidance on timing, and structure planning processes is discussed in earlier sections of this response.




2. Incorrect Infill Estimates Incorrect infill dwelling estimates have been relied upon by Council in calculating future population. UDIA (Qld) of the view that Council has overestimated the likelihood and financial viability of infill development occurring. UDIA (Qld) expects that as a result of high land and building costs, market expectations and land suitability, only limited infill and medium density development will occur within the Shire during the lifetime of the planning scheme. There are serious viability flaws in the infill dwelling estimates of Council with the likely outcome being a significant shortfall below the required 4000 new infill dwellings set by the SEQ Regional Plan.

2. Incorrect Infill Estimates A number of independent studies were undertaken to establish a realistic expectation for infill and redevelopment opportunities. These were conservative in their approach and did not significantly impact on the amount of new urban areas identified in the draft scheme. Regardless of fully achieving infill expectations, sufficient land is provided in new urban areas to satisfy population growth for the planning horizon. As noted in the previous section the draft scheme must aim to provide a balance between development in new areas and infill and redevelopment in established areas. This is essential for a whole range of sustainable development reasons, viable public transport, accessibility to services and facilities, encouraging walking and cycling rather than private vehicle use and ultimately making the best and most efficient use of existing urbanised land and infrastructure. In addition, the SEQ Regional Plan outlines some specific greenfield versus infill targets for the Redlands. The targets detailed in the Plan mean that over 50 percent of the 17,500 dwellings required to 2026 are to be provided through infill dwellings. The draft scheme took a conservative approach to infill development based on the current prevailing urban form and community preferences. Preparation of the Local Growth Management Strategy including further investigation of the urban areas may result in changes




3. Restrictive Overlays The draft scheme has restrictive overlay provisions that unnecessarily reduce developable portions of zoned lands. This will render a number of designated development areas non-viable for development. Desire to protect and reinforce many aspects of the Redland environment has translated to a too generic overlay system unnecessarily limiting development in some areas. It is a concern that in reviewing overlay mapping and provisions associated with subject sites within the EUC Zone, approximately 75 percent of the sites are theoretically protected by overlay provisions, therefore reducing amount of developable land.

to place a greater emphasis on infill opportunities in the draft scheme in an attempt to reconcile these targets. 3. Restrictive Overlays There is significant concern at the lack of understanding of the application of function of Overlays in the UDIA (Qld) submission. A number of case studies are provided that are based on the premise that each Overlay simply prohibits development, therefore removing it from potential development. Alternatively, it is reasonable to assume that the presentation of the Overlays in a manner that removes land from development potential provides an argument for the need to release additional lands for urban purposes. Regardless of the reason behind the content of the submission a number of matters require clarification. Overlays do not prohibit development as the highest level of assessment attributed to any single Overlay is Code Assessable. To prohibit development in this way depicted in the submission in conflict with the performance approach of the IPA and the draft scheme. Overlays provide extra information about land. While the zone maps provide a guide to expected land uses the Overlays show if the land has a hazard, value, resource or amenity issue. In each Overlay Code Specific Outcomes are provided to allow examination




4. Bias on Environmental Preservation UDIA (Qld) believe the draft scheme has an apparent bias on environmental preservation to the detriment of population growth. The IPA seeks to achieve ecological sustainability being - a balance between ecological, economic and social outcomes. The UDIA (Qld) contends further consideration of the economic development component and the positive impacts for the community is warranted in the context of available infrastructure and previously cleared land in the Shire. The UDIA (Qld) considers an approach that simply retains and protects existing habitats and bushland areas with selective habitat reconstruction can allow for both the population growth and environmental protection visions to occur in unison.

and determination on how best to address these matters. Item 5.1 – Overlays – General Matters provides more detail in relation to this matter. 4. Bias on Environmental Preservation The draft scheme aims to provide a balance between the urban, rural and environmental values of the Shire together with social, economic and environmental outcomes. Discussion above clearly identify there is community concern, that the draft scheme does not do enough to protect the natural environment. Likewise, some areas of the community believe the draft scheme does too much and has a bias towards protecting the natural environment. Over time and through subsequent localised investigations, reviews and amendments the balance proposed in the draft scheme may be refined in specific locations. However, it is believed that overall the draft scheme does not favour one group or the other, but presents in a transparent and balanced way areas with and without environmental values. It is also recognised that development does not automatically result in environmental degradation and that it can provide significant opportunities to enhance




5. Non-Urban Land within the Urban

Footprint Identified in the SEQ Regional Plan

The SEQ Regional Plan was drafted so as to ensure that local governments consume all lands within the identified ‘urban footprint’, before additional land within the Investigation Areas are developed. This places an increased emphasis on the need for the draft scheme to be amended to include additional lands within the urban footprint not yet included within the draft scheme for urban residential purposes Whilst sites are obviously subject to various constraints which the SEQ Regional Plan does not explore, the inclusion of the site within the Regional Plans urban footprint represents a clear policy direction that the site is suitable for urban purposes. The current SEQ Regional Plan provides direction that a greater extent of the site is suitable for development than that shown on the draft scheme. . RSC mapping requires reviewed in accordance with the SEQ Regional Plan requirements.

environmental values. This is expressed throughout the draft scheme by outcomes aimed at ensuring development protects and enhances environmental values. 5. Non-Urban Land within the Urban Footprint

Identified in the SEQ Regional Plan Following is an excerpt from section 3 – Timing of Urban Expansion. Within the Urban Footprint the SEQ Regional Plan devolves responsibility to local authorities through their planning schemes. The SEQ Regional Plan defines the urban footprint as land in which 'all acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban open space ' must be contained. It continues by stating 'the urban footprint does not imply that all such lands can be developed for urban purposes. The urban footprint includes some land not available or appropriate to develop'. ' Within the urban footprint the draft scheme allocates a range of land use zones based on the opportunities available to the land, the lack of constraints on the land and the predominant surrounding urban pattern of development. For example here are still a number of undeveloped Park Residential sites throughout the Shire. While




Many properties within and on the urban fringe are excluded from urban purposes within the draft scheme. These parcels are a significant source of additional residential land. This would include low density and park residential type land, especially in areas that have infrastructure and other properties identified as having environmental constraints or values. Council should consider that the environmental benefits of holding and protecting fringe properties is better than larger scale impacts of development an expanded 'greenfield' footprint. Suggest Council includes these fringe properties in the draft scheme for urban purposes at this time and then consider larger 'greenfield' sites in the future. It is recognised that the urban footprint designation does not convey any development rights, however it places an onus on Council to consider the inherent development abilities of the site with a view to ensuring that all lands that have access to services can be developed without significant infrastructure expenditure and without detrimental environmental impact should be suitable zoned for development. Additional comments - • Restricting the residential footprint will only

force lot prices up because of the shortage. It is crucial to keep a large supply of residential land available at all times otherwise Council is

these have yet to develop it is not anticipated that a higher level of development would be imposed on that established residential environment, regardless of the constraints on the land. The draft scheme has proactively identified sites suitable for development and designated these areas in zones suitable to their local context and predominant surrounding land uses.




only catering for those above a certain income level which is not healthy for any community.

• Support balanced conservation but there are many areas in the Shire which could be considered for development that would have very low impact on the environment. These need to be investigated as indicated in the SEQ Regional Plan and in other areas as well.

• Increase the footprint to allow more land to be developed within 5km of the ocean.

• Council has previously resisted masterplan developers so we have had a piecemeal approach to development - just look at our shopping centres! Larger scale development seems to produce better community outcomes, such as Forest Lake.

• Cannot understand Council's reluctance to further urban development in Redland Bay and Victoria Point. Increasing population in these areas would support and ensure the viability of struggling shops in the large Victoria Point shopping centre.

• Residents must learn that progress goes on. • Huge increase in population and expansion in

the Shire is a fact. • Development is good as it provides greater

access to shops and property values may increase.




• The draft scheme only plans till 2021 a mere 16 years. This is far too short it should plan for 50 years or more.


Annexure to Item No: 01.01 Table 1 - Submission and Issue Numbers Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue 1414:1318 1415:1319 1416:1320 1417:1321 1418:1322 1419:1323 1420:1324 1421:1325 1422:1326 1423:1327 1424:1328 1425:1329 1426:1330 1427:1331 1428:1332 1429:1333 1430:1334 1431:1335 1432:1336 1433:1337 1434:1338 1435:1339 1436:1340 1437:1341 1460:1376 1461:1377 1462:1378 1463:1379 1464:1380 1465:1381

1466:1382 1467:1383 1468:1384 1469:1385 1470:1386 1471:1388 1472:1389 1473:1390 1474:1391 1475:1392 1476:1393 1477:1446 1478:1448 1479:1449 1480:1451 1481:1453 1482:1455 1512:1483 1513:1484 1514:1485 1515:1486 1516:1487 1517:1488 1518:1489 1519:1490 1521:1491 1522:1492 1523:1493 1524:1496 1525:1497

1526:1498 1527:1499 1528:1500 1530:1501 1531:1503 1532:1504 1533:1506 1535:1507 1536:1509 1537:1511 1538:1513 1539:1516 1540:1518 1541:1520 1542:1530 1543:1523 1544:1524 1545:1525 1546:1526 1547:1528 1548:1529 1549:1531 1550:1533 1551:1534 1552:1535 1553:1537 1554:1538 1555:1540 1556:1541 1557:1542

1558:1543 1559:1544 1560:1545 1562:1546 1568:1558 1569:1559 1570:1560 1571:1561 1572:1562 1573:1563 1574:1564 1575:1565 1576:1566 1577:1567 1578:1568 1579:1569 1580:1570 1581:1571 1582:1573 1583:1574 1584:1575 1585:1576 1586:1577 1587:1582 1588:1583 1589:1584 1590:1585 1591:1586 1618:1749 1619:1750

1620:1751 1621:1752 1622:1753 1623:1754 1624:1755 1625:1756 1626:1757 1627:1758 1628:1759 1629:1760 1631:1761 1632:1763 1635:2335 1636:1768 1637:1769 1638:1770 1639:1772 1640:1771 1641:1774 1642:1776 1643:1777 1644:1779 1645:1781 1646:1780 1647:1783 1648:1784 1649:1786 1650:1788 1651:1787 1652:1790

1653:1791 1654:1793 1655:1792 1656:1795 1658:1797 1659:1799 1662:1801 1663:1802 1665:1804 1667:1806 1669:1807 1670:1809 1671:1810 1672:1812 1673:1814 1674:1816 1675:1818 1676:1820 1677:1823 1678:1825 1679:1826 1680:1827 1681:1829 1682:1831 1683:1925 1684:1927 1685:1929 1686:1932 1688:1936 1689:1938

1690:1940 1702:1945 1703:1947 1704:1949 1705:1951 1706:1953 1721:2412 1722:2414 1723:2416 1724:2484 1725:1975 1726:1977 1727:1979 1728:1981 1729:1983 1730:1985 1731:1987 1732:1989 1733:1991 1764:2041 1765:2043 1766:2045 1767:2046 1768:2049 1769:2051 1770:2053 1771:2055 1772:2057 1947:2268 1948:2269

1949:2271 1950:2272 1951:2273 1952:2274 1953:2275 1954:2276 1955:2277 1956:2278 1957:2279 1958:2280 1959:2281 1960:2282 1961:2283 1962:2284 1963:2285 2010:7291 2038:2437 2039:2439 2040:2441 2041:2443 2042:2445 2043:2447 2044:2449 2045:2451 2046:2453 2047:2455 2048:2457 2049:2459 2074:2475 2075:2477

2076:2479 2087:2493 2096:2502 2097:2503 2098:2504 2099:2505 2100:2506 2101:2507 2102:2508 2103:2509 2104:2510 2105:7258 2106:2511 2107:2512 2108:2513 2109:2514 2110:2515 2111:2516 2112:2517 2113:2518 2114:2519 2115:2520 2116:2521 2117:2522 2118:2523 2119:2524 2144:3520 2166:2562 2167:2564 2168:2566

2169:2568 2170:2570 2171:2572 2172:2576 2173:2692 2174:2690 2175:2688 2176:2686 2177:2684 2178:2682 2179:2680 2180:2678 2181:2676 2182:2695 2184:2674 2185:2672 2189:2670 2190:2669 2192:2667 2193:2665 2205:2644 2216:2646 2218:2648 2221:2650 2223:2652 2224:2654 2225:2655 2227:2657 2229:2585 2231:2659

2233:2661 2235:2663 2246:2694 2248:2613 2254:2611 2268:2619 2269:2621 2270:2623 2271:2626 2272:2628 2273:2630 2274:2632 2275:2634 2276:2636 2277:2638 2278:2640 2279:3120 2280:3122 2281:3124 2282:3126 2283:3128 2284:3130 2285:3132 2286:3134 2287:3136 2288:3138 2289:3140 2290:3142 2298:2903 2299:2905


Table 1 - Submission and Issue Numbers - continued Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue 2300:2907 2301:2909 2302:2911 2303:2914 2326:2916 2327:2918 2328:2921 2329:2924 2330:2926 2344:2928 2350:2931 2352:7297 2354:2935 2355:2937 2359:2939 2361:2942 2364:2944 2365:2946 2369:2948 2370:2950 2371:2739 2372:2740 2409:2767 2426:2769 2427:2770 2429:2772 2430:2773 2431:2774 2432:2775 2433:2776

2434:2777 2435:2778 2436:2779 2437:2780 2438:2781 2439:2782 2440:2783 2442:2785 2443:2787 2444:2803 2445:2805 2446:2807 2447:2808 2448:2809 2449:2811 2450:2814 2451:2817 2452:2819 2454:2838 2455:2840 2456:2842 2457:2844 2458:2846 2459:2848 2460:2850 2461:2852 2462:2853 2464:2855 2465:2857 2466:2860

2484:2954 2490:2962 2495:2965 2502:2973 2505:2976 2512:2986 2516:2990 2517:2993 2518:2998 2519:3001 2520:3002 2521:3004 2522:3006 2523:3008 2524:3010 2525:3012 2526:3013 2550:3044 2551:3046 2552:3049 2553:3052 2554:3053 2555:3054 2556:3055 2557:3056 2558:3057 2559:3058 2560:3059 2561:3061 2562:3062

2563:3066 2564:3068 2565:3071 2566:3075 2567:7323 2568:3078 2569:3080 2570:3082 2571:3084 2572:3086 2573:3088 2608:3167 2609:3168 2610:3170 2611:3172 2612:3174 2613:3177 2614:3179 2615:3181 2616:3182 2617:3185 2618:3188 2619:3190 2621:3193 2622:3195 2623:3201 2624:3204 2625:3207 2629:3211 2630:3213

2631:3217 2632:3219 2633:3221 2634:3224 2635:3228 2636:3230 2637:3232 2638:3235 2639:3237 2640:3239 2641:3241 2642:3243 2643:3245 2644:3247 2645:3249 2646:3252 2647:3254 2648:3256 2649:3258 2650:3259 2651:3261 2656:3268 2657:3270 2658:3272 2659:3274 2660:3276 2661:3278 2662:3280 2663:3282 2664:3284

2665:3286 2666:3288 2667:3290 2669:3293 2671:3296 2672:3298 2673:3305 2674:3307 2675:3309 2676:3311 2677:3313 2678:3315 2679:3317 2680:3319 2681:3321 2682:3323 2683:3325 2684:3327 2685:3329 2686:3331 2687:3333 2688:3335 2689:3337 2690:3339 2691:3341 2692:3342 2693:3344 2694:3346 2695:3348 2696:3350

2697:3352 2698:3354 2699:3356 2700:3358 2701:3361 2702:3366 2703:3369 2704:3371 2705:3373 2706:3375 2707:3377 2708:3379 2709:3382 2710:3384 2711:3386 2712:3389 2713:3392 2714:3394 2715:3396 2716:3398 2717:3400 2718:3402 2719:3404 2720:3406 2721:3408 2722:3410 2723:3412 2724:3414 2725:3416 2726:3417

2727:3418 2728:3420 2729:3422 2730:3424 2731:3974 2732:3971 2733:3970 2734:3965 2735:3964 2736:3438 2737:3961 2738:3960 2739:3957 2740:3956 2741:3440 2742:3952 2743:3951 2744:3442 2745:3444 2746:3948 2747:3446 2748:3448 2749:3450 2750:3452 2751:3454 2752:3456 2753:3458 2754:3460 2755:3462 2756:3464

2757:3466 2758:3468 2759:3470 2760:3472 2761:3474 2762:3476 2764:3478 2765:3482 2766:3484 2767:3485 2768:3487 2769:3489 2770:3491 2771:3493 2772:3494 2773:3497 2774:3499 2775:3501 2785:3511 2791:3512 2792:3522 2793:3599 2803:3688 2804:3601 2805:3603 2806:3605 2807:3607 2808:3609 2809:3611 2810:3613

2811:3615 2812:3618 2813:3619 2814:3622 2815:3624 2816:3626 2817:3630 2818:3632 2819:3636 2820:3637 2821:3639 2822:3640 2823:3642 2824:3644 2825:3646 2826:3648 2827:3650 2829:3651 2830:3653 2831:3657 2832:3659 2833:3661 2834:3663 2835:3665 2836:3667 2837:3668 2838:3670 2839:3672 2840:3690 2841:3694

2842:3697 2843:3703 2844:3707 2845:3710 2846:3713 2848:3720 2849:3732 2850:3728 2851:3736 2852:3739 2853:3744 2854:3746 2855:3749 2856:3751 2857:3753 2858:3755 2859:3757 2860:3759 2861:3761 2862:3762 2863:3764 2864:3767 2865:3768 2866:3771 2867:3773 2868:3776 2869:3778 2871:3780 2872:3784 2873:3786



2919:3822 2922:3824 2923:3826 2931:3564 2937:3566 2948:3568 2950:3572 2951:3575 2953:3577 2959:3919 2960:3928 2961:3921 2962:3923 2964:3925 2965:3927 2966:3913 2967:3915 2968:3917 2969:3580 2971:3582 2978:3589 2979:3591 2980:3592 2981:3594 2982:3596 2983:3597 2984:3587 2985:3617 2986:3627 2987:3633

2988:3654 2989:3676 2994:3674 2995:3678 2996:3680 2998:3682 2999:3684 3000:3686 3001:3691 3002:3696 3003:3701 3004:3705 3005:3708 3006:3716 3007:3724 3008:3727 3009:3733 3011:3842 3012:3844 3013:3846 3014:3849 3015:3852 3016:3855 3017:3858 3018:3861 3019:3864 3020:3866 3021:3873 3022:3875 3023:3880

3024:3882 3025:4027 3026:4024 3027:4023 3028:4020 3029:4019 3030:4016 3031:4015 3032:4012 3033:4011 3034:4008 3035:4007 3036:4004 3037:4003 3038:4000 3039:3999 3040:3996 3041:3995 3042:3992 3043:3991 3044:3988 3045:3885 3046:3987 3047:3983 3048:3982 3049:3979 3050:3978 3051:3975 3052:3888 3053:3891

3054:3894 3055:3897 3056:3899 3057:3901 3058:7965 3059:3903 3060:3904 3061:3906 3062:3907 3070:3909 3071:3911 3072:3930 3073:3932 3074:3934 3081:3936 3082:3937 3088:3939 3098:4202 3099:4199 3100:4198 3101:4194 3102:4193 3103:4190 3104:4189 3105:4186 3106:4185 3107:4182 3108:4181 3109:4178 3110:4177

3111:4174 3112:4173 3113:4169 3114:4168 3115:4165 3116:4164 3117:4112 3118:4110 3119:4106 3120:4104 3121:4100 3122:4099 3123:4085 3124:4084 3125:4081 3126:4080 3127:4077 3128:4076 3129:4073 3130:4072 3131:4069 3132:4068 3133:4065 3134:4064 3135:4061 3136:4060 3137:4048 3138:4047 3139:4044 3140:4043

3170:4031 3171:4029 3172:4033 3173:4035 3174:4037 3175:4039 3176:4041 3177:4051 3178:4053 3179:4055 3180:4057 3182:4087 3183:4089 3184:4091 3186:4093 3187:4096 3188:4102 3189:4107 3190:4114 3191:4116 3192:4118 3193:4120 3194:4122 3195:4124 3196:4126 3197:4128 3198:4130 3199:4132 3200:4134 3201:4136

3202:4138 3203:4140 3204:4142 3205:4144 3206:4146 3207:4147 3208:4149 3209:4150 3210:4152 3211:4154 3212:4156 3213:4158 3214:4160 3215:4211 3216:4214 3225:4223 3226:4226 3227:4228 3228:4231 3229:4233 3230:4237 3231:4239 3232:4241 3233:4243 3234:4245 3236:4247 3238:4250 3239:4252 3240:4254 3241:4257

3242:4258 3243:4261 3246:4264 3247:4267 3261:4290 3264:4293 3265:4294 3266:4296 3277:4298 3278:4301 3280:4303 3283:4311 3284:4313 3285:4317 3286:4320 3287:4322 3288:4326 3289:4329 3290:4331 3291:4333 3292:4335 3293:4336 3294:4338 3295:4340 3296:4342 3297:4346 3298:4351 3299:4356 3300:4359 3301:4360

3302:4363 3303:4365 3304:4367 3307:4370 3309:4374 3311:4377 3313:4379 3314:4381 3315:4382 3316:4384 3317:4386 3318:4388 3320:4391 3330:4416 3331:4418 3332:4420 3333:4422 3334:4425 3335:4426 3336:4428 3337:4430 3338:4432 3339:4433 3340:4435 3341:4437 3342:4439 3343:4441 3344:4443 3345:4446 3346:4448

3347:4450 3348:4452 3349:4454 3350:4456 3351:4459 3352:4461 3353:4463 3354:4464 3355:5200 3356:4466 3357:4472 3358:4473 3359:4475 3360:4477 3361:4479 3362:4481 3363:4484 3364:4486 3365:4488 3366:4490 3367:4493 3368:4495 3369:4497 3370:4499 3371:4501 3372:4503 3373:4504 3374:4506 3375:4508 3376:4510



3377:4511 3378:4513 3379:4515 3380:4518 3382:5197 3383:5195 3384:5194 3385:5191 3386:5190 3387:5187 3388:5186 3389:5167 3390:5164 3391:5161 3392:5160 3393:5156 3394:5149 3395:5092 3396:5091 3397:5088 3398:5087 3399:5078 3400:5076 3401:5073 3402:5072 3403:5069 3404:4521 3405:4523 3406:4525 3407:4527

3408:4529 3409:4530 3410:4532 3411:4534 3412:4536 3413:4538 3414:4540 3415:4542 3416:4544 3417:4546 3418:4548 3419:4550 3420:4553 3421:4555 3422:4558 3423:4560 3424:4562 3425:4565 3426:4567 3427:4571 3428:4574 3429:4576 3430:4578 3431:4581 3432:4583 3433:4585 3434:4588 3435:4590 3436:4594 3437:4598

3438:4600 3439:4605 3440:4607 3441:4609 3442:4613 3443:4617 3444:4619 3445:4622 3446:4623 3447:4625 3448:4627 3449:4629 3450:4631 3451:4635 3452:4636 3453:4637 3454:4639 3455:4641 3456:4643 3457:4645 3458:4647 3459:4649 3460:4651 3461:4653 3462:4655 3463:4657 3464:4659 3465:4661 3466:4663 3467:4665

3468:4667 3469:4669 3470:8564 3471:4672 3472:4675 3473:4679 3474:4684 3475:4687 3476:4688 3477:4690 3478:4692 3479:4694 3480:4697 3481:4699 3482:4701 3483:4704 3484:4706 3485:4708 3486:4711 3487:4713 3488:4715 3489:4717 3490:4719 3491:4722 3492:4724 3493:4726 3494:4729 3495:4731 3496:4733 3497:4735

3498:4737 3499:4739 3500:4741 3501:4743 3502:4745 3503:4747 3504:4749 3505:4751 3506:4753 3507:4754 3508:4756 3509:4758 3510:4760 3511:4762 3512:4764 3513:4766 3514:4768 3515:4770 3516:4772 3517:4774 3518:4776 3519:4778 3520:4780 3521:4782 3522:4790 3523:4792 3524:4794 3525:4796 3526:4798 3527:4801

3528:4802 3529:4804 3530:4806 3531:4809 3532:4810 3533:4811 3534:4813 3535:4816 3536:4818 3537:4821 3538:4832 3539:4835 3540:4837 3541:4839 3542:4841 3543:4843 3544:4845 3545:4847 3546:4849 3547:4851 3548:4852 3549:4854 3550:4856 3551:4858 3552:4860 3553:4862 3554:4864 3667:4957 3668:4959 3669:4960

3670:4962 3671:4964 3672:4966 3673:4968 3674:4970 3675:4972 3676:4974 3677:4976 3678:4978 3679:4980 3680:4982 3681:4984 3682:4986 3683:4988 3684:4991 3685:4992 3686:4994 3687:4996 3688:4998 3689:5000 3690:5001 3691:5003 3692:5005 3693:5007 3694:5009 3695:5011 3696:5013 3697:5015 3698:5017 3699:5019

3700:5021 3701:5023 3702:5024 3703:5026 3704:5028 3705:5030 3706:5032 3707:5034 3708:5036 3709:5038 3710:5039 3711:5041 3712:5043 3713:5045 3714:5047 3715:5049 3716:5051 3717:5053 3718:5055 3719:5057 3720:5059 3721:5060 3722:5061 3723:5063 3724:5065 3725:5067 3726:5079 3727:5081 3728:5082 3729:5084

3730:5086 3731:5095 3732:5097 3733:5099 3734:5101 3735:5103 3736:5105 3737:5107 3738:5108 3739:5109 3740:5111 3741:5113 3742:5115 3743:5116 3744:5117 3745:5118 3746:5120 3747:5122 3748:5124 3749:5126 3750:5128 3751:5130 3752:5132 3753:5134 3754:5136 3755:5138 3756:5140 3757:5142 3758:5144 3759:5146

3761:5150 3762:5152 3763:5154 3764:5165 3765:5168 3766:5171 3767:5173 3768:5175 3769:5177 3770:5179 3771:5181 3772:5183 3773:5201 3774:5203 3775:5205 3776:5207 3777:5209 3778:5211 3779:5213 3780:5215 3781:5217 3782:5219 3783:5221 3784:5222 3785:5224 3786:5226 3787:5227 3788:5229 3789:5231 3790:5233



3821:5291 3822:5293 3823:5295 3824:5296 3825:5297 3826:5299 3827:5301 3828:5303 3829:5305 3830:5307 3831:5309 3832:5311 3833:5313 3834:5314 3835:5316 3836:5318 3837:5320 3838:5321 3839:5323 3840:5325 3841:5327 3842:5329 3843:5331 3844:5333 3845:5335 3846:5337 3847:5338 3848:5340 3849:5342 3850:5344

3851:5345 3852:5347 3853:5349 3854:5352 3855:5354 3856:5357 3857:5360 3858:5362 3859:5364 3860:5367 3861:5370 3862:5372 3863:5375 3864:5377 3865:5379 3866:5381 3867:5383 3868:5385 3869:5387 3870:5390 3871:5392 3872:5393 3873:5396 3874:5400 3875:5402 3876:5404 3877:5406 3878:5408 3879:5411 3880:5413

3881:5415 3882:5418 3883:5420 3884:5422 3885:5424 3886:5426 3887:5428 3888:5431 3889:5433 3890:5435 3891:5437 3892:5438 3893:5439 3894:5441 3895:5443 3896:5445 3897:5446 3898:5448 3899:5449 3900:5451 3901:5452 3902:5455 3903:5457 3904:5459 3905:5460 3906:5462 3907:5464 3908:5465 3909:5467 3910:5468

3911:5470 3912:5473 3913:5475 3914:5477 3915:5479 3916:5481 3917:5483 3918:5484 3919:5489 3920:5492 3921:5495 3922:5496 3923:5497 3924:5499 3925:5501 3926:5503 3927:5505 3928:5507 3929:5509 3930:5511 3931:5513 3932:5514 3933:5516 3934:5518 3935:5520 3936:5522 3937:5524 3938:5525 3939:5527 3940:5528

3941:5530 3942:5534 3943:5532 3944:5536 3945:5538 3946:5539 3947:5542 3948:5546 3949:5548 3950:5550 3951:5551 3952:5554 3953:5557 3954:5559 3955:5561 3956:5564 3957:5566 3958:5567 3959:5568 3960:5570 3961:5572 3962:5574 3963:5576 3964:5586 3965:5588 3966:5590 3967:5592 3968:5594 3969:5595 3970:5596

3971:5597 3972:5599 3973:5601 3974:5604 3975:5607 3976:5610 3977:5613 3978:5615 3979:5617 3980:5619 3981:5630 3982:5632 3983:5634 3984:5636 3985:5638 3986:5639 3987:5641 3988:5643 3989:5645 3990:5647 3991:5649 3992:5651 3993:5652 3994:5654 3995:5656 3996:5658 3997:5660 3998:5662 3999:5663 4000:5666

4001:5668 4002:5670 4003:5672 4004:5674 4005:5676 4006:5678 4007:5679 4008:5681 4009:5683 4010:5685 4011:5687 4012:5688 4013:5692 4014:5696 4015:5698 4016:5699 4017:5700 4018:5701 4019:5703 4020:5705 4021:5707 4022:5709 4023:5711 4024:5712 4025:5714 4026:5716 4027:5718 4028:5720 4029:5722 4030:5724

4031:5726 4032:5728 4033:5729 4034:5731 4035:5733 4036:5735 4037:5736 4038:5738 4039:5740 4040:5742 4041:5743 4042:5745 4043:5747 4044:5749 4045:5751 4046:5753 4047:5755 4048:5758 4049:5759 4050:5760 4051:5762 4052:5764 4053:8525 4054:5767 4055:5769 4056:5771 4057:5773 4058:5774 4059:5777 4060:5779

4061:5781 4062:5783 4063:5786 4064:5789 4065:5790 4066:5792 4067:5794 4068:5796 4069:5798 4070:5800 4071:5803 4072:5805 4073:5807 4074:5808 4075:5810 4076:5812 4077:5814 4078:5816 4079:5819 4080:5822 4081:5824 4082:5827 4083:5829 4084:5831 4085:5833 4086:5836 4087:5837 4088:5839 4089:5841 4090:5844

4091:5846 4092:5849 4093:5851 4094:5853 4095:5855 4096:5857 4097:5859 4098:5861 4099:5863 4100:5865 4101:5871 4102:5873 4103:5875 4104:5877 4105:5879 4106:5881 4107:5883 4108:5884 4109:5886 4110:5888 4111:5890 4112:5894 4113:5896 4114:5898 4115:5900 4116:5905 4117:5903 4118:5906 4119:5908 4120:5910



4151:5973 4152:5983 4153:5986 4154:5989 4155:5991 4156:5993 4157:5995 4158:5997 4159:5999 4160:6001 4161:6003 4162:6005 4163:6007 4164:6009 4165:6010 4166:6012 4167:6013 4168:6014 4169:6017 4170:6019 4171:6022 4172:6025 4173:6027 4175:6032 4176:6035 4177:6038 4178:6040 4179:6042 4180:6045 4181:6047

4182:6048 4183:6050 4184:6052 4185:6054 4186:6057 4187:6060 4188:6063 4189:6066 4190:6069 4191:6071 4192:6073 4193:6075 4194:6077 4195:6080 4196:6083 4197:6087 4198:6089 4199:6090 4200:6091 4203:6095 4206:6097 4208:6099 4209:6101 4212:6103 4213:6105 4214:6107 4215:6110 4216:6112 4217:6113 4218:6115

4219:6117 4221:6119 4226:6122 4229:6124 4232:6126 4235:6128 4240:6130 4330:6141 4335:6143 4342:6145 4344:6147 4346:6149 4350:6151 4353:6153 4355:6155 4368:6158 4370:6160 4372:6162 4374:6164 4375:10922 4378:6166 4380:6168 4382:6170 4384:6172 4386:6176 4389:6178 4392:6180 4394:6182 4395:6184 4397:6186

4399:6188 4401:6190 4404:6193 4406:6194 4407:6197 4410:6199 4412:6201 4414:6203 4416:6205 4417:6207 4419:6209 4421:6211 4424:6213 4426:6215 4430:6217 4435:6219 4436:6221 4438:6224 4441:6227 4443:6229 4447:6231 4449:6233 4451:6237 4453:6239 4456:6241 4458:6244 4460:6246 4466:6248 4467:6249 4468:6251

4469:6252 4470:6254 4471:6256 4472:6257 4473:6258 4480:6274 4482:6276 4483:6277 4487:6281 4488:6284 4491:6286 4500:6288 4502:6290 4503:6421 4505:6292 4507:6294 4510:6297 4522:6300 4523:6302 4524:6303 4526:6306 4527:6308 4528:6310 4529:6312 4530:6314 4531:6316 4532:6318 4533:6320 4534:6322 4535:6324

4536:6327 4537:6329 4538:6331 4539:6333 4540:6335 4541:6337 4542:6339 4543:6341 4544:6343 4545:6344 4546:6349 4547:6351 4548:6353 4549:6355 4550:6372 4551:6374 4552:6377 4553:6379 4554:6381 4555:6384 4556:6386 4557:6388 4558:6389 4559:6392 4560:6395 4561:6397 4562:6400 4563:6402 4564:6406 4565:6408

4566:6410 4567:6412 4568:6414 4569:6417 4570:6420 4571:6424 4572:6427 4573:6430 4574:6432 4575:6433 4576:6436 4577:6440 4578:6444 4583:6460 4584:6462 4588:6466 4589:6467 4593:6470 4594:6472 4601:6478 4774:6656 4892:6525 4893:6527 4894:6529 4895:6531 4896:6532 4897:6534 4898:6536 4899:6537 4900:6539

4901:6541 4902:6543 4903:6545 4904:6547 4905:6549 4906:6551 4907:6553 4908:6555 4909:6557 4910:6559 4911:6561 4912:6562 4913:6564 5161:6738 5162:6741 5163:6743 5164:6746 5165:6748 5166:6751 5167:6754 5168:6758 5169:6760 5603:8614 571:977 3078:5869 3083:5801 3086:5690 5301:8498 5309:8500 5422:5426

5552:8505 5582:8505 5582:8501 5686:10886 5907:7638 5908:7639 1985:2550 1986:2549 1987:2548 1988:2547 1989:2546 1990:2545 1991:2544 1992:2543 1993:2542 1995:2541 1996:2540 2197:2700 2206:7308 2207:2698 2208:2699 2210:2697 2211:2608 2333:3154 2423:3161 2481:2941 2482:2951 2549:3043 2603:3159 2887:3765

3165:4278 3166:4277 3662:4952 3663:4953 3664:4954 3665:4955 3666:4956 4455:6267 4465:6269 5333:8971 5352:6973 5353:6974 5354:6975 5355:6976 5356:6977 5357:6978 5358:6979 5359:6980 5360:6981 5361:6982 5362:6983 5363:6985 5364:6986 5365:6988 5366:6989 5367:6990 5368:6991 5369:6993 5370:6994 5371:6995


Table 1 - Submission and Issue Numbers - continued Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue 5372:6996 5373:6997 5374:6998 5375:6999 5376:7000 5377:7001 5378:7002 5379:7003 5380:7004 5381:7005 5382:7006 5383:7008 5385:7009 5386:7010 5387:7011 5388:7012 5389:7013 5390:7014 5391:7015 5392:7016 5393:7017 5394:7018 5395:7019 5396:7020 5447:7058 5473:8540 5480:8503 5487:8588 5601:8633 5602:8753

55:94 185:28 198:19 430:693 568:1138 571:976 571:982 1561:1830 2132:2734 2389:3364 2542:3560 2790:4375 3224:6261 3268:6136 3583:6376 4723:7648 4810:8217 4890:8200 5059:8453 5105:7278 5261:9009 5295:8751 5480:8494 5854:9156 6048:9342 6057:9321 6076:9272 6118:9028 6045:9364 313:893

498:1176 527:1172 703:1549 784:1357 907:1720 982:2126 1039:2015 1041:2000 1071:1994 1072:1935 1073:1924 1202:10919 1218:1911 1710:2405 1780:2369 2142:3210 2417:6928 2789:4401 3279:6024 3322:6030 3328:5976 3329:5974 4588:10916 4598:7519 4644:7192 4656:7874 4709:7605 4725:7637 4736:7722 4751:7769

4772:7554 4779:7518 4890:8168 5052:8327 5059:8456 5083:8431 5125:9337 5126:9324 5132:9267 5149:9194 5151:9082 5152:9080 5155:9078 5157:9095 5282:8490 5292:8771 5293:8755 5300:8727 5302:8688 5307:8602 5408:8953 5425:8945 5463:8738 5466:8642 5484:8967 5486:9041 5492:8944 5568:8873 5620:8719 5689:9171

5694:9165 5852:9158 5857:9294 6022:9403 6048:9343 6056:9322 6078:9264 6098:9170 6111:9083 6134:8972 6135:8992 6140:8994 5771:9169 5796:10906 5797:10908 5916:7686 5917:7687 5918:7688 5933:10905 5935:7802 5936:7803 5985:8092 47:154 383:695 439:694 430:692 602:969 1243:1871 1039:2013 1138:2203

1138:2204 3169:4556 5176:9054 5177:9051 5321:8445 2391:10939 2491:10943 3321:6067 4890:8255 5771:9173 1387:2295 5691:9166 2800:4305 1699:2376 186:26 2592:3358 2973:11530755:1394 788:1343 854:1258 1248:2196 1250:1860 1564:2242 2787:4408 2798:4325 2943:4213 3613:6361 5130:9274 5468:8631 341:1122

2970:6449 647:963 569:1137 2360:3095 5311:8579 5510:10925 186:26 198:19 429:694 718:1547 753:9431 816:1265 875:35 902:1904 1396:2286 2342:3199 2494:6620 2508:2982 2593:3536 2939:422533223:6225 3237:6279 3760:5147 4365:615744735:7726 4737:7719 4738:7718 4781:7512 4859:8152 5094:7471

5299:8734 5467:8639 5592:8775 5992:8935 5993:8934 6132:9106


Table 2 - Submission and Issue Numbers - relevant to other Items - not defined as support or objection - continued. Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue 314:608 315:607 316:606 317:848 318:605 319:604 320:603 321:846 361:331 362:330 369:847 502:828 503:827 629:447 630:446 697:300 698:299 789:228 790:231 791:230 792:229 793:227 794:226 795:656 796:224 881:860 882:861 883:862 884:863 885:864 971:865

972:866 983:875 987:880 991:882 1140:1031 1141:1032 1142:1033 1143:1034 1144:1035 1145:1036 1146:1037 1147:1038 1148:1039 1149:1040 1150:1041 1151:1042 1152:1043 1153:1044 1154:1045 1155:1046 1156:1047 1157:1048 1158:1049 1113:1293 1118:1292 1271:1161 1272:1162 1273:1163 1274:1164 1275:1165 1276:1166

1277:1167 1630:1762 2310:3164 2311:3163 2576:3091 6079:8433 5111:7432 2148:2615 2496:6987 4722:7666 5491:9056 5768:9229 5768:9213 5768:10964 2535:4299 5110:7061 5129:9275 5054:8291 5098:7438 1604:2236 5069:8414 5069:8422 5091:8097 5098:7438 5124:6775 5124:6777 5160:9063 5160:9064 5804:9202 5805:9154 4879:8211

195:21 343:1110 718:1527 908:1710 1252:1859 1161:2194 1696:2381 2577:3559 2578:3558 2579:3557 2580:3556 2581:3555 3149:4807 3146:5603 3142:7721 5121:6778 4623:7450 4696:8090 4698:8089 4853:8192 4879:8223 5317:8476 5297:8750 5472:8584 4799:9335 5179:9049 5268:9048 5493:8942 5495:8940 5488:8958 5793:9263

2530:3735 2886:7602 2891:3747 2946:3889 2949:3893 2993:4218 3010:3954 3571:4872 3572:4873 3573:4874 3574:4875 3575:4876 3576:4877 3577:4878 3652:4945 3653:4946 3654:4947 3655:4948 3656:4949 4222:6892 4223:6891 4225:6890 4308:6137 4309:6138 4322:6139 4325:6140 4638:7465 5397:7021 5401:7023 5402:702 5400:7022

5404:7025 5406:7027 5409:7028 5410:7029 5412:7030 5413:7031 5414:7032 5415:7033 5416:7034 5417:7035 5418:7036 5419:7037 5420:7038 5421:7039 5424:7040 5427:7041 5430:7042 5432:7043 5433:7044 5434:7045 5435:7046 5436:7047 5437:7048 5438:7049 5439:7050 5440:7051 5441:7053 5442:7054 5443:7055 5444:7056 5851:7477

5873:7576 4490:6426 4492:6428 4493:6429 4494:6431 4495:6435 4496:6437 4497:6439 4498:6441 4499:6443 4501:6445 5549:7133 5554:7134 5556:7135 5557:7136 5558:7137 5560:7138 5561:7139 5564:7140 5565:7141 5566:7142 5569:7143 5572:7144 5574:7145 5577:7146 5579:7147 5581:7148 5588:7149 5590:7150 5593:7151 5594:7152

5595:7153 5596:7154 5598:7155 5600:7156 5607:7157 5610:7158 5612:7159 5613:7160 5614:7161 5615:7162 5616:7163 5617:7164 5618:7165 5619:7166 5621:7167 5622:7168 5623:7169 5624:7170 5625:7171 5626:7172 5627:7173 5628:7174 5629:7175 5630:7176 5631:7177 5632:7178 5633:7179 5634:7180 5635:7181 5636:7182 5637:7183

5638:7184 5639:7185 5640:7186 5641:7193 5642:7194 5643:7195 5644:7196 5645:7197 5646:7198 5647:7199 5648:7200 5649:7201 5650:7202 5651:7204 5652:7205 5653:7207 5654:7208 5655:7209 5656:7210 5657:7211 5658:7212 5659:7213 5660:7215 5661:7217 5662:7218 5663:7219 5664:7220 5756:7431 5757:7433 5758:7434 5759:7435

5760:7436 837:1672 2242:3306 2418:6927 2782:4695 3161:4786 5045:8408 5101:7548 5259:9011 5863:9182 6097:9175 6109:9092 5767:9258 5804:9204 5805:9146 5861:9119 5863:9073 6018:9376 6060:9318 6126:9020 6138:9001 5195:6803 5196:6804 5197:6805 5198:6806 5199:6807 5200:6808 5201:6810 1252:1859 2305:3548 2306:3541

2312:3551 2801:4281 3167:4597 3217:8081 3319:6078 4369:7475 4445:7472 4660:7788 4684:7494 4815:8128 4845:8324 4869:8113 5035:8118 5045:8405 5101:7546 5120:6792 5160:9061 5257:9030 5259:9014 5314:8511 5475:8580 5553:8714 5587:8645 5609:8733 5688:9179 5232:6897 5233:6898 1699:2376 2132:2737 2800:4305 5691:9166


Table 2 - Submission and Issue Numbers - relevant to other Items - not defined as support or objection - continued. Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue 1604:2236 1707:1957 1802:2073 1803:2075 1804:2076 1805:2077 1806:2078 1807:2079 1808:2080 1809:2081 1810:2082 1811:2083 1812:2084 1813:2085 1814:2087 1815:2088 1816:2089 1817:2090 1818:2091 1819:2092 1820:2093 1821:2094 1822:2095 1823:2096 1824:2097 1825:2098 1826:2099 1827:2100 1828:2101 1829:2102 1830:2103

1831:2104 1832:2105 1833:2106 1834:2107 1835:2108 1836:2109 1837:2110 1838:2111 1839:2112 1840:2114 1841:2115 1842:2116 1843:2117 1844:2119 1845:2122 1846:2132 1847:2133 1848:2134 1849:2135 1850:2136 1851:2138 1852:2139 1853:2140 1854:2141 1855:2142 1856:2145 1857:2146 1858:2147 1859:2148 1860:2149 1861:2151

1862:2152 1863:2153 1864:2154 1865:2156 1866:2157 1867:2158 1868:2159 1869:2160 1870:2161 1871:2162 1872:2163 1873:2164 1874:2165 1875:2166 1876:2167 1877:2168 1878:2169 1879:2170 1880:2171 1881:2172 1882:2173 1883:2174 1884:2175 1885:2176 1886:2177 1887:2178 1888:2179 1889:2180 1890:2181 1891:2183 1892:2184

1893:2185 1894:2186 1895:2187 1896:2188 1970:2334 1971:2337 1972:2338 2003:2395 2025:2426 2026:2427 2027:2428 2031:2430 2032:2429 2033:2431 2034:2432 2035:2433 2036:2434 2037:2435 2051:2462 2052:2463 2057:2464 2058:2465 2059:2466 2060:2467 2061:2468 2062:2469 2063:2470 2064:2471 2065:2472 2066:2473 2067:2474

2079:2485 2080:2486 2081:2487 2082:2488 2083:2489 2084:2490 2085:2491 2086:2492 2089:2496 2090:2497 2092:2498 2093:2499 2094:2500 2095:2501 2123:7947 2125:2538 2126:2539 2194:2701 2195:2702 2196:2703 2199:2704 2201:2705 2202:2643 2203:2707 2204:2706 2212:2708 2214:2709 2215:2710 2217:2711 2219:2642 5540:7114

2222:2712 2226:2713 2228:2714 2230:2715 2232:2716 2234:2717 2236:2718 2239:2719 2243:2720 2244:2721 2253:2594 2258:2597 2261:2601 2264:2603 2291:2888 2292:2889 2293:2891 2295:2892 2297:2894 2345:2895 2353:2897 2356:2898 2357:2899 2363:2900 2368:2901 2390:2748 2392:2749 2393:2750 2394:2751 2395:2752 2397:2753

2399:2755 2476:2913 2477:2919 2478:2922 2479:2929 2480:2940 2485:2957 2486:2958 2487:2959 2488:2960 2489:2961 2499:2968 2500:2969 2501:2971 2503:2972 2504:2979 2506:2978 2507:2980 2509:2981 2510:2984 2511:2985 2513:2987 2514:2988 2515:2992 2598:3152 2599:3153 2600:3156 2601:3157 2602:3158 2620:3192 2628:3209

2652:3263 2653:3264 2654:3265 2655:3266 2668:3292 2670:3295 2763:3477 2776:3503 2777:3504 2910:3868 2956:4306 2957:4308 2972:3584 2974:3585 2975:3586 2997:3683 3091:3941 3092:3942 3093:3943 3600:5485 3601:5487 3602:5488 3603:5490 3604:4897 3605:4898 3606:4899 3607:4900 3608:4901 3610:4903 3611:4904 3612:4905

4486:6403 4489:6411 5445:7057 5086:8480 5086:8481 5086:8482 5113:7116 5113:7188 5113:7221 5113:7222 5113:7234 5113:7235 5113:7241 5501:7069 5502:7070 5503:7071 5504:7072 5505:7073 5506:7074 5507:7075 5508:7076 5509:7077 5511:7078 5512:7079 5513:7080 5514:7081 5515:7082 5516:7084 5517:7085 5518:7086 5519:7087

5520:7088 5521:7089 5522:7090 5523:7091 5524:7092 5525:7093 5526:7094 5527:7095 5528:7096 5529:7097 5530:7099 5531:7100 5532:7103 5533:7104 5534:7106 5535:7108 5536:7109 5537:7110 5538:7111 5539:7113 5540:7114 3590:4883 3591:4884 3592:4885 3593:4886 3594:4887 3595:4888 3596:4889 3597:4890 3598:4891 3599:4892

2209:3518 2334:3300 2358:3301 2366:3302 2367:3303 2411:3304 2889:3774 2903:3840 2904:3841 2907:7447 2909:3854 2924:3857 2925:3860 2928:3863 2934:3879 2936:3884 2941:3886 2952:3895 3255:7699 3282:4520 3586:4879 3587:4880 3588:4881 3589:4882 4314:6686 4315:6685 4316:6684 4317:6683 4318:6682 4319:6681 4320:6680


Table 2 - Submission and Issue Numbers - relevant to other Items - not defined as support or objection - continued Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue 3614:4906 3615:4907 3644:4937 3645:4938 3646:4939 3647:4940 3648:4941 3649:4942 3650:4943 3651:4944 4287:6703 4288:6702 4289:6701 4290:6700 4291:6699 4292:6698 4293:6697 4294:6696 4295:6695 4296:6694 4297:6693 4298:6692 4299:6691 4300:6690 4310:6689 4311:6688 4312:6687 5234:6899 5235:6900 5236:6902

4321:6679 4323:6678 4324:6677 4326:6676 4327:6675 4328:6674 4329:6673 4331:6672 4332:6671 4333:6670 4371:6669 4373:6668 4376:6667 4377:6666 4379:6665 4381:6664 4383:6663 4385:6662 4387:6661 4388:6660 4390:6659 4477:6704 4485:6399 5188:6796 5189:6797 5190:6798 5191:6799 5192:6800 5193:6801 5194:6802

5202:6811 5203:6812 5204:6813 5205:6814 5206:6815 5207:6816 5208:6817 5209:6818 5210:6819 5211:6820 5212:6821 5213:6822 5214:6823 5215:6824 5216:6825 5217:6826 5218:6827 5219:6828 5220:6829 5221:6830 5222:6831 5223:6832 5224:6833 5225:6834 5226:6835 5227:6836 5228:6837 5229:6839 5230:6843 5231:6893

5237:6903 5238:6904 5239:6905 5240:6906 5241:6907 5242:6908 5243:6909 5244:6910 5245:6911 5246:6912 5247:6914 5248:6915 5249:6916 5250:6917 5251:6918 5252:6919 5253:6921 5254:6922 5255:6923 5256:6929 5260:6930 5262:6931 5263:6932 5265:6933 5266:6934 5267:6935 5272:6936 5306:6947 5328:6949 5329:6950

5875:7593 4736:7723 1078:1745 1254:1856 2801:4283 5257:9032


WORKSHOP: 01

Item No.: 01.02 Employment Investigation Areas


In total this report addresses 222 submissions relating primarily to the three employment investigation areas of the draft Redlands Planning Scheme. The majority of these submissions (172) were a form submission objecting to the Kinross Road area for employment purposes followed in number by individual submissions objecting to all three employment investigation areas. Several individual submissions also objected to these areas individually. In contrast, Council received a small number of submissions in support of the three areas or supporting the reinstatement of the previously proposed Integrated Employment Centres. The grounds raised by all submissions reported in this report have been grouped into the following major headings and will be reported in this order: 1. Future employment opportunity in the

Redlands; 2. Kinross Road Employment Investigation

Area; 3. Taylor/Springacre Road Employment

Investigation Area; 4. Double Jump Road Employment

Investigation Area; and

See Annexure Total Sub: 222

Employment Investigation Areas (1) Background Currently between 50- 60% of the Redlands workforce travel to locations outside the Shire to access employment opportunities. With future population growth increasing the level of employment in the Shire and the economic, social and environmental benefits this will bring is one of the more significant challenges facing the Shire. In this regard, Council has long recognised that the establishment of a number of integrated employment areas, along with other initiatives, would provide a significant contribution to achieving a higher level of July employment self-containment for existing and future residents of the Shire. In 2000, Council and the Queensland Government through its Department of State Development commissioned a joint study (Redland Shire Integrated Employment Study 2000) to identify and evaluate potential sites for the future establishment of Integrated Employment Areas (IEAs) within the Shire.

Officer’s Recommendation Document 1. That Part 3, Division 1, Section 3.1.7 – DEO

No. 2 Character and Identity be amended as follows: (a) sub clause (a)(ii) be amended as follows - “(ii) the landscape and scenic amenity of the rural and bushland areas to the south of Eprapah Creek and west of Taylor Road which provide a dramatic contrast to the potential future urban areas to the north and east”; (b) sub clause (c) be amended as follows - “(c) restricting the range of uses undertaken within each of the four areas included within the Emerging Urban Community Zone (south east Thornlands area, Kinross road area, land south of Boundary Road and Point Lookout area) to maintain the land’s low intensity and open character until such times as structure plans are prepared and managed by Redland Shire Council, in partnership with landowners, stakeholders and the community and approved by the Regional Planning Minister”; (c) sub clause (d) be amended as follows - “(d) ensuring no further expansion of urban development outside of those areas included in the urban footprint under the South East Queensland Regional Plan and zoned for urban purposes under this Planning Scheme.”




5. Previous Integrated Employment Centres The process of grouping submissions into one report recognises the connections between the grounds of submission raised, while also presenting a holistic response to these interrelated grounds. A significant proportion of individual submissions (up to 20) to the employment investigation areas have also expressed objection to any urban development of these areas. Whilst a large number of submissions (175) to the Kinross Road Employment Investigation Area supported its development for residential purposes through the form submission. It is not clear if this support has been given in preference to development of an integrated employment area. Please refer to the Urban Footprint and Population Growth Submission Report which documents and reports on submissions directly relating to urban footprint and general growth issues. The reports on Double Jump Road and Taylor/Springacre Roads also provide further detail on the development futures for these areas. (1) Future Employment Opportunity Submission grounds relating to future employment opportunity in the Redlands presented two divergent viewpoints. Submissions relating to this topic either

Following evaluation of eleven (11) sites, the Study recommended two preferred sites for the establishment of IEAs, Birkdale Road, Capalaba and German Church Road, Redland Bay. The two sites were subsequently identified for IEA purposes in the Redlands Planning Scheme – Statement of Proposals (SOP) that was publicly exhibited in 2002. The two sites were retained as the preferred IEA sites in the draft Redlands Planning Scheme provided to the Queensland State Government for the First State Interest Review. Late in 2004, Redland Shire Council was instructed by the Queensland State Government to remove the two previously identified sites from the draft Redlands Planning Scheme. Council were further instructed to initiate investigations of the three areas to determine their suitability for integrated employment opportunities. These areas were: Kinross Road Area, Thornlands; Taylor/Springacre Road Area,

Thornlands; and Double Jump Road Area, Victoria Point

(see Map 1 in annexure). In January 2005, Council commenced public notification of its draft Planning Scheme in

2. That Part 3, Division 1, Section 3.1.7 – DEO No. 6 Economic Development, sub clause (c) be deleted and replaced within the following - “(c) facilitating opportunities for integrated employment within the area as depicted on Map 1 – Integrated Employment Area which is intended to - (i) accommodate future modern high

quality and structured planned employment centres;

(ii) incorporate appropriate infrastructure, transportation links and environmental and scenic amenity protection measures;

(iii) provide a significant\ contribution to satisfying the future business and employment needs of the shire.”

3. That the following sub clause within Part 3, Division 2 – section 3.2.3 Strategies for the Shire be amended as follows - (a) clause 3.2.3 (1)(f) be amended as follows: (f) The Emerging Urban Community zone contains land located in four locations throughout the Shire - (a) South East Thornlands; (b) Kinross road; (c) Taylor Road, Springacre Road and Woodlands Drive; (d) South West Point Lookout. These areas are generally considered suitable for urban development within the life of this Planning Scheme (8 years) subject to the




supported increased local employment opportunity or alternatively supported the improvement of access to employment opportunity outside the Redlands. Grounds presented in support of increasing employment opportunity in the Redlands were that the Redlands currently has an unacceptably high level of commuting to employment outside of the Shire. With increasing population this situation will be further exacerbated. It was suggested that the draft Scheme lacks adequate industrial land supply to address this issue restricting employment and industry opportunities. In contrast, other submissions did not see a need to increase local employment opportunity and industrial lands within the Shire on the following grounds: employment areas will have an adverse

impact on the quality of life of Shire residents by increasing pollution, increased heavy vehicles on roads and increased traffic congestion;

the Redland’s community does not have high expectations for internal employment, particularly if it means sacrificing the landscape, conservation and amenity values of the Shire – these values should be given priority over employment areas;

the Redlands is an attractive areas to live in

accordance with Ministerial instruction but also recognised that its Scheme was deficient in adequately responding to future employment needs other than commitment to undertake further investigation of the three identified areas. (Documented in DEO 6 of the draft Redlands Planning Scheme). (2) draft SEQ Regional Plan Early in 2005, Council lodged a submission to the draft Regional Plan formally advising that the Taylor/Springacre Road area has been included as an Employment Investigation Areas (under DEO 6 Economic Development) without inclusion in a specific zone in the publicly released draft Redlands Planning Scheme. In accordance with this DEO, the suitability of this area along with the Kinross Road and Double Jump Road areas were to be investigated for integrated employment purposes. Notwithstanding the results of these investigations Council submitted that these areas be maintained in the Investigation Area designation of the finalised Regional Plan. In addition, this submission requested that if the employment area investigation in the Shire does not provide acceptable outcomes in the three alternative areas identified, the opportunity to revisit the German Church

preparation and adoption of structure plans which –

will be prepared and managed by Redland Shire Council,

undertaken partnership with landowners, key stakeholders and the community,

be approved by the Regional Planning Minister”,

(b) clause 3.2.3(1)(l) be deleted and replaced with the following -

“(l) one new future employment area has been identified. This area is identified on Map 1 – Future Employment Area accompanying DEO 3.1.7(c). This area is primarily intended to provide a significant contribution to satisfying the future business and employment needs for the Shire. Detailed investigation of the area will be undertaken following the adoption of the Redlands Planning Scheme in accordance with the provisions of the Emerging Urban Community Zone, Planning Scheme Policy 15 – Emerging Community and the Structure Planning Provisions of the SEQ Regional Plan.” (c) clause 3.2.3 (4)(c) be amended as follows - “(c) business and Industrial development is encouraged through the designation of land for commercial, business and industry purposes. A large area of land to the south of Boundary road Thornlands and bounded by Taylor Road to the west and Springacre Road to the east, has been identified to provide a significant long




because it lacks industrial type development.

result in a loss of the Redlands rural character (farms, open space and bushland)

Rather public transport links to employment areas outside the Shire should be improved and/or Redlands employment future should be in developing tourism and rural based employment rather than industrial type of development. Other submissions questioned the IEAs as a mechanism to increasing local employment on the grounds that local employment centres may not increase Redlands’ employment containment as there is no guarantee that workforce will be local. (2) All three employment investigation areas The majority of individual submissions (30) received did not support the development of any of the three employment investigation areas for employment purposes on the following grounds: Location, Land Use and Ownership IEA development at these locations would

be inconsistent with adjoining residential/retirement areas;

the three areas have a highly fragmented ownership pattern;

Road Integrated Employment Centre (IEC) site should be acknowledged in the final Regional Plan. It was also requested that the Birkdale IEC site be included within the Urban Footprint designation regardless of the outcome of the employment area investigation. (See Section 4 for comment on final release SEQ Regional Plan). (3) Redland Shire Integrated Employment Area Investigation Council early in 2005 engaged independent consultants SGS Economics & Planning to undertake the identified investigation. In summary the study brief was to: forecast future employment levels and

the land that this would require consistent with the Redland’s economic development aspirations (Economic Growth Strategy, 2004); and

assess the suitability and the potential of the three employment investigation areas for integrated employment purposes.

SGS Economics and Planning have now completed the investigation and detailed its findings the Redland Shire Integrated Employment Area Investigation (June, 2005).

term contribution to satisfying the future business and employment needs for the Shire. The network of Business and Employment Areas is illustrated in Map 3 – Employment Areas.”

4. Part 4 Division 5 – Emerging Urban Community – amend the “Note” after Clause 4.5.7 (1) to state - “Note – The zone comprises four (4) areas that are potentially suitable for future urban development within the life of this planning scheme, being eight years from the date of adoption – The areas located at South East

Thornlands, Kinross Road and Point Lookout are generally considered suitable for future urban residential purposes;

Land located to the south of Boundary Road included within sub area EUC1, is intended to provide a significant long term contribution to the current and future business and employment needs of the Shire.

Opportunities for limited urban residential within sub area EUC1 will only be considered in circumstances where the Local Authority is satisfied the establishment of such a use, promotes and enhances the primary use of the land for business and employment purposes;

Land included within the zone and sub area




land speculation has occurred in all three areas based on the expectation of residential development;

the IEAs represent further urban expansion and will encourage/induce further urban development in adjoining lands

Environmental IEAs should not be developed within

identified Koala habitat in areas (A1 & A2 Koala Management Areas);

IEA development at these locations would have an adverse impact on the Redlands’ landscape and environmental values;

Infrastructure IEAs will increase traffic volume, particularly

heavy traffic, of roads already at capacity due to increased population in the southern end of the Redlands;

increased demand generated by IEAs on limited water supply;

remoteness of areas from utility services; Other community has been poorly informed about

the employment investigation areas as display maps did not show these areas.

(a) Future Employment Requirements To provide opportunity for 60 percent of the Redlands workforce to be employed locally in 2026 the investigation forecast that the Redland’s will need to create a net (cumulative) increase of approximately 22,430 jobs. This is the number of jobs demanded over and above the existing number of jobs located in Redland Shire of about 26,100. Therefore, total employment (that is, jobs actually located in Redland Shire) would be around 48,530 in 2026. The forecast was based on increasing employment in the following economic sectors: Manufacturing and food processing; Communication services; Health and community services Education; Wholesale trade; and

Retailing, personal services and tourism-

related sectors. More specifically, Financial and business services,

community and personal services including education, recreation, leisure,

is subject to a variety of constraints and opportunities that require significant investigation and detailed structure planning in accordance with Planning Scheme Policy 15 – Emerging Urban Community and the guidelines specified in South East Queensland Regional Plan;

Structure Plans to be undertaken for each of the four areas included within the Emerging Urban Community zone will ensure future development. contain acceptable urban uses; are designed to incorporate best

practice sustainable principles, ensuring demand for water, power and waste are minimised and maximum advantage is taken of all reuse opportunities;

achieving dwelling densities which maximise yield;

achieve land use and transport integration;

connect with surrounding areas; concentrate a mix of higher residential

densities and commercial intensities around existing or future public transport modes;

create balanced and affordable communities with a clearly defined range and mix of housing type and price;

have the capacity to be serviced by




A number of these submissions (up to 20) also objected to the development of the three employment investigation areas for any urban purposes should the area not be developed for employment. Submission grounds presented also related to only one of the employment investigation areas. These specific grounds are presented below. (3) Kinross Road – Employment Investigation Area A large number of submissions (175) did not support the development of the Kinross Road Employment Investigation Area for integrated employment purposes. The majority (172) of these submissions were a form submission. The grounds for objection by both the form submission and individual submissions are as follows: significant community objections to past

proposals to develop the area for employment purposes resulting in Council commitment not to consider employment uses in this area;

the area is not suited for employment purposes due to interface issues with adjoining residential uses, its inherent suitability for residential purposes, steep

entertainment and tourism; Horticultural research and education

infrastructure exploring high value, ‘clean and green’ growing, processing, distribution and retailing activities;

Small scale logistics activities; Low impact, high value Elaborately

Transformed Manufacture (ETMs) such as electronic and photographic equipment assembly, marine craft manufacturing, pharmaceutical and other scientific manufacturing;

Knowledge and creativity based business including software development, science, engineering and legal and health;

‘big box’ retailing including factory and warehouse outlets and general bulky goods stores (i.e. furniture and white goods);

range of traditional industrial activities that including manufacturing/processing, general service industries like construction, commercial services and repairs and utilities.

It should be also acknowledged that while this forecast employment level is aspirational, it also reflects the strong economic development policy focus of Redland Shire.

physical and social infrastructure which can be staged economically to meet the demand;

identify and preserve infrastructure corridors;

identify sites and make provision for community uses and public services, including education, health, social and emergency services;

take place in an appropriate sequence, with any out-of-sequence or bring forward costs met by the developments;

respond to development constraints, including identifying and protecting significant nature conservation and other environmental values and mitigating undesirable impacts;

make provision for local job opportunities and economic activity areas;

provide for and support the use of internal and external public transport, walking and cycling.

make available up to date communications technology to all homes and businesses; and

provide for open space within the area and inter urban breaks where required.

(Note: provisions may be varied within sub-area EUC1 to reflect the primary purpose of this land for business and employment




topography, fragmented ownership, high order environmental values (e.g. Koala corridor);

established centres adequately cater for the Shires’ employment needs;

the area is inherently suited for residential development due to its elevated position providing vistas of the Bay;

the area is distanced from regional road networks; and

pressure on transportation infrastructure that is already at capacity.

One submission was lodged in support of development of the Kinross Road Area for integrated employment purposes on the ground that it is the best of the three as it is close to urban areas and the main road network and in terms of urban form. Amenity concerns could be overcome through detailed planning and design. It should also be recognised that whilst these submissions did not object to development of the Kinross Road Area for residential purposes Council received a significant number of submissions objecting to expansion of the urban footprint. (4) Taylor/Springacre Road Employment Investigation Areas Most submissions (up to 10) directly responding

(b) Future Employment Land Requirements The employment forecast was then used to calculate the land requirements of this additional employment by applying standard floorspace ratios. This analysis estimated that approximately 255 hectares of (net additional) land will be required by 2026 to satisfy the forecast employment growth. It also identified an additional buffer stock of 50 hectares to cater for any further unexpected jump in demand and/or for longer–term industrial needs. As such, the analysis identified that 305 hectares of (net additional) land will be required to meet forecast employment growth. It is important that a proportion of future employment lands can be accommodated in existing non-industrial commercial precincts (i.e. existing centres) as well as industrial precincts. For example, approximately 30 hectares of land is currently available in the Shire within existing industry precincts. As such, the future integrated employment area/s would not be required to accommodate the total 305 hectares of employment lands identified, but a proportion of this would be expected to co-locate with other economic activities at the future IEA/s.. Following employment forecast, the

purposes.) Structure plans for each of the four areas included within the Emerging Urban Community zone will be managed by Redland Shire Council in partnership with the principal landowners/stakeholders and community and must be approved by the Regional Planning Minister.

Mapping 1. That Map 1 within Part 3, Division 1: Desired

Environmental Outcomes be amended to show only part of one of the previous employment investigation areas - Delete the Kinross Road and Double Jump

Road Employment Investigation Areas; The Taylor/Springacre Area is to be

partially maintained. The part of the area west of Taylor Road is to be removed;

Amend title and legend to reference Integrated Employment Area.

2. Mapping within Part 3, Division 2: Strategic Framework requires amendments to reflect the Taylor/Springacre Road Integrated Employment Area.

3. Amend Zone Mapping to - Include the amended Taylor/Springacre

Road Area – Integrated Employment Centre within an Emerging Urban Community sub area 1 – Integrated Employment Centre Zone;

Remove the Emerging Urban Community




to the Taylor/Springacre Road Employment Investigation Area presented the view that this area was unsuitable for employment purposes on the following grounds: employment development would have an

adverse impact on the areas significant landscape/visual values, particularly in the southern part of the area along Woodlands Drive;

the area provides habitat to a diversity of native wildlife, including Koalas;

the area adjoins a significant waterway (Eprapah Creek).

the areas semi-rural character will be lost; One submission also commented that if development of the area occurs it should be consistent with existing uses (i.e. rural or park residential - 2000-4000m2 lots). One submission was lodged in support of development of the Taylor/Springacre Area for integrated employment purposes on the ground that it is relatively more suited for employment purposes than the other employment investigation areas. (5) Double Jump Road Employment Investigation Area The small number of submissions (5) that

investigation then assessed the suitability of each of the three identified areas against detailed integrated employment area criteria. The attributes that were assessed for each site were grouped into five broad categories, being: Transport Connectivity & Accessibility; Location, Land Use & Ownership; Ability to be serviced with Reticulated

Infrastructure; Topography & Environmental

Sensitivities; and Potential Economic Linkages &

Competitive Strengths. Added weighting was given to the ownership structure criteria under the Location, Land Use & Ownership category. This was justified as a single management structure was found by the investigation to be critical to the success of an IEA. In particular, a single management structure provides the ability to manage the area in an integrated and consistent manner providing certainty to prospective investors about the types of activities that are encouraged to locate. This in turn significantly assists in achievement of a stated vision and/or set of objectives for an IEA. (c) Site Suitability Analysis

sub area 1 – Employment and Urban Residential purposes from the Kinross Road area.

4. Amend the Bushland and Habitat Overlay by removing the enhancement habitat designation from the area of Taylor/Springacre Road included within the Emerging Urban Community Zone sub-area EUC1.

Workshop Recommendations Officers’ Recommendation accepted with the following additions - • Ensure documentation includes opportunities

for higher order education in the Emerging Urban Community Zone at the Kinross Road and Boundary/Taylor Road areas.

• Boundary/Taylor Road area is incorporated into a sub-area in the Emerging Urban Community Zone for investigation of broader employment opportunities. Refer to Item 1.06

• Ensure that the DEO’s reflect these changes. • The Note in 4.5.7(1) of the Emerging Urban

Community Zone Code reflects that the zone is for - • future urban purposes, rather than just

urban residential purposes, • includes specific mention of

Boundary/Taylor Roads for employment opportunities, and

• includes specific mention of Boundary/Taylor Roads and Kinross for




directly responded to the Double Jump Road Employment Investigation Area did not support this area for integrated employment purposes on the following grounds: not well located in relation to urban areas

and the strategic road network; the surrounding road network are unsuited

for the extra traffic that would be generated by an employment area;

traffic increases on these roads would have an adverse impact on koalas;

(6) Redlands Planning Scheme – Statement of Proposals – Integrated Employment Centres In addition, a small number of submissions (5) to the three employment investigation area supported the reinstatement of the previous Integrated Employment Centres identified in the Redlands Planning Scheme – Statement of Proposals (Birkdale Road, Capalaba & German Church Road, Redland Bay). A few submissions (2) opposed the reinstatement of these previous IECs

From the assessment, the SGS Investigation reached the following conclusions regarding the suitability of each of the three Investigation Areas for their development for integrated employment purposes. (i) Kinross Road Area, Thornlands The Kinross Road investigation area is generally well served with respect to transport accessibility. Despite its distance from critical ‘gateway’ infrastructure to national and international markets (the Brisbane Airport and Port of Brisbane), the Kinross Road site does have direct access to the Brisbane metropolitan arterial road system. This in turn provides access to the Port and Airport (via the Gateway Motorway) and to the Brisbane CBD. The recent four laning of Redland Bay Road has improved the capacity of this road, which would directly service any activities on the Kinross Road site. The Kinross Road site has no freight or passenger rail access though Cleveland railway station, which is on the metropolitan passenger rail network, is less than five kilometres away. Bus connections to the site are available and these link in to the

higher education facilities. Council Decision Workshop Recommendation adopted.




passenger rail network. Overall, transport infrastructure (both existing and planned), is to a standard that would support the location of an IEA at the Kinross Road site. Reticulated infrastructure (water, sewerage, power and communications & IT) are all of a fair to good standard at Kinross Road. Sewerage is the only real limitation though the adjoining residential area to the east of the site is connected to the reticulated sewer. Generally speaking, these infrastructure attributes are generally supportive of an IEA locating at the Kinross Road site. The Kinross Road investigation area faces some topographical constraints (steep land) which may be uneconomical for development for commercial or industrial purposes. However, other sections of the site are quite flat and are suitable for development, though at a small scale. There are generally limited environmental constraints and the majority of the site sits outside the Koala Conservation area. Location, land use and ownership issues significantly constrain the development potential of the Kinross Road site. Community opposition to the development of the site has been expressed previously when Council earmarked the site for employment




purposes. It is understood that a significant number of submissions have been submitted during the recent exhibition of the draft Redlands Planning Scheme, expressing concern with the proposed investigation of the Kinross Road area for integrated employment purposes. Without a concerted public relations campaign on the part of Redland Shire Council to inform the local community on the ‘mixed use’ and co-location potential of IEAs (as opposed to more traditional commercial and industrial land uses), it is unlikely that the Kinross Road site could be developed for employment generating uses to the satisfaction of all potential stakeholders including developers, investors, Council and the community. The most significant constraint on the potential of Kinross Road as an Integrated Employment Area is the fragmented ownership of the site. Research and anecdotal information has shown that a single ownership structure, which permits a management and planning process that controls the types of industries that are encouraged to locate at an IEA is critical to its success. With over 30 individual land holdings on a 180 hectare site, Kinross Road is very limited in its development potential as an IEA.




Overall, the Kinross Road site does not fair well in this rating of all attributes IEA criteria. In summary: The Kinross Road site rated well against

transport connectivity and accessibility attributes, which are generally supportive of the site as an IEA candidate.

The Kinross Road site’s ability to be serviced with reticulated infrastructure is also generally supportive of the IEA concept.

Topographical features limit parts of the site while there are no significant limiting environmental factors affecting the site.

The Kinross Road site is in close proximity to the local Redlands workforce. It is considered that the site would be generally accommodating of most of Redland Shire’s priority / future industry sectors with perhaps the exception of higher impact manufacturing and processing activities.

However, the site is significantly limited in its development potential by a history (and therefore likely recurrence) of community concerns for any type of commercial or industrial development on the site. It is also significantly limited by high land values and the site’s




fragmented ownership (over 30 individual land holdings on a 180 hectare site).

Based on this assessment, it is considered that Kinross Road is not an ideal candidate for integrated employment purposes. (ii) Taylor/Springacre Roads, Thornlands Like Kinross Road, the Taylor/Springacre Roads investigation area is generally well served with respect to transport connectivity and accessibility. Despite the site’s distance from critical ‘gateway’ infrastructure to national and international markets - the Brisbane Airport and Port of Brisbane - it does have direct access to the arterial road system. This in turn provides access to the Port and Airport (via the Gateway Motorway) and to the Brisbane CBD. The recent four laning of Redland Bay Road has improved the capacity of this road, which would directly service employment generating activities on the Taylor/Springacre Roads site. The site has no rail access though Cleveland railway station is less than five kilometres away. Bus connections to the site are available and these link in to the passenger




rail network. Overall, transport infrastructure, both existing and planned, is to a standard that would support the location of an IEA at the Taylor/Springacre Roads site. Reticulated infrastructure (water & sewerage) is fairly limited at the Taylor/Springacre Roads site. There is no access to the reticulated sewer network and the existing water main would require upgrading. However, standard power and communications infrastructure (including broadband) are available to the site. Generally speaking, some attention would need to be paid to the site’s limitations with respect to reticulated infrastructure if an IEA was to locate on Taylor/Springacre Roads. The site faces some topographical constraints (steep land) which may be uneconomical for development for commercial or industrial purposes. In addition, parts of the area have significant scenic amenity qualities, particularly the visual corridors along Woodlands Drive to the south across Eprapah Creek and Mount Cotton. However, the site is very large (850 hectares) and despite limitations in some sections of the site, there are significant parcels of land within it that are suitable for development.




There are some environmentally constrained parcels of land, predominantly on the western portion of the Taylor/Springacre Roads site. The eastern part of the site, while containing significant stands of vegetation does also have some areas of lesser environmental constraint. The significant koala habitat in the western portion of the site and on adjoining land to the west and south limits the western half of Taylor/Springacre Roads from any significant development in future. For this reason alone, it is worth Council considering that the site be subdivided into two main parcels for planning purposes. Further consideration of the land for integrated employment uses can then be concentrated on the eastern portion of the site. The Taylor/Springacre Roads site has a number of existing uses that are complementary to its potential development as an IEA (e.g. education facilities, home based business enterprises). The site is in close proximity to the local workforce and the site characteristics suggest that it would be generally accommodating of most of Redland Shire’s priority / future industry sectors with perhaps the exception of higher impact manufacturing and processing activities. However, like the Kinross Road site, the




Taylor/Springacre Roads site is limited by the land’s ownership structure, which is highly fragmented. This is critical given the added weighting that applies to this criterion when planning for an IEA. Furthermore, anecdotal evidence suggests that developers are packaging up land holdings on the site with plans in place for residential development. However, the size of the site and the fact that the packaging of land parcels may reduce the number of owners suggests that potential exists to find suitably sized and located parcels of land to accommodate the development of an IEA. It is recommended that this potential be explored in greater detail by Council, through a process that would involve close consultation with existing land holders. In summary: The Taylor/Springacre Roads

investigation area rated well against transport connectivity and accessibility attributes, which are generally supportive of the site as an IEA candidate.

The site is faced with some limitations with respect to its ability to be serviced with reticulated infrastructure and some critical elements (namely water and wastewater) would need to be




addressed. Topographical and environmental

constraints limit the western portion of the site. However, the site is very large (850 hectares) and greater opportunity exists in the eastern portion of the site. This alone suggests the need to break the site up for further planning.

The site is in close proximity to the local workforce. It would be generally accommodating of most of Redland Shire’s priority / future industry sectors with perhaps the exception of higher impact manufacturing and processing activities.

However, the site is limited by high land values and the site’s fragmented ownership. Nevertheless, the size of the site (850 hectares) and the fact that the packaging of land parcels by developers may reduce the number of owners, suggests that there is potential to find suitably sized and located parcels of land to accommodate the development of an IEA within the Taylor/Springacre Roads site. There is enough land on the site to accommodate all of the forecast demand for employment land over the next twenty years. Further investigation would be required however to confirm the amount of net developable land on the site.




Based on this assessment, it is considered that the Taylor/Springacre Roads site has some potential to be developed for integrated employment purposes. However, constraints including infrastructure limitations, environmentally sensitive land and fragmented ownership suggest that any development for employment purposes would be a medium term proposition at best. Given the size of the site and the fact that noted limitations may be isolated to only part of the site, it is recommended that consideration be given to breaking up the Taylor/Springacre Road site into two large parcels. The potential of the site’s less constrained eastern portion could be explored in greater detail by Council. Given the numerous ownership titles held, this would need to occur in close consultation with existing land holders to determine if tenure / governance issues could be resolved to support the site’s potential as an IEA. (iii) Double Jump Road Area, Victoria Point The Double Jump Road employment investigation area is limited in that it does not have immediate access to an arterial road that links in to the metropolitan network.




Furthermore, a section of the arterial road network that provides the shortest route to the site from the Brisbane CBD, Port and Airport is only a two lane carriageway (though plans are in place to upgrade this to four). This means that connectivity to the Brisbane CBD, to the Port and Airport is not ideal for the purposes of an Integrated Employment Area. The Double Jump Road site is not served by rail and is some distance (around 10 kilometres) from the nearest railway station at Cleveland. The site is served by the public transport (bus) network as it is within walking distance of public transport facilities at the Victoria Point Activity Centre. There are also plans in place for a bus priority and high occupancy vehicle lane that would serve the Victoria Point Centre in future. Overall, the serviceability of the site with transport infrastructure is not sufficient to support the location of an IEA at Double Jump Road. If planned improvements to public transport and to the arterial road network are made, and the site can be provided with direct access, then development could be supported. The Double Jump Road investigation area has access to all reticulated infrastructure requirements, which are supportive of the




site’s potential as an Integrated Employment Area. The investigation area has some environmental constraints and visually sensitive (steep and prominent) areas, particularly in the central sections of the site. It is also bound by koala habitat to the south and west. Like the other two investigation areas considered in this study, the Double Jump Road investigation area is highly constrained by location, land use and ownership issues. Ownership is fragmented with over twenty owners of land holding no parcel over five hectares in size. The site is not large enough to cater for forecast employment demand and the land tenure issue means that it would be difficult to accommodate even some of that demand in the short to medium term. Anecdotal information suggests that the land could not be purchased at an economically viable price to support its development for integrated employment purposes. Furthermore, even if the matters referred to above could be addressed, the Double Jump Road site is limited in its capacity to meet the needs of many of the priority industries for Redland Shire, due in large part to the site’s limited transport connectivity and accessibility.




In summary: The Double Jump Road site rated poorly

against transport connectivity and accessibility attributes, which fail to support the site as an IEA candidate, at least in the short term.

However, the site is very well served with respect to its ability to be serviced with reticulated infrastructure.

Some topographical and environmental constraints limit the central sections of the site.

The site is in close proximity to the local workforce and is close to the Victoria Point Activity Centre. However, the site’s limitations constrain its capacity to support Redland Shire’s priority / future industry sectors.

Most significantly, the Double Jump Road site is limited by its highly fragmented ownership. The site is not large enough to cater for forecast employment demand and the land tenure issue means that it would be difficult to accommodate even some of that demand in the short to medium term. Anecdotal information suggests that the land could not be purchased at an economically viable price to support its development for integrated employment




purposes. Based on this assessment, it is considered that the Double Jump Road site is not a suitable candidate for integrated employment purposes. (iv) Recommendations for Facilitating Integrated Employment Opportunities The preceding analysis reveals that of the three employment investigation areas considered in this study, not one of them is considered to be an ideal candidate as the location for an Integrated Employment Area. Each site was assessed on its own merits as a candidate for integrated employment purposes. Of the three, only the Taylor/Springacre Roads site demonstrated potential as a location for an Integrated Employment Area against all of the assessment criteria used. This is in large part due to the large size of the site and the fact that further investigation may reveal opportunities for land consolidation in the eastern portion of the site where there are areas of less constrained land. It is important to note that the SGS Investigation did not undertake any comparative assessments of other sites in




Redland Shire that had previously been identified in previous studies as potential IEAs. (4) SEQ Regional Plan The SEQ Regional Plan released on June 30, 2005 by the State Government’s Office of Urban Management allocates land to accommodate a projected population of between 3.5 and 4 million people by 2026 primarily in an Urban Footprint designation. Additional land has been also been identified for employment and economic development within the designated Urban Footprint area. Local Governments must follow its guidelines, boundaries and regulations when making decisions involving development. The SEQ Regional Plan has included the three employment investigation sites within the following regional land use designations: Kinross Road Area – Urban Footprint; Double Jump Road Area – Urban

Footprint; Taylor/Springacre Road Area – Urban

Footprint east of Taylor Road (approximately 550 hectares) and Regional Landscape and Rural Production Area west of Taylor Road.

In addition, the previously identified




Integrated Employment Centre sites (Birkdale Road, Capalaba & German Church Road) have been included within the Regional Landscape and Rural Protection Area. The SEQ Regional Plan contains a set of Desired Regional Outcomes that set out the principles and policies to address growth management issues. Desired Regional Outcome 9 – Economic Development recognises that identifying, protecting and developing appropriate sites for industrial and economic use is essential for the region’s economic development and supporting identified areas of emerging and future employment. It also supports the provision of employment lands close to where people live. The proposed IEA and the economic activities expected to locate within it are considered consistent with the SEQ Regional Plan’s economic development outcome, its principles and policies. In particular, the IEA and intended economic composition are consistent with the following SEQ Plan principles and polices related to economic development: providing local employment opportunity; diversification of the economy through




planning and design of mixed-use development;

supporting a diversified regional economy, characterised by knowledge-based, high value-adding industries that build on regional and sub-regional competitive advantages and specialisations;

targeting development of high value-added and knowledge-based industries; and

developing industry clusters and partnerships, targeting industries relevant to the region’s competitive advantages and market opportunities.

As such, the critical decision to achieving these outcomes relates to the location of an IEA in the Redlands. (5) Discussion of IEA Locational Options Recognising that the German Church Road site and the Birkdale Road site are unlikely to be an option, unless changes are made to the Regional Plan, Council would need to address its future employment needs within the land located within the urban footprint of the Regional Plan. In this regard the SGS Investigation provides guidance. According to the Investigation, only the




eastern portion of the Taylor/Springacre area demonstrated potential as a location for an integrated employment area. This was in large part due to the large size of this area providing an opportunity to comprehensively address long-term employment needs while at the same time ensuring constraints of the area are adequately addressed. In addition, its large size presents more opportunities for land ownership consolidation. Accordingly, based on the most recent IEA Investigation and the SEQ Regional Plan urban footprint Council’s options with regards to a suitable location for the future establishment of an IEA is effectively limited to one option; the Taylor/Springacre Road area. (6) Analysis of Redlands Future Employment Opportunity Options The alternative to identifying this site would be to fundamentally change the Redlands Economic Strategy and accept the Redlands being primarily a dormitory suburb that accesses most of its employment opportunity in adjoining areas. This is considered unacceptable in light of the strong community support that has been expressed to increasing local employment opportunity and the well documented environmental, social




and economic benefits that local employment can deliver. In addition, given that all local planning schemes in SEQ must be consistent with the SEQ Plan and that identifying future employment lands and increasing local employment is a key outcome sought, not identifying future employment land may make the new Redlands Planning Scheme inconsistent with on-charging redevelopment requested by IPA.. As such, the Taylor/Springacre Road area is recommended as the most appropriate available land in the Shire to accommodate future business and employment growth. It is recognised in this report that not all of this land may be required for business and employment purposes providing some opportunity in the medium term for a level of residential development. This should only however be considered once Council is satisfied adequate provision of land has been made to address long-term business and employment needs. In this regard it should be noted that prior to June 2007 Council is required to prepare a Local Growth Management Strategy (LGMS). This Strategy will be required to address a number of matters such as ensuring job




targets and dwelling targets are being met as well as identifying the form of future development to accommodate and address future employment and dwelling needs. In this context, the LGMS represents an appropriate tool in determining how much of the subject area will be required for long-term employment purposes. Similarly, if through this process it is determined that not all the area is required for employment purposes, the LGMS will also assist in determining whether any of this land is required for residential purposes and the required timing for the release of this land. Reference should also be made to the Urban Footprint and Population Growth and Thornlands Investigation Area Submission Reports which provide information highlighting that there is sufficient other land available within the urban footprint of the Regional Plan for the Taylor/Springacre Road site not to be required for urban residential purposes in the short-term. (7) IEA Development Considerations and Process In recommending the Taylor/Springacre Road for employment purposes it is acknowledged that a number of




considerations need to be further addressed. Firstly, it should be recognised that the publicly exhibited draft RPS placed the majority of the land within a proposed Rural Non Urban zone. The State Government instruction to investigate the area for integrated employment purposes was detailed in the Desired Environmental Outcomes (DEOs). The identification of the employment investigation areas in the DEOs may not have been clear to the community during the public exhibition process. Secondly, the IEA Investigation highlighted the need to further investigate opportunities to address governance issues (fragmented ownership pattern) and infrastructure provision for the recommended site. Lastly, the subject area contains identified environmental, landscape and scenic amenity values that require protection. In addition, the area has been recognised through an Urban Koala Designation (Interim Guideline: Koalas and Development, July 2005) as containing Koala Habitat. The Regional Plan requires that development within such areas includes measures to assist koala survival. The above matters and other relevant issues




can be duly considered through a detailed structure planning process as required by the Emerging Urban Community zone and more recently by the SEQ Regional Plan for major new developments over 100 hectares. The Regional Plan structure planning process is to be a collaborative process that establishes the overall intent, broad structure, layout, appropriate uses and service corridors for the future development. Structure Plans must respect all significant environmental constraints (i.e. Koala Habitat) and maintain open space and create landscaped buffers to major development corridors. Importantly, the Regional Plan also recognises that the preparation of structure plans should be managed by the local authority, in partnership with the principal landowners/stakeholders and must be approved by the regional planning Minister. This requirement should allay any Council concerns that they may lose control of the process. Detailed guidelines outlining the preparation of structure plans are expected to be released by the State in the near future. In summary, a structure planning process in




accordance with both the Emerging Urban Community zone and the SEQ Plan would ensure future development Taylor/Springacre site addresses and maintains: important environmental, landscape and

scenic amenity values of the area; adequately considers and responds to

governance and infrastructure issues identified by the SGS Investigation; and

provides opportunity for significant community involvement in the structure planning process.

(8) Recommendations 1. It is recommended that the area east of

Taylor Road be included in a new Emerging Urban Community – Future Integrated Employment Area sub-area. The recommended sub-area will recognise the area as a future integrated employment area.

In addition, the Emerging Urban Community zone recognises that land included within the zone is subject to a variety of constraints that require significant investigation and detailed structure planning and community consultation. The EUC – Future Integrated Employment sub-area along




with the structure planning requirement of the SEQ Plan will provide adequate protection of the area from incompatible forms of development and further fragmentation.

2. References to Kinross Road and Double

Jump Road as potential Employment Investigation Areas be removed from the draft Redlands Planning Scheme;

3. The Kinross Road area be included

within the Emerging Urban Community zone but removed from the employment investigation sub-area.


Annexure to Workshop Report 01.02 Table 1: Kinross Road Employment Investigation Area Proforma Submissions and Issue Numbers Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue 195: 20 995: 2005 1252: 1859 2305: 3548 2306: 3541 2312: 3551 2389: 3368 2801: 4281 3167: 4597, 4604, 4610 3217: 8081 3319: 6078, 6085, 6092 4369: 7475 4445: 7472 4660: 7788 4684: 7494 4815: 8128 4845: 8324 4869: 8113, 8114 4890: 8173, 10960 5035: 8118 5045: 8405 5052: 8339 5083: 10940 5101: 7546 5120: 6792 5156: 9116 5160: 9061 5257: 9030 5259: 9014 5314: 8511 5333: 9072 5475: 8580 5486: 8977 5553: 8714 5587: 8645 5609: 8733 5688: 9179

5767: 9258 5771: 10976 5804: 9204 5805: 9146 5861: 9119 5863: 9073 6018: 9376 6060: 9318 6098: 9162 6126: 9020, 9021, 9023, 9024 6138: 9001, 9002 2209:3518 2210:3517 2334:3300 2358:3301 2366:3302 2367:3303 2411:3304 2889:3774 2903:3840 2904:3841 2907:7447 2909:3854 2924:3857 2925:3860 2928:3863 2934:3879 2936:3884 2941:3886 2952:3895 3255:7699 3282:4520 3586:4879 3587:4880 3588:4881 3589:4882

3590:4883 3591:4884 3592:4885 3593:4886 3594:4887 3595:4888 3596:4889 3597:4890 3598:4891 3599:4892 3614:4906 3615:4907 3644:4937 3645:4938 3646:4939 3647:4940 3648:4941 3649:4942 3650:4943 3651:4944 4287:6703 4288:6702 4289:6701 4290:6700 4291:6699 4292:6698 4293:6697 4294:6696 4295:6695 4296:6694 4297:6693 4298:6692 4299:6691 4300:6690 4310:6689 4311:6688 4312:6687

4314:6686 4315:6685 4316:6684 4317:6683 4318:6682 4319:6681 4320:6680 4321:6679 4323:6678 4324:6677 4326:6676 4327:6675 4328:6674 4329:6673 4331:6672 4332:6671 4333:6670 4371:6669 4373:6668 4376:6667 4377:6666 4379:6665 4381:6664 4383:6663 4385:6662 4387:6661 4388:6660 4390:6659 4477:6704 4485:6399 5188:6796 5189:6797 5190:6798 5191:6799 5192:6800 5193:6801 5194:6802

5195:6803 5196:6804 5197:6805 5198:6806 5199:6807 5200:6808 5201:6810 5202:6811 5203:6812 5204:6813 5205:6814 5206:6815 5207:6816 5208:6817 5209:6818 5210:6819 5211:6820 5212:6821 5213:6822 5214:6823 5215:6824 5216:6825 5217:6826 5218:6827 5219:6828 5220:6829 5221:6830 5222:6831 5223:6832 5224:6833 5225:6834 5226:6835 5227:6836 5228:6837 5229:6839 5230:6843 5231:6893 4845:8324

5232:6897 5233:6898 5234:6899 5235:6900 5236:6902 5237:6903 5238:6904 5239:6905 5240:6906 5241:6907 5242:6908 5243:6909 5244:6910 5245:6911 5246:6912 5247:6914 5248:6915 5249:6916 5250:6917 5251:6918 5252:6919 5253:6921 5254:6922 5255:6923 5256:6929 5260:6930 5262:6931 5263:6932 5265:6933 5266:6934 5267:6935 5272:6936 5306:6947 5328:6949 5329:6950 5875:7593 6117:9031 2342:3199 5094:7471


Annexure to Item No 01.02

Map 1 Existing Employment Investigation Areas as shown in exhibited draft planning scheme

Map 2 - Amended Employment Investigation Area for draft planning scheme


Item No.: 01.03 South East Thornlands – Emerging Urban Community Zone


preserve part of the unique rural character and landscapes which is the main reason people have come to live in the Redlands. This area should be Park Residential as stated in the Strategic Plan (1998). This is the expectation of residents who have settled in this area based on the existing planning scheme. Small Lot Housing is in direct conflict to “Specific Intent No: 4” for this area, with the purpose of Separating Urban Areas with Developments within to retain Lot sizes 6,000-10,000m2. The area has been identified on the Greenspace map, as possessing “Dominant Landscape and Visual Values. RSC has recently conducted surveys to identify such areas. Loss of Village atmosphere The Redlands has always had a special culture and unique 'feel' which has been fostered by various special attributes such as closeness to the Bay, bountiful red soils, flora and fauna represented by the koala, separate villages with 'country town' atmosphere. If areas such as these Emerging Urban Community Zones are allowed to proceed, all these special virtues will be lost in an ugly urban sprawl of imitation

2949:3893 2993:4218 3010:3954 3225:6020 3310:6134 3323:6020 3571:4872 3572:4873 3573:4874 3574:4875 3575:4876 3576:4877 3577:4878 3652:4945 3653:4946 3654:4947 3655:4948 3656:4949 4222:6892 4223:6891 4225:6890 4308:6137 4309:6138 4322:6139 4325:6140 4611:7496 4638:7465 5397:7021 5400:7022 5401:7023 5402:7024

recognises inclusion of land in the Urban Footprint does not imply that all such lands can be developed for urban purposes. In particular Urban Footprint includes some land not available or appropriate to develop including for example, national parks, state forests and wetlands. In addition, land in the Urban Footprint may otherwise be unsuitable for urban development for a range of more local reasons, including constraints such as flooding, land slope, scenic amenity, and protection of biodiversity values of state, regional or local significance. The Redlands Planning Scheme and in some cases detailed local structure plans will be the principal instruments for establishing the desired use of land and the preferred timing of development within the Urban Footprint. Significantly the SEQ Regional Plan also recognises that major new greenfield and redevelopment sites should be subject to structure plan or master plan prior to development. Other key elements of the structure planning process as outlined in the SEQ Regional Plan include: structure plans must be prepared and

adopted for all major new urban




'Tuscan rooftops' where alienation and crime will breed and the pressure of population will lead to the demise of our special lifestyle. The Redlands and south-east Thornlands will forever lose its special character and become nothing more than a soul-less sprawl like the Gold Coast. Loss of “Village Atmosphere” would be inevitable with the entire foreshore of the Redlands Planning Scheme planned for urbanisation, with no planned urban breaks. This is an unacceptable loss to the whole community. Contrary to Previous Council Decisions Submissions by Developers were made to change this Eastern side of Cleveland-Redland Bay road, from Specific Intent No: 4 to Residential A, these were considered by Council in November 2002, and the decision was that no change be made. Council would therefore be undermining it’s own decision to implement any changes to this site now. The existing application for Small Lot Housing on this site, is still awaiting a decision notice. There are no mitigating circumstance to: Approve this application that states its

purpose is to consolidate urban areas,

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development areas over 100 hectares, which may include more than one development site;

they must respect all significant environmental constraints and maintain open space and create landscaped buffers to major development corridors; and

are to be managed by the local authority, in partnership with the principal landowners/stakeholders and must be approved by the regional planning Minister.

The state have advised that Guidelines will be prepared to assist the development of structure plans. Notified Redlands Planning Scheme The notified Redlands Planning Scheme (RPS) included the South East Thornlands Area (SETA) within the Emerging Urban Community zone. The zone contains land that: is potentially suitable for future urban

development within the life of the planning scheme;

has not been fully investigated and contains pockets of land unsuitable for development;

contains a variety of values and constraints that require significant




that is indicated as Koala Habitat. A2 Koala Conservation land adjoins eastern side of Cleveland- Redland Bay Road, urbanisation in this particular area will lead to fragmentation of the Koala Coast. If developed, would place a wedge between the Koala Populations within Pinklands Bush Reserve and Eprapah Creek Conservation Reserve. The SPP and Overlay provide a potential opportunity to extend rather than further fragment Koala habitat via habitat links joining the two “A2” Koala communities. These two significant Koala habitat areas must not be further encroached upon by any further development. Koala communities would suffer habitat fragmentation and degradation and an increase in predation by domestic and feral animals. Increased Pressure on Moreton Bay and Eprapah Creek Any significant increase in urbanisation would increase the pollution directly into Moreton Bay, which received a “D grade” in the recent healthy waterways study. The land borders Ramsar listed sites of Moreton Bay and Eprapah Creek Conservation Area.

5595:7153 5596:7154 5598:7155 5600:7156 5607:7157 5610:7158 5612:7159 5613:7160 5614:7161 5615:7162 5616:7163 5617:7164 5618:7165 5619:7166 5621:7167 5622:7168 5623:7169 5624:7170 5625:7171 5626:7172 5627:7173 5628:7174 5629:7175 5630:7176 5631:7177 5632:7178 5633:7179 5634:7180 5635:7181 5636:7182 5637:7183

available and can be staged economically to meet the demand and all required infrastructure corridors are identified and preserved;

achieves a significant contribution, generally in excess of 50 percent of the area, for open space purposes; and

identifies and provides sites for education, health and social facilities and other community infrastructure.

In summary the intent of the Emerging Urban Community zone to require detailed structure planning of the area prior to any development occurring is consistent with the provisions of the recently released Regional Plan. Transitional Planning Scheme In accordance with the existing Strategic Plan, south east Thornlands is located within the Specific Planning Intent No.4 and Special Protection Area Preferred Dominant Land Use (PDLU). The aim of Specific Planning Intent No.4 was to accommodate development that is predominantly open in nature in order to retain its non-urban character. Protection of




Australia was the first nation to become a Contracting Party to the Ramsar Convention. The Eprapah Creek Water Management Plan (ECWMP, 2004) states – Eprapah Creek provides one of the largest

remaining habitat areas for a significant Koala community & one of the last refuges in South East Queensland for the Greater Glider and Grey Kangaroo which are classified as uncommon to rare in the Greater Brisbane area;

The Eprapah Creek catchment is just starting to show the pressures from development;

Urban development within the lower catchment is just starting to emerge as pressures on the health of Eprapah Creek; and

Lower intensity land use (rural non urban) supports this Waterway Management Plan and the preservation of ecological values.

Development would impact upon stormwater run-off and adversely affect salinity levels in the lower estuarine of Eprapah Creek. This would have a major negative effect on mangrove health and the migratory colony of wader birds currently reliant on this area. Any material change to the surrounding area would be in direct conflict with the Council adopted ECWMP

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environmental values associated with remnant bushland and coastal vegetation was a key element of the Specific Planing Intent. In addition, it required that development in the south east Thornlands area was primarily residential (6000m2 and 10000m2) sized allotments. Specific Planning Intent No.4 did not envisage residential development at the intensity and scale of existing urban areas. In this regard it should be noted that the advertised version of the Strategic Plan proposed to include the subject land within the Non-Urban Buffer designation as it provided an inter-urban break maintaining the separate identification of the Shires township and villages. The non urban break would achieve a significant physical and visual separation between urban areas of Thornlands and Victoria Point. In response to submissions the Council of the day sought amendment to the advertised version of the Strategic Plan by including land within Specific Planning Intent designation to allow some subdivisional opportunity. Discussion The SOP released in May 2002 included the subject area within the proposed Park




and would have an irreversible affect on this ecologically sensitive area. Contrary to DEO No.1 DEO No. 1 states that it is Council’s object to ensure development: a) protects and enhances a wide range of natural ecosystems from internationally significant coastal wetlands to natural environments that are of local significance to the Shire including: Remnant ecosystems in the southern areas

of the mainland; Areas where there are opportunities for

environmental enhancement activities to support significant ecosystems and also provide natural corridor linkages between conservation areas;

Koala habitats including Koala Coast Conservation Areas and Other Major Habitats;

Patches, corridors and mosaics of bushland that support wildlife throughout the Shire;

b) species of native fauna and flora that range from internationally to locally significant and threatened to common species including: iconic species of threatened native fauna

and flora including the koala and koala

5759:7435 5760:7436

Residential designation consistent with the existing Specific Planning land use as recognised in the existing Strategic Plan. Since that time a number of factors have led to Council reconsidering its position regarding the subject land and subsequently including it within the Emerging Urban Community Zone in the notified RPS. These factors include: a) The Department of Local Government and Planning through the first State Interest review of the draft RPS required Council to consider strategies to convert existing rural residential areas which are well located with respect to infrastructure services and employment opportunities to urban areas. The subject area was specifically referenced in discussions with the State as an area that should be further investigated. b) The Draft South East Queensland Regional Plan released in November 2004 not only included the subject area within the urban footprint, but recognised the area as a “potential greenfield development area.” c) Further assessment of future population projections undertaken since the release of the SOP confirm that part of the anticipated population growth for the Shire would need to be accommodated outside the existing urban footprint. This change can partly be




conservation areas. The area falls directly inline with this DEO. Development of this land would be inconsistent with this DEO. Increased Cost for Providing Services RSC has not provided nor planned for ‘reticulated sewerage to the area and ratepayers should not bear the costs to bring these services to the area for increased urbanisation. Impact on State Controlled Road Access to the State Controlled road is supposed to be limited, there is no upgrade planned for Cleveland-Redland Bay Road within 5 years. Any new access along this road will increase pressure on this already congested road, increase danger for existing residents to access their properties, as well as create stop start traffic on the main commuter path around the southern end of the shire, which includes commuters to and from the Bay Islands. The bulk of these people will use private vehicles and local traffic will become totally chaotic with huge increases in air pollution and road-kills of our precious local fauna such as

explained by Council’s decision to increase the proposed planning horizon of the scheme from 2016 to 2021 to ensure greater compatibility with the Regional Plan. Refer to report 1.1 for a detailed rationale provided on urban expansion and details of population and demographics. In addition to the above, it is recognised that the area has traditionally been used for farming and agricultural activities. These rural activities reinforced an open landscaped character that fostered an urban break between urban areas of Cleveland and Thornlands to the north and east, and Victoria Point to the south. However, as farming operations become increasingly unviable due in part to small land holdings, relatively poor soil and reduced water supply increasing numbers of landowners within the area could have been expected to take the opportunity of park residential subdivision resulting in significant change to the existing character of the area. Recognising the above facts in combination with the locational characteristics of the land (close to major shopping centres, good access to arterial road network, proximity to services, inclusion of existing private school and aged persons accommodation) it is considered




koalas. Support Emerging Urban Community Zone – South East Thornlands A number of submitters support the proposed Emerging Urban Community Zone for South East Thornlands on the following grounds: area has no indigenous trees, is level,

grassed; proximity to services, major shopping

centre, schools, and recreational areas and transport with little environmental issues;

clearly reflects the recently designated urban footprint in the draft SEQ Regional Plan;

Area is mostly cleared, ex-farmland of no particular environmental value;

Area is the most logical place for future residential growth and in-fill development;

Area one of the last mainland bay front areas in the Shire;

Sewerage reticulation needed to replace old septic systems that are notoriously inefficient and as a consequence detrimental to the surrounding environment and Moreton Bay;

EUC Zone is generally consistent and acceptable in terms of the existing planning scheme, the existing approved uses, and possible future land uses.

land is no longer viable for farming,

appropriate to fully investigate urban development options for this land. In this regard it is important to recognise that the inclusion of the land within the proposed Emerging urban Community zone requires comprehensive area planning through a structure plan, subject to further community consultation being undertaken prior to any urban development taking place. A key component of the structure planning process would be to achieve a significant open space contribution, and carefully consider values and constraints (protecting environmentally sensitive land) of the site. Following consideration of these factors any new urban community would be expected to retain some of the attributes of an inter – urban break. For example, through landscaping and buffer treatments along the two main roads that dissect the area and supplementing the large open space conservation areas provided by Pinklands Sporting Ground and adjoining Council controlled land and Eprapah Creek. Maintaining Amenity for adjoining zones As noted above until the preparation of a detailed structure plan and amendment of the Redlands Planning Scheme is undertaken, the area can only be developed




potential issues with dust, smoke and spray complaints, and a diminishing water supply

urban development will ensure provision of local government infrastructure and community services will be more efficiently achieved

for a limited range of uses that maintain the current low intensity and open character of the area. A detailed structure plan that achieves a coordinated and sustainable approach to land use planning will ensure the amenity of adjoining Rural-Non Urban and Park Residential zoned land is adequately protected. Adverse Impact on Native Fauna & Flora, habitat corridors, increased pressure on Moreton Bay and Eprapah Creek & Contrary to DEO No.1 In accordance with Planning Scheme Policy (PSP) 15 – Emerging Urban Community detailed site investigations are required to be undertaken before a structure plan is approved for the area. The investigations inform the structure plan as to the most suitable location for urban development to occur on the site. For example, a detailed environmental study is required to identify and protect areas of environmental significance including sensitive land and corridors that may be enhanced. Important flora and fauna such as Koala habitat, Shore bird habitat (roosting areas) and remnant vegetation including natural waterways will be protected through this process. Similarly, suitable buffer distances from Moreton Bay and Eprapah Creek




(internationally listed RAMSAR sites) will be defined through this process to protect water quality and habitat values along the foreshore and close to Eprapah Creek. It is recognised that protection of these environmental values is consistent with DEO No.1 of the draft RPS. The outcome of the environmental investigation will inform the structure plan and is likely to exclude urban development in certain areas of south east Thornlands. To date environmentally significant areas have been mapped on the Bushland and Habitat Overlay using information extracted from the Environmental Inventory Stage 4. As part of the review of submissions Environmental Management have written in association with consultants a detailed analysis and review of the Redland Shire Environmental Inventory Stage 4 and its conversion into the Planning Scheme. For further details on this matter refer Workshop 6 report. Increased Cost for Providing Services It is recognised that the area will require the provision of infrastructure such as roads, drainage, water and sewer reticulation. Detailed site investigations that inform a structure plan include civil trunk engineering analysis. In accordance with PSP 15 – Emerging Urban Community a structure plan




must ensure that infrastructure services are available and can be staged economically to meet demand, and all required infrastructure corridors are identified and preserved. Council have engaged independent consultants to undertake a Priority Infrastructure Plan (PIP) and assist with the preparation of Infrastructure Charges Schedules for transport, stormwater, open space, water and sewerage. The proposed structure plan for the study area will be linked to the PIP to ensure: sufficient payment towards cost of

infrastructure; and any out of sequence or bring forward

costs are borne by the development(s) Impact on State Controlled Road The site investigations that inform the structure plan also include a traffic and transport analysis. This investigation will cover issues such as access to and impact on traffic flow to Cleveland – Redland Bay Road and establish a road hierarchy and network to service the future population residing within the area. Therefore, careful analysis of the impact of urban development along Cleveland Redland Bay Road will be undertaken before a structure plan is approved for the site.


WORKSHOP: 01



Object to Emerging Urban Community Zone – South East Thornlands A number of submitters object to the proposed Emerging Urban Community (EUC) Zone in South East Thornlands on the following grounds. Draft SEQ Regional Plan Land should not be included within the Urban Footprint on the South East Queensland Regional Plan. It should be included in either the Regional Landscape Area or Rural Residential. Contrary to 1998 Strategic Plan (loss of Urban Break) The land serves as an urban break between built up areas of Cleveland/Thornlands and Victoria Point, being a principle recommended by the Queensland State Government in the South East Queensland Regional Plan. Former Mayor always assured that this area would be retained as a semi-rural buffer between the urban areas of Cleveland and Victoria point and this was how it was reflected in the 1998 Strategic plan. This approach was based on good planning principles and good common sense as these buffers help to

Total Submissions Objecting to Proposed EUC Zone = 166 Total Proforma submissions = 156 5317:8476 718:1527 788:1346 2577:3559 2578:3558 2579:3557 2580:3556 2581:3555 2582:3353 4890:8170 5052:8337 3325:5984 2530:3735 2886:7602 2891:3747 2946:3889

Background Regional Plan The SEQ Regional Plan released in June 2005 includes the subject area within the Urban Footprint. The Urban Footprint identifies land to provide for the region’s urban development needs to 2026.It should also be recognised the South east Queensland 2001 Framework for Growth Management had previously included the subject land within an urban designation. As defined under the SEQ Regional Plan the Urban Footprint: includes existing urban areas and

greenfield areas potentially suitable for future urban development;

defines the limits of urban development to 2026 through the use of cadastral or other clearly defined boundaries; and

includes sufficient land to accommodate the full range of acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban open spaces projected to be required over the next 20 years.

Significantly the SEQ Regional Plan also

Officers’ Recommendation Retain the proposed Emerging Urban Community Zone at South East Thornlands 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 with the following additions - • as altered by Item 1.04. • relevant details from Item 1.02 incorporated. Council Decision Workshop Recommendation adopted.




which is a direct conflict to the 1998 Strategic Plan to separate these areas; or

Change this environmentally sensitive area on the Planning Scheme to an urban zone, to accommodate this Developers needs, against Council’s own decision of November 2002.

Loss of Amenity Area adjoins properties zoned Rural-Non Urban or Park Residential, urbanisation would diminish the amenity of the area, reducing the quality of life for the existing residents. Adverse Impact on Native Fauna & Flora Endangered species of flora and fauna in, and surrounding the area which require “Special Protection” as stated on the adjoining Pinklands Bushland Refuge sign, which was purchased and maintained with environmental levy funds (Ratepayers money) by RSC. Area is surrounded by and contains “Special Protection” areas. Urbanization would lead to fragmentation of these areas. Fragmentation of habitat links/areas The proposed zone is in conflict with SPP 1/05 - Conservation of Koalas in Koala Coast & Bushland Habitat Overlay eg) area contains land on the southern side of Beveridge Road

5873:7576 4490:6426 4492:6428 4493:6429 4494:6431 4495:6435 4496:6437 4497:6439 4498:6441 4499:6443 4501:6445 5549:7133 5554:7134 5556:7135 5557:7136 5558:7137 5560:7138 5561:7139 5564:7140 5565:7141 5566:7142 5569:7143 5572:7144 5574:7145 5577:7146 5579:7147 5581:7148 5588:7149 5590:7150 5593:7151 5594:7152

investigation and detailed structure planning, community consultation, and amendment to the planning scheme prior to urban development taking place;

restricts the range of uses which may be undertaken to those which are of low intensity and rural in nature until such time as a structure plan and a scheme amendment process has been completed.

The draft Emerging Urban Community Zone was established to ensure a coordinated and sustainable approach is taken to the integrated planning of south east Thornlands. The draft Planning Scheme Policy 15 - Emerging Urban Community sets out the processes and matters that must be considered before a structure plan is developed for the area. The purpose of this policy is to ensure urban development only occurs in accordance with comprehensive area planning and detailed site planning which: achieves an orderly, integrated and co-

ordinated development pattern; resolves any physical land constraints; ensures environmental values are

identified, protected and all possible undesirable impacts mitigated;

ensures infrastructure and services are




Support for Emerging Urban Community Zone It is recognised that south east Thornlands is potentially suitable for future urban development within the life of the planning scheme. However, this is subject to a detailed structure planning process as outlined in the SEQ Regional Plan and the PSP 15 – Emerging Urban Community of the draft RPS. The process will involve the engagement of key landowners/stakeholders and the community in the future planning of this area.


WORKSHOP: 01

Item No.: 01.04 Request to include in EUC Zone – South East Thornlands


A number of submitters requested that Council include their land within the proposed Emerging Urban Community (EUC) Zone for South East Thornlands on the following grounds. 65 – 67 & 93-95 Beveridge Road, Thornlands Loss / fragmentation of Koala Habitat Declining koala population which is already too late to save. Extensive fragmentation of koala habitats has already occurred through the development of housing estates and shopping centres in the neighbourhood. It makes more sense to establish koala colonies well away from urban areas and its busy roads. Only one koala has been sighted on the subject property in the last two years, and carpet snakes, tree snakes and lizards are rarely seen. Moreover, in addition to road kills, disease and dogs have decimated koala numbers. As housing estates grow, more dogs and cats will kill more fauna. Urban areas should not be fragmented by buffer zones but surrounded by housing estates. High bushfire hazard area A devastating bushfire is likely in Beveridge Road given the predominance of she-oaks, the no through road status, increasingly hot and dry

Total Sub: 129:87 3149:4807 3149:4815 4651:7948 4677:7575 4749:7787 5585:8788

65 – 67 & 93-95 Beveridge Road, Thornlands Loss / fragmentation of Koala Habitat Lots in Beveridge Road that adjoin the Emerging Urban Community zone and Eprapah Creek contain environmental values associated with koala habitat and vegetation. This is reinforced by the SEQ Regional Plan that designates these sites within the Koala Sustainability Area. Key elements of the Koala Conservation Policy as stated under the Regional Plan and Interim Guideline: Koalas and Development include: Koala Sustainability Area located within

the Urban Footprint or Rural Living Area have a non urban planing intent in the relevant local government planning scheme; and

development in Koala Sustainability Areas must be compatible with the conservation of Koalas, except where there are existing development

Officers’ Recommendation 1. Council maintain the current Conservation

Zone of Lot 8 on RP76813 at 65-67 Beveridge Road, Thornlands in accordance with the draft scheme;

2. Council maintain the current Conservation and Environmental Protection Zones of Lot 15 on RP76813 93-95 Beveridge Road, Thornlands in accordance with the draft scheme;

3. The following lots be removed from the Emerging Urban Community Zone and included within the Park Residential Zone - • The south eastern part of Lot 1 RP76813 at

31-33 Beveridge Road, Thornlands • Lot 30 RP76813 at 50-52 Beveridge Road,

Thornlands • Lot 29 RP76813 at 54-56 Beveridge Road,



Thornlands • Lot 3 RP7681347at 47 Beveridge Road,






summers, submitter's house being surrounded by bush, neighbours carelessly burning off and trespassers onto property lighting fires. By denying property owners rights to remove trees and thus putting our lives and homes at risk in a high fire danger area, RSC is breaching its Duty of Care to residents. One would hope that the draft RPS is designed to reduce the fear and risk of death, serious injury and loss of property caused by bushfires. Proximity / convenient access to Victoria Point Shopping Centre DEO No.4 seeks to “ensure a compact urban form and pattern of development by providing the immediate vicinity with local services and access to public transport within commuting walking distance of dwelling units”. Beveridge Road residents are within easy walking distance of the Victoria Point Shopping Centres and public transport. The walkways established and proposed to be constructed between Thornlands and Victoria Point increases potential for use of public transport, cycling and walking. Thus housing estates in and around Beveridge Road would meet the Desired Environmental Outcome of a compact urban form.

commitments or, under certain circumstances in areas required for extractive industry or community infrastructure.

Zoning the land Conservation and Environmental Protection is consistent with this policy intent of the Regional Plan and Interim Guideline: Koalas and Development. In addition, declining / fragmentation of Koala habitat in itself does not provide sufficient reason for lots in Beveridge Road to be included in the Emerging Urban Community Zone. The location is considered environmentally sensitive and it is in the benefit of the community to retain these values and enhance them where possible. The Bushfire Hazard Overlay recognises that 65 – 67 Beveridge Road adjoins a medium bushfire hazard on its south western boundary. The Overlay and supporting planning scheme policy provide advice to ensure development is sited, designed and managed to minimise the risk of bushfire to people and property. In consideration of the above matters the environmental values and bushfire


Thornlands • Lot 1 RP869105 at 268 Redland Bay Road,

Thornlands. (Note: further amendment of the zoning of these properties may occur to reflect the revised methodology developed to incorporate the updated Environmental Inventory Stage 4 into the zones of the Redlands Planning Scheme.)

4. Lot 5 on RP14839 at 289-301 Redland Bay Road, Thornlands be removed from the Environmental Protection and Park Residential Zone and included within the Emerging Urban Community Zone.

5. The following lots be removed from the Park Residential Zone, Open Space and Conservation Zone and included within the Emerging Urban Community Zone: • Lot 6,8,10 and 12 on SP119615 at 399,

415, 419 and 427 Boundary Road, Thornlands

• Lot 25 RP 14828 at 451 Boundary Road, Thornlands;

• 2 RP863066 at 449 Boundary Road, Thornlands;





RPD: Lot 8 on RP76813 Property Address: 65-67 Beveridge Road, Thornlands Current Zoning: Rural Non Urban Current Strategic Plan Designation: Rural Non Urban and Special Protection Area 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

constraints for subject lots in Beveridge Road do not justify their inclusion within the Emerging Urban Community Zone. It is recognised that the South East Thornlands Area has certain locational attributes which supports consideration of future urban purposes. However, these opportunities should be balanced against other values and constraints of the land. In this circumstance the subject lots within Beveridge Road are heavily constrained by environmental values such as koala habitat, and to a lesser extent bushfire hazard and are inherently unsuitable for urban development. Since the above lots are excluded largely due to the Koala Sustainability Area designation under the Regional Plan it is highly questionable for any lot that has this same designation over most of the property to remain in the proposed Emerging Urban Community zone. In this regard to achieve consistency with the Regional Plan and Interim Guideline: Koalas and Development lots in Beveridge Road and along the northern boundary of the site shown in the annexure should be excluded from the Emerging Urban Community Zone.


• 6 RP14823 at 4 Mango Place, Thornlands; • 5 RP14823 at 2 Mango Place, Thornlands; • 2 RP14823 at 5 Mango Place, Thornlands; • 10 RP14823 at 3 Mango Place,

Thornlands; • 11 RP14823 at 1 Mango Place,

Thornlands; • 12 RP14823 at 8 Abeya Street,







Thornlands; • 1 RP192699 at 433 Boundary Road,

Thornlands Note - Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites.




RPD: Lot 15 on RP76813 Property Address: 93-95 Beveridge Road, Thornlands Current Zoning: Rural Non Urban Current Strategic Plan Designation: Rural Non Urban and Special Protection Area Draft RPS Zone: Conservation, Environmental Protection Draft RPS Overlays: Acid Sulfate Soils 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

Based on the above facts it is recommended that: a) Lot 8 on RP76813 at 65-67 Beveridge Road, Thornlands be retained within the Conservation Zone. b) Lot 15 on RP76813 93-95 Beveridge Road, Thornlands be retained with the Conservation and Environmental Protection Zones. c) The following lots be removed from the Emerging Urban Community Zone and included in the Park Residential Zone; The south eastern part of Lot 1

RP76813 at 31-33 Beveridge Road, Thornlands and include within the Emerging Urban Community Zone where outside of the Koala Sustainability Area

Lot 30 RP76813 at 50-52 Beveridge Road, Thornlands




Lot 3 RP7681347at 47 Beveridge Road, Thornlands

Subsequent RPS Actions Mapping Refer to Officers’ Recommendation. Document No action required. Workshop Recommendations Officers’ Recommendation accepted with the following change - • Lots identified in Officers’ Recommendation 3.

be maintained in the Emerging Urban Community Zone in the draft scheme.

Note - These sites are identified within the SEQ Regional Plan - Interim Guideline: Koalas and Development and will be required to satisfy this policy Regional Plan through the Structure Planning Process. Council Decision Workshop Recommendation adopted.




289 – 301 Redland Bay Road, Thornlands Environmental Protection Zone is inconsistent with adjoining land The Environmental Protection Zone is inconsistent with - the designation of adjoining land to the

north, east and south recent subdivision on adjoining land to the

north and west, despite this land having the same designation as others in the 1998




Lot 1 RP869105 at 268 Redland Bay Road, Thornlands

As shown in Figure 1 of the annexure. (Note: further amendment of the zoning of these properties may occur to reflect the revised methodology developed to incorporate the updated Environmental Inventory Stage 4 into the draft Redlands Planning Scheme zones and Bushland and Habitat Overlay.) 289 – 301 Redland Bay Road, Thornlands Background The site adjoins the proposed Emerging Urban Community Zone along its northern boundary and is proposed to be zoned Environmental Protection and Park Residential. The extent of the Environmental Protection zone reflects the Bushland Habitat designation as shown on the Habitat Protection Overlay.




Strategic Plan. the land to the north-west having similar

vegetation as this parcel. SEQ Regional Plan eg) the recently

released SEQ Regional Plan shows this land as being in the Urban Footprint.

It is not clear why the land, in isolation, is in the Environmental Protection zone when adjoining land is in different zones. Through review of the Habitat Protection Overlay, Flood Prone, Storm Tide and Drainage Constrained Overlay and Waterways, Wetlands and Moreton Bay Overlay on this and surrounding land, only this parcel is singled out as being in the Environmental Protection Zone. Vegetation is not significant at State Level Vegetation management Section of the Department of Natural Resources and Mines have advised (enquiry reference no. 01GY729607) that the State has no interest in protecting the site under State legislation Emerging Urban Community Zone is consistent with SEQ Regional Plan The inclusion of the land in the Emerging Urban Community Zone would be consistent with the State Government consideration on the parcel being of no interest in protecting non remnant

While it is recognised that the vegetation on the site is not classified as a regionally endangered ecosystem by the State it is significant at a local level. The Habitat Protection Overlay designates the land as Bushland Habitat. The designation is based on the Redland Shire Environmental Inventory Stage 4 Map and Methodology 2005 that identifies the site as “General Patch” and within a General Conservation Management Area. The Redland Shire Environmental Inventory Stage 4 Methodology 2005 indicates that General Areas are smaller patches and strips of native vegetation which although often highly disturbed, still provide habitat niches, stepping stones and local corridors for fauna and are significant at a local level. They may also represent examples of vegetation associations formerly more widespread throughout the region. General Areas include much vegetation that is regarded as regrowth under the Common Nature Conservation Classification System. Whilst this vegetation is regrowth, it none the less still forms an ecological function. The vegetation provides habitat for wildlife and habitat for other plants. The younger




vegetation and its designation as Urban Footprint in the SEQ Regional Plan. This land clearly belongs to and should be part of the Emerging Urban Community Zone.

vegetation in this regrowth also serves to act as a long term replacement for older vegetation, thereby adding to the likely long term ecological viability of that Area. Sometimes this regrowth is the first of a series (or succession) of colonisation species that will return the Area to a more diverse state. Areas of regrowth can, with time and proper management, reach a state akin to that of remnant vegetation. General Patch (GP): Have one or more of the following attributes: scattered bushland with local habitat and

amenity value; fragmented bushland with a habitat

function; poor connectivity with other areas,

however, may be near MH (Major Habitat) and MP (Major Patch) areas;

fragmented vegetation and vegetation linkages along the edges of road reserves or along elongated driveways that are situated close to the other more densely vegetated part of the Patch;

have greater disturbance than MPs. The inclusion of the land within the Urban Footprint of the Regional Plan does not in anyway construe that the land is inherently




RPD: Lot 5 on RP14839 Property Address: 289-301 Redland Bay Road, Thornlands Current Zoning: Rural Non-Urban Current Strategic Plan Designation: Specific Planning Intent and Special Protection Draft RPS Zone: Environmental Protection, Park Residential 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, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay

suitable for urban development. The Regional Plan recognises that not all land within the Urban Footprint can be developed for urban purposes. For example, the urban footprint includes some land such as national parks, state forests and wetlands not available or appropriate to develop. It also recognises that land in the urban footprint may otherwise be unsuitable for a range of more local reasons, including constraints such as flooding, land slope, scenic amenity, and protection of biodiversity values of state, regional or local significance. Discussion There are valid planning grounds to support inclusion of the land within the Emerging Urban Community Zone. For example, this property is not affected by the Koala Conservation Policy under the Regional Plan and associated Interim Guideline: Koalas and Development, and adjoining lots (lot 6 & 16 RP14839) that have the same environmental classification under the Redland Shire Environmental Inventory Stage 4 (General Patch) are included within the proposed Emerging Urban Community Zone. Similarly, only a portion of the site contains vegetation with the front quarter of the property being substantially clear. In




399 – 413 & 419 – 425 Boundary Road, Thornlands Land is suitable for urban development The land is physically capable of urban development, taking into account some restrictions due to identified environmental values. Land in the majority of the site is generally free of development constraints and should be considered to be suitable for urban development. Limitations to development are

summary it is recognised that the identified environmental values that are significant at a local level may be protected and enhanced through a new urban masterplanned community that is established through a Council managed structure plan. This approach provides Council with the opportunity to manage the environmental values in a consolidated area which helps to reinforce the similar values on land adjoining to the north within the Park Residential Zone. On this basis it is recommended that Lot 5 on RP14839 at 289-301 Redland Bay Road, Thornlands be removed from the Environmental Protection and Park Residential zone and included within the Emerging Urban Community Zone. 399 – 413 & 419 – 425 Boundary Road, Thornlands Submissions received for lots on the southern side of Boundary Road shown in the annexure request inclusion within the Emerging Urban Community Zone. The area is bounded by Eprapah Creek to the south and Boundary Road to the north . To the east the majority of the area is zoned Park Residential with the balance zoned Open




concentrated in the southern portion of the site and can adequately addressed through planning process. A viable urban development outcome for the site is achievable as - site is in same infrastructure catchments as

land identified in Emerging Urban Community Zone north of Boundary Rd;

site has good access to existing schools, centres and community infrastructure;

site is served by public transport; and site will assist in integrating proposed urban

development with existing urban areas to south of Eprapah Creek.

Inclusion of the site in the Emerging Urban Community Zone will not compromise the DEO’s or disrupt overall strategic framework of Shire. Increase density of land with proximity to Victoria Pt Shopping Centre The zoning of the property, and in the local area, should allow for more efficient use of the limited amount of land close to the Victoria Point Major Shopping Centre. This will reduce the need for transport. The zone should be a higher density than that proposed in the draft scheme, being Park Residential. Insufficient land to meet regional housing targets The plan makes insufficient provision for new

Space and Conservation to buffer Eprapah Creek. Typical sized Park Residential lots ranging between 6000m2 to 7500m2 adjoin the area to the west. The area consists of elongated lots ranging from 4ha - 9ha and smaller regular shaped lots ranging between 2000m2 and 8000m2. There are valid planning grounds to support inclusion of the land within the Emerging Urban Community Zone. For example, this land is well connected by road to the shopping centre and services of Victoria Point. From a planning perspective it has benefits by assisting in better aligning the land use/transport model by consolidating urban development around an existing centre. It may also facilitate the establishment /rehabilitation of the riparian corridor along Eprapah Creek which may provide an enhanced habitat linkage, and edge to the Thornlands community and a gateway into Victoria Point. This needs further detailed consideration and investigation. While there are benefits in including part of the site in the Emerging Urban Community Zone the southern sections of this area




dwelling demand to meet regional housing targets; and the subject site and surrounds represents an appropriate site for urban development to assist in meeting this shortfall, so should be included in EUC Zone.

adjoining Eprapah Creek are heavily constrained by flooding, and identified environmental values such as Koala Habitat. For example, the Regional Plan and Interim Guideline: Koalas and Development identifies land abutting Eprapah Creek as a Koala Sustainability Area, and the Habitat Protection Overlay designates a large portion of this land as Bushland Habitat. Similarly, the Flood Prone, Storm Tide and drainage Constrained Overlay identifies land abutting this waterway as flood prone. Recognising the significance and the role played by Eprapah Creek in term of its contribution to wildlife movement, landscape amenity, and waterways it is essential that this corridor adjoining the creek be protected and enhanced. The structure planning process will ensure these matters are adequately investigated and addressed. However, consistent with the above recommendations whole lots fronting Mango Place, Thornlands that are included within the Koala Sustainability Area as shown in the Regional Plan should be excluded from the Emerging Urban Community Zone. Lots to be excluded are shown in Figure 2 within the annexure.




RPD: Lot 10 on SP119615 Property Address: 419-425 Boundary Road, Thornlands Current Zoning: Rural Non-Urban DCP 1 - Park Residential, Public Open Space and Creeks Current Strategic Plan Designation: Park Residential and Special Protection Draft RPS Zone: Park 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, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay

Based on the above facts it is recommended that: 1. The following lots be removed from the Park Residential Zone, Open Space and Conservation Zone and included within the Emerging Urban Community Zone: Lot 6,8,10 and 12 on SP119615 at 399,

415, 419 and 427 Boundary Road, Thornlands

Lot 25 RP 14828 at 451 Boundary Road, Thornlands;

2 RP863066 at 449 Boundary Road, Thornlands;



6 RP14823 at 4 Mango Place, Thornlands;





12 RP14823 at 8 Abeya Street, Thornlands;




RPD: Lot 6 on SP119615 Property Address: 399-413 Boundary Road, Thornlands Current Zoning: Park Residential Current Strategic Plan Designation: Specific Planning Intent Draft RPS Zone: Park 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, Habitat Protection - State Koala Policy Overlay, Waterways, Wetlands and Moreton Bay Overlay, Road and Rail Noise Impacts Overlay







1 RP192699 at 433 Boundary Road, Thornlands

As shown in Figure 2 of the annexure.


Annexure (Figure 1) to Item No: 01.04 Koala Sustainability Area


Annexure (Figure 2) to Item No: 01.04 Area Recommended to be included within the Emerging Urban Community Zone


WORKSHOP: 01

Item No.: 01.05 Double Jump Road Investigation Area


The DTS Group represent a number of land owners in the area bounded by Double Jump Road and Bunker Road, Victoria Point. The study area is approximately 140 hectares and contains 40 lots that are located completely or partially within the Employment Investigation Area . The submission requests that Council amend the proposed zone from Rural Non – Urban zone to the Urban Residential zone. Overwhelming Community Support The Draft SEQ Regional Plan designates the land as an investigation area and excludes it from the Urban Footprint. Following extensive community consultation with affected land owners submissions have been prepared in response to the Draft SEQ Regional Plan and Draft RPS. Consultation that occurred chiefly in the form of a community meeting held at Faith College on the 15th February 2005, revealed overwhelming public support in submitting to both Draft Plans for reconsideration in allowing the subject land to be developed. The support of the submission by these landowners reflects the strong view of the public in the area, the majority of who are in favour of development of their land for urban residential

Total Sub: 9 5054:8291 5098:7438 1604:2236 5069:8414 5069:8422 5091:8097 5098:7438 5124:6775 5124:6777 5767:9258 6073:9281

Background a) Regional Plan The subject land was included within the Major Critical Nature Conservation Koala Areas under the 2001 SEQ Regional Framework for Growth Management. The Draft SEQ Regional Plan included the land within an Investigation Area. The final SEQ Regional Plan released on 30 June 2005 subsequently changed this designation to Urban Footprint. As defined under the SEQ Regional Plan land, within the Urban Footprint: includes existing urban areas and

greenfield areas potentially suitable for future urban development;

defines the limits of urban development to 2026 through the use of cadastral or other clearly defined boundaries; and

includes sufficient land to accommodate the full range of acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban open spaces projected to be required over the next 20 years.

Importantly the SEQ Regional Plan

Officers’ Recommendation 1. Council maintain the current Rural Non Urban,

Environmental Protection and Conservation Zoning of the area in accordance with the draft scheme.

2. Council amend the Strategic Framework to indicate that further consideration of the long term intent of the area will be considered pending finalisation and outcomes of the Local Growth Management Strategy and Priority Infrastructure Plan.

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 Refer to Officers’ Recommendation. Workshop Recommendations Officers’ Recommendation accepted with the following changes -




purposes. Given the suitability of the site for development there is an overriding need for development in the public interest. Subdivision of the study area into low density residential communities is supported by landowners and local business owners. Economic and social benefits far outweigh any potential minimal environmental impact. Draft SEQ Regional Plan 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 community (including the Major Centre) would experience significant adverse economic impacts if the land is not included in the Urban Residential Zone. There is strong communal interest (and commercial interest) for inclusion of the land within the Urban Footprint and therefore within the Urban Residential Zone. Suitability of site for residential land use

recognises inclusion of land in the Urban Footprint does not imply that all such lands can be developed for urban purposes. For example, land not available or appropriate to develop includes national parks, state forests and wetlands and a range of more local reasons, including constraints such as flooding, land slope, scenic amenity, and protection of biodiversity values of state, regional or local significance. In the case of Redland Shire significant tracts of land have been included in the Urban Footprint but are inherently unsuitable for urban purposes for a variety of reasons. Examples include the areas of Rural Non Urban located along Capalaba – Redland Bay Road and the large areas of Park Residential land which provide an alternative housing form, provide a significant contribution to the protection of biodiversity values and play an important role in establishing an interface between the urban and rural parts of the Shire. In this regard the key point to recognise is that the inclusion of the land within the Urban Footprint of the Regional Plan does not mean it is automatically suitable for urban development. This decision is one for Council and the community to determine through its Planning Scheme and in some

• The following properties, currently identified in the Strategic Plan 1988 as Special Planning Intent 4 (SPI 4) be included in the Emerging Urban Community Zone in the draft scheme - o 2 - 10 Colbet Close - Lot 800 SP148438, o 37 Brendan Way - Lot 6 SP145377, o 84A Bunker Road - Lot 5 SP145376, o 100 - 106 Bunker Road - Lot 30 RP86773, o 108 - 116 Bunker Road - Lot 29 RP86773, o 118 - 124 Bunker Road - Lot 28 RP86773, o 126 - 130 Bunker Road - Lot 27 RP86773, o 132 - 136 Bunker Road - Lot 27 RP86773, o 138 - 144 Bunker Road - Lot 25 RP86773.

• The remainder of the properties addressed through this Item being retained in the Rural Non-Urban, Environmental Protection and/or Conservation Zone as identified in the draft scheme.

Council Decision Workshop Recommendation adopted.




The land is largely devoid of major environmental or other constraints. The draft SEQ Regional Plan supports this position as it states that the “Investigations Areas include land that has generally limited landscape or rural production values and appears to have few physical constraints to future use for urban development”. Land that has potential habitat values that are proposed to be zoned Environmental Protection may be protected through open space designations as part of an overall subdivision. The study area is mostly devoid of vegetation in most parts. In addition this area is outside of Koala Management Area under SPP1/05. Area of habitat value and segments of bushland vegetation may be preserved through a detailed structure plan that designates the area as Open Space/ Parkland areas or larger residential lots. 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. Access to Transport and other Services 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

cases detailed local structure plans. Therefore these plans will be the principal instruments for establishing the desired use of land and in some cases the preferred timing of development within the Urban Footprint. It is also important to acknowledge the SEQ Regional Plan recognises that major new greenfield and redevelopment sites should be subject to structure plans or master plans prior to development. Key elements of the structure planning process as outlined in the SEQ Regional Plan include: structure plans must be prepared and

adopted for all major new urban development areas over 100 hectares, which may include more than one development site;


must be managed by the local authority, in partnership with the principal landowners/stakeholders and approved by the regional planning Minister.

b) Draft Planning Scheme




situated on Bunker Road in the Koala Park Shopping Centre. Urban development would provide increased feasibility to develop the existing bus transportation services (as per Bus Interchange situated on Bunker Road in the Koala Park Shopping Centre). Orderly Development of Land The study area forms part of a consolidated area and residential development has commenced in the northern section of the site and adjoining to the north east. Development of the study area may access infrastructure that is available at this residential subdivision. For example, half roads and road accesses have been constructed adjoining the northern boundary of the study area. Council should consider the rational progression of residential development and revise the boundary of the Urban Residential Zone to derive a more appropriate fringe for urban development to be formed (ie. extend to Double Jump Road). Accessibility to Infrastructure – Urban Development adjoining to the North The study area forms part of an infrastructure catchment from Double Jump Road sloping down to the north east and north west. Land

The subject land is included in the Rural Non Urban, Conservation and Environmental Protection zones of the draft RPS. It was also designated as an Employment Investigation area in accordance with Desired Environmental Outcome No.6 of the draft RPS. Discussion Locational Advantages Recent investigation completed by SGS Economics have investigated the suitability of the land for employment generating purposes. The investigation concluded that the area is not suited for employment purposes. For further details on this matter refer to Report No.: 01.02. However, the report recognises that the land has the following locational advantages: proximity to Victoria Point Major Centre

and associated benefits of strengthening consumer demand for this centre;

availability and accessibility of infrastructure from adjoining residential development; and

existing residential area adjoining to the north provides opportunity for urban development to occur in an orderly and economic manner.




opposite Bunker road and a large area of land adjoining to the north east is already subdivided for urban purposes. The occurrence of urban development along the bottom of the catchment and immediately adjoining the study area to the north east and north west provides an ideal opportunity for land in the study area to access this infrastructure due to its location at the top of the catchment (particularly gravity reliant services such as stormwater and sewerage). A services report prepared by the ETS group was attached to the submission. The area is bounded by two significant feeder roads that provide ready access to blocks in the area and to the Victoria Point Shopping Centre. Proximity to Victoria Point Major Centre The study area is in close proximity (1.5km) of the Victoria Point Major Centre. It is regarded as a significant part of the centres consumer and workforce catchment. Inclusion of the subject land within the Urban Residential Zone will ensure the economic viability of the Major Centre is maintained. Adverse impact on Victoria Point Major Centre associated with Developing land for Employment Purposes Through DEO No.6 the study area is designated

Despite these locational advantages there are a number of constraints that affect the land including for example areas of environmental value and flood prone areas. At this time Council has not undertaken detailed investigations of this area in terms of its suitability for urban purposes. Viability of Poultry Industry It is recognised that landowners may have the perception that the poultry industry at this location is unviable in the longer term for a variety of reasons. However, the poultry industry is currently an established operation that is a significant employer and an important contributor to the economy of the Shire. Existing poultry operators who wish to continue operating should be protected from development that negatively impact on their function and future expansion potential. Key impacts include: the creation of new lots; and development that will increase the

number of people living or gathering in the area shown on the Protection of the Poultry Industry Overlay.

The long term viability of the poultry industry at this location needs careful consideration




as an Employment Investigation Area. In consideration of the subject sites close proximity to the Victoria Point Major Centre and the centres deficient consumer and employment catchment this designation is inappropriate. The area plays a key role as a portion of the Major Centre catchment, and the residential nature of the site is such that the area is suitable for urban residential use only. Employment services would result in land use conflict impacting detrimentally on the existing Victoria Point Major Centre. Viability of Poultry Industry It is expected that the presence of the poultry farms within the study area have affected Council’s decision to exclude the area from the Urban Residential Zone. Public consultation for the purpose of this submission reveals that operators have concerns in relation to the ongoing viability of the poultry farming in the area. The modifications demanded by modern trends in the industry combined with the state of many poultry operations in the area has led to a strong belief by operators that the poultry industry in the area is becoming unworkable. Modifications require much larger lots than those in the study area thereby hampering operations of these farms. The submitter has provided correspondence from Darwalla Milling CO. Pty.

as part of any future structure planning process investigating the suitability of the site for urban purposes. Reasonable Expectations of Land Owners It is accepted that changing the zone from Rural Non Urban to Urban Residential is supported by a number of landowners within the locality. The submission also claims that there is an overriding need for the development and it is in the public interest. This proposition is not accepted. Council has a responsibility to determine the best planning outcome for the community and the Shire as a whole rather than satisfy the expectations of a particular group of landowners. In this regard, Council is satisfied it has allocated sufficient land under the notified planning scheme, which includes the new Emerging Urban Community Zone areas at Kinross Road and South East Thornlands, to accommodate predicted further urban residential growth throughout the Shire for at least the life of the planning scheme (8 years). For further discussion relating to urban footprint and demonstrated need for the urban growth within the life of this planning scheme please refer to Report No.




Ltd., which suggests that there is a need for investigations into the continued operations of poultry farms in the Shire and this area. Alternative development options are required for landowners. The planning scheme does not take into account that this poultry farm is a smaller, older type farm with a limited life and it makes no provision for the development potential of the property to be realised when the poultry farm is discontinued. Reasonable Expectations of Land Owners The orderly expansion of urban residential land adjoining the study area on its northern boundary and associated construction of roads and accesses provides landowners with a reasonable expectation that there land can be developed progressively in accordance with an overall road layout. The proposed Rural Non Urban Zone does not allow residential subdivision of the study area and dismisses landowner expectations in this regard. A preliminary structure plan and traffic impact assessment was provided in support of the submission.

01.01. In addition, Council is of the view that changing the proposed zoning of land within the subject area from a Rural Non Urban zone to an Emerging Urban Community Zone is a fundamental change and one that the community should reasonably be expected to comment upon before such a change takes place. When such an amendment should commence is a separate matter for Council to resolve. However, it is noted that prior to June 2007 Council must prepare a Local Growth Management Strategy. This strategy is required to address a number of matters such as ensuring dwelling targets and associated jobs are being met and to identify the location and form of future development to accommodate additional dwellings and employment. It also provides an opportunity to determine a long term program of structure planning of areas within the Urban Footprint. In this context the Local Growth Management Strategy in association with the Priority Infrastructure Plan (PIP) would appear to represent appropriate tools for determining when detailed structure planning and changes to the RPS should be initiated.




Rural Non Urban Zone / Environmental Protection Zone Contrary to Strategic Plan (Specific Planning Intent No.5 The area on the southern side of Bunker Road was identified as suitable for residential development in association with the introduction of the 1998 Strategic Plan. Nothing has changed since 1998 that would suggest that the area, or this part of it, is no longer suitable for residential development. To the contrary, the development of those parts of Specific Planning Intent 5 (SPI5) located closer to the Victoria Point shopping centre and indeed the expansion of the shopping centre, mean that this property is now more suitable for residential development than it was before. Goal 1 of the current Strategic Plan is to provide the community with confidence and realistic expectations about future development patterns. The current planning scheme gives an expectation that the subject property can be developed for residential purposes subject to account being taken of a number of constraints. It is totally inappropriate that the new planning scheme should extinguish that expectation. Inclusion of land previously included in Specific Planning Intent No.5 under the existing Structure Plan within the Emerging Urban Community

Summary The land has locational advantages to

suggest it may be suitable for urban development.

Detailed investigations of the area in terms of its suitability for urban purposes have not been undertaken as part of the preparation of the RPS to date.

Any change from the current rural zonings to one that reflected an urban intent is a significant change and should be subject to readvertising, a view expressed by the Department of Local Government and Planning.

At this time Council is satisfied that there is sufficient land allocated under the draft RPS to satisfy expected population growth targets.

Finalisation of the Local Growth Management Strategy and PIP represents an appropriate time for Council to reconsider the need for future structure planned urban development of this area.

Based on the above facts it is recommended that: the area be maintained within a Rural

Non Urban, Conservation and




Zone Area should be zoned Emerging Urban Community on the following grounds: as part of a recently approved

reconfiguration application, a structure plan illustrates the subject site can be developed to provide connectivity to the adjoining residential subdivision;

within close proximity to educational and community facilities, major commercial centres and public transport nodes; and

use of the site for residential purposes is compliant with the intent for the land under RSC’s 1998 Strategic Plan.

Environmental Protection zoning; and the Strategic Framework be amended to

indicate that further consideration of the long term intent of this area will be considered pending the finalisation and the outcomes of the Local Growth Management Strategy and Council’s Priority Infrastructure Plan.

Rural Non Urban Zone / Environmental Protection Zone Contrary to Strategic Plan (Specific Planning Intent No.5 Specific Planning Intent No.5 (SPI5) designation under the Strategic Plan shown in the annexure indicates that land located south of and adjoining Bunker Road is considered to be suitable for urban residential purposes. SPI5 also states that areas to be retained for conservation, public open space, buffers for poultry farms and drainage purposes are to be determined at the time a development application is received. (Note that the SPI5 designation includes only the northern part of the broader area bounded by Bunker and Double Jump Road.) It is recognised that the SPI5 component of the overall site has previously been




determined by Council through its existing Strategic Plan as potentially suitable for urban development at the time of development application. Such an approach is considered flawed providing no certainty of outcome for both applicant and the community. A desirable approach is to ensure a comprehensive structure planning process involving landowners, key stakeholders and the community being undertaken across the broader area defined by Bunker and Double Jump Road. As noted in the comments above the Local Growth Management Strategy and Priority Infrastructure Plan provide appropriate tools to assist in determining when future structure planning of the area should take place.


Annexure to Item No: 01.05 Area proposed by submitters to be included in the Urban Residential Zone


Annexure to Item No: 01.05 Strategic Plan – Specific Planning Intent No.5


WORKSHOP: 01

Item No.: 01.06 Thornlands Investigation Area


Council received a detailed submission supporting the development of a master planned urban community for a significant area of Thornlands bounded by Mount Cotton, Duncan and Boundary Roads, Venn Parade and Eprapah Creek (see attached mapping). The key grounds of the submissions relate to: urban land allocated to accommodate future

population levels in the Redlands are insufficient to meet the forecasted population growth;

independent planning studies support the suitability of the subject area for urban development;

the number and extent of constraint mapping restricts the ability to efficiently develop the land for urban purposes as envisaged by DEOs 5 and 6; and

inconsistency between draft SEQ Regional Plan and draft Redlands Planning Scheme for this area.

The submission includes a number of planning studies that support these grounds Planning studies submitted include: ecological assessment; employment study; and

Total Sub: 24 Detailed submission 4879 Individual submissions 195: 21 343: 1110 908: 1710 1161: 2194 1252: 1859 1696: 2381 2787: 4407 3142: 7721 3146: 5603, 5612, 5621, 5625 3149: 4807, 4815 4623: 7450 4696: 8090 4698: 8089 4853: 8192 5121: 6778 5179: 9049 5268: 9048

(1) Background (a) draft Redlands Planning Scheme Following a detailed planning process the Statement of Proposals (SOP) released in May 2002 proposed that the existing rural non urban character of the subject area be maintained with the majority of the land proposed within a Rural Non Urban designation. In mid 2004, to reflect a further major review of the Scheme by Council the subject area was identified as an area for investigation outside the life of this Planning Scheme. At this time it was accepted by Council that the draft Scheme allocated sufficient land to address the Shire’s urban residential and employment growth until at least 2021; the planning horizon of the new Scheme. By letter dated 16 November 2004 Council was instructed by Ministerial condition to remove the previous Integrated Employment Centres (Birkdale Road, Capalaba and German Church Road, Redland Bay) in the SOP. Council were further instructed to

Officers’ Recommendation Refer to the following Items - • Item No. 1.01 - Urban Footprint and Population

Growth, and • Item No. 1.02 - Employment Investigation

Areas. Note - Review of the Habitat Protection - Bushland Habitat Overlay that will be presented in Workshop 6 may modify this Overlay on the subject sites. Document No action required. Mapping No action required. Workshop Recommendations Officers’ Recommendation accepted with relevant Workshop Recommendations from Item 1.02 and the following incorporated including - • Emerging Urban Community Zone sub-area

EUC1 for employment and higher education purposes in Boundary/Taylor Roads.




land availability study; The submission requests that the subject area be: included within the Emerging Urban

Community Zone of the new Scheme; and overlays of the draft Scheme be further

reviewed in light of detailed studies submitted with submission.

The submission also provides a concept plan that details the proposed structure that is envisaged for the master planned community and provides a review of the draft Scheme in terms of its compliance with the proposed master planned community concept. Most of the issues related to the Desired Environmental Outcomes (DEO) and Strategic Framework of the draft Scheme’s are directly related to the key grounds presented in support of the urban development of the area and detailed above. As such these issues are addressed in the response comments. Other DEO and Strategic Framework matters raised by the submission not directly related to these key grounds include: DEO No. 2 – Character and Identity -

(1) Redland Shire’s unique character and

5297: 8750 5472: 8584 5488: 8958 5493: 8942 5495: 8940 5793: 9263

initiate investigations of three areas to determine their suitability for integrated employment opportunities. One of these areas was the subject area referred to as Taylor/Springacre Road Area, Thornlands. The draft Scheme was advertised with the subject land included predominately in the Rural Non Urban zone with the Desired Environmental Outcomes (DEOs) recognising the area as one of three to be investigated for integrated employment purposes. (b) Integrated Employment Investigation Following commencement of public notification of the draft Redlands Planning Scheme, Council engaged independent consultants SGS Economics & Planning to undertake the Integrated Employment Area investigation. In summary the study brief was to: Determine the amount of land required to

satisfy forecast future requirement of employment generating uses consistent with the Shire’s economic development aspirations; and

Provide an assessment of the suitability and the potential of the three selected employment investigation areas for

• Changes to DEOs as appropriate. • The subject area must accommodate future

integrated employment needs of the Shire. As the area is relatively large, the Structure Planning process as documented in the draft scheme and SEQ Regional Plan will need to look at both employment and residential in the overall development of the area, including how they interface and their impact on the visual amenity and environmental constraints.

In this regard it should be noted that prior to June 2007 Council is required to prepare a Local Growth Management Strategy (LGMS). This Strategy will be required to address a number of matters such as ensuring job targets and dwelling targets are being met as well as identifying the form of future development to accommodate and address future employment and dwelling needs as well as satisfying environmental and community concerns.

In this context, the LGMS represents an appropriate tool in determining how much of the subject area will be required for both residential and employment purposes and the required timing for the release of this land.

In making these recommendations it should be noted that Item 1.02 and any other relevant and




identity is protected and strengthened by: (a) ensuring the significant natural landform and landscape features of the Shire are protected and retained from incompatible development including (ii) the landscape and scenic amenity of the rural and bushland areas to the south of Duncan Road and Boundary Road, Thornlands which provide a dramatic contrast to the urban areas to the north and east The need to protect this area is questioned as the majority of the site is cleared rural land which is unconstrained and more suited to urban development than most land within the Shire;

DEO No. 6 – Economic Development – (1) Redland Shire has a diverse, dynamic and sustainable economy with increasing levels of employment opportunity through – (c) investigating opportunities, within the areas as depicted on Map 1 (Employment Investigation Areas), to accommodate modern, high quality and structure planned employment centres that –

possible integrated employment purposes.

This investigation assessed each site on its own merits as a candidate for integrated employment purposes. The investigation found that of the three, only the Taylor/Springacre Road employment investigation site demonstrated some potential as a location for an Integrated Employment Area. This was in large part due to the large size of the site and the fact that further investigation may reveal opportunities for land consolidation in the eastern portion of the site where there are areas of less constrained land. As such, it was recommended that consideration be given to breaking up the site into two large parcels. The potential of the site’s generally less constrained eastern portion could be explored in greater detail by Council to identify and pursue solutions to governance issues associated with fragmented ownership of this area. The investigation did also recognise that a choice of housing featured prominently in one of the successful IEA case studies that were explored (Norwest Business Park –

site specific Items will require the appropriate amendments to reflect these changes.





(i) incorporate appropriate infrastructure and transportation links; (ii) address environmental and scenic amenity constraints; (iii) provide a significant contribution to the business and employment needs of the Shire; This DEO is not supported.

Amend the Preferred Settlement Pattern

Map of the Strategic Framework to modify the extent of the 'Rural and Habitat Corridor Network' affecting the subject master planned community site in a similar manner to the other Emerging Urban Community zoned sites in the Shire.

In addition to this detailed submission, Council also received a number of individual submissions that directly commented of the master planned community concept. The majority of these submissions were in support. Grounds for support and objection are provided below. Support The proposed master planned community is

Sydney). The Norwest Business Park includes a complete community that offers a full range of amenities and recreational opportunities including shop, childcare, medical and community facilities. Integrating residential development into the future IEA is however a subject for further investigation. Refer to the Employment Investigation Areas Submission Report for further details. (c) SEQ Regional Plan In late October 2004 the draft Regional Plan was released including the site within an Investigation Area designation. The SEQ Regional Plan released on 30 June, 2005 included part of the site east of Taylor Road within the Urban Footprint. The balance of the site west of Taylor Road was included within the Regional Landscape and Rural Production Area designation. (2) Discussion The Urban Footprint and Population Growth Submission Report demonstrates that there is sufficient land available to accommodate the dwelling targets as specified in the




supported for the following reasons: the area is largely cleared farmland with

existing farming activities (i.e. poultry) providing limited employment opportunities and are no longer viable;

existing poultry industry generates significant adverse impacts on nearby residential areas;

the area is suited for urban purposes(i.e. close to centres and other residential areas);

the area contains limited Koala habitat; increasing population must be

accommodated in areas of the Shire with limited environmental values, and has ready access to infrastructure (i.e. roads, electricity, water and sewerage);

a master planned community would enhance the environmental and open space values of the area;

the master planning process would allow for a high level of community participation;

releasing further land for urban development in this area will ease rising land values;

development will create local employment through construction and retailing once development is completed;

area designated for investigation for urban development in draft SEQ Regional Plan;

Regional Plan and the State Government’s Planning Information and Forecasting Unit (PIFU) population estimates without a need for the inclusion of the subject land for urban residential purposes in the life of this Planning Scheme. The Employment Investigation Areas Submission Report highlights the integrated employment investigation study concluded that only the Taylor/Springacre Road site was potentially suitable for employment purposes. As discussed in this report, with the removal of both German Church Road and Birkdale Road, Council’s preferred sites for Integrated Employment Centres, Council must either identify alternative land within the urban footprint or accept its Planning Scheme is deficient in providing suitable land for future local business and employment growth. This later option is not acceptable on social, economic and environmental grounds. In summary, the subject land provides the principal opportunity to fulfill the need for future business and employment growth in the urban footprint of the Shire. It is recognised that the submitters provided information from two planning companies which suggest the suitability of the subject




Objection The proposed master planned community is opposed on the following grounds: urban development would adversely impact

significant environmental values and the habitat this provides for native wildlife;

urban development in this area would be inconsistent with Council measures to protect water catchments (i.e. Tingalpa Catchment); and

urban development is not required within the life of the new Scheme.

It should be highlighted that the draft Redlands Planning Scheme did not show this area as an urban investigation area and that individual support or objection to this designation has almost exclusively been from affected landowners. There appears to have been an extensive marketing campaign undertaken by the proponents of the master planning concept. While the majority of submissions reported here supported the urban development of the subject area a much larger number of submissions opposed urban expansion in ‘greenfield’ sites such as this. Please refer to the Urban Footprint Submission Report which documents these submissions.

area for urban development. These findings support the SGS Economics and Planning analysis that the subject area is suitable for integrated employment purposes. In recommending that the subject area must be retained for integrated employment purposes it is recognised that the site is relatively large and some opportunity may arise for some limited residential component to be incorporated into the overall planning and development of the area. In this regard it should be noted that prior to June 2007 Council is required to prepare a Local Growth Management Strategy (LGMS). This Strategy will be required to address a number of matters such as ensuring job targets and dwelling targets are being met as well as identifying the form of future development to accommodate and address future employment and dwelling needs. In this context, the LGMS represents an appropriate tool in determining how much of the subject area will be required for long-term employment purposes. Similarly, if through this process it is determined that not all the area is required for employment purposes, the LGMS will also assist in determining




whether any of this land is required for residential purposes and the required timing for the release of this land. It is also acknowledged that changes are required to the DEOs, the Strategic Framework and the Bushland Habitat Overlay (i.e. removal of the enhancement area category) in recognition of the inclusion of the subject land within the Emerging Urban Community sub-area EUC1. These matters are further discussed in the Employment Investigation Areas Submission Report. The structure planning process as required by the Emerging Urban Community Zone EUC1 and the Regional Plan will provide opportunity for participation by all landowners and stakeholders, and ensure that all constraints, including environmental and scenic amenity issues and opportunities are duly considered.


Annexure to Item No: 01.06 Description: Thornlands Investigation Area.


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WORKSHOP: 01

Item No.: 01.07 Urban Expansion – Bunker Road (north)


A total of 289 Proforma letters and additional individual submissions raised objection to the expansion of the urban footprint on Bunker Road and seek to have the Urban Residential zone removed from the RPS on the basis that: it is an isolated pocket of residential

urbanisation between two conservation areas which are currently Special Protection Areas designated under the 1998 Strategic Plan;

private properties to east and west, zoned Conservation under draft RPS have to adhere to strict Council environmental expectations.

Properties north and south of this area are Rural non-urban under the draft plan.

It is inconsistent with the Eprapah Creek Waterway management Plan (2004) which recognises the rural-non urban designations and identifies pressures from urban development in the catchment. Council must comply with its own vision and values and respond to these pressures of development by prohibiting residential expansion in the middle and upper catchment areas of Little Eprapah Creek.

Council must protect the relatively undisturbed koala conservation area from

See

Annexure Total Sub: 300

Background The draft RPS seeks to manage future growth in the Shire, over the planning horizon to 2021, in a balanced manner between urban infill/consolidation and limited expansion through new Greenfield areas within the established urban footprint. As a result of submissions to the Statement of Proposals (2002) seeking to have this and other areas in Bunker Road included in the urban footprint and a future urban zone, Council agreed to investigate, as part of Stage 2 of the plan’s preparation; the appropriateness of including this area in an urban residential zoning. In recommending the draft zoning, Council had regard to the area’s locality in relation to existing urban development and designated urban residential land to the east under the 1998 Strategic Plan; access to the Victoria Point major centre via a major collector road (planned future sub-arterial road); efficient access to urban infrastructure services, predominantly the cleared nature of the sites,

Officers’ Recommendation 1. Retain the Urban Residential and Open Space

Zones over the subject properties with minor change to the boundaries of these zones in this location.

2. Amend the Protection of the Poultry Industry Overlay map to ensure consistency on the mapping methodology.

3. Acknowledge obligations under section 5.1.34 of IPA in respect to dealing with any part of Lot 3 RP907141 and that any action will only proceed when it can satisfy the strategy outcomes highlighted in the Officer Comment on this Item.

Note - Review of the Habitat Protection - Bushland Habitat Overlay may modify this Overlay on the subject sites. Subsequent RPS Actions Mapping 1. That Council acknowledge the obligations under

Section 5.1.34 of IPA in respect to dealing with any part of Lot 3 on RP 907141. Additionally, it will only proceed into any action provided it can satisfy the strategy outcomes highlighted in this report.


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‘edge effect’ impacts associated with residential development. (western property wholly in ‘A1’ Koala Management Area).

Council must not stray from its support for private landowners who choose to uphold Council’s ‘environmental ideals’ and provide habitat and protection for all wildlife on their properties.

Expansion must be shown to be for a public purpose that results in a public benefit. Impacts of promoting residential development in this area outweigh any benefits to the local community in social, economic and lifestyle terms.

Impacts on lifestyle, amenity, health and welfare of landowners in the locality.

Proximity of lots to Little Eprapah Creek, impacts protection of riparian zone, vegetation, etc,. Buffer zones of native vegetation need to be established extending 100m from waterways.

Special Protection area recognised the area’s values are unique ecological area and must be kept remote from infringement of urban development. Increase in density in areas adjoining special protection zones need to be low impact and very sensitive.

Increased human population activities severely impact on local indigenous flora and fauna;

not in SPP1/97 as either Koala Conservation Area or the other major habitat and outside of the poultry buffer restrictions. SEQ Regional Plan The subject sites are maintained for inclusion in the Urban Footprint Category of the final plan released on 30th June 2005. While inclusion in this category does not imply all such lands can be developed for urban purposes, it does provide a focus for urban growth in areas that are well located with respect to existing and planned urban infrastructure, activity centres and services provide an orderly extension of existing urban areas and that promote cohesive communities. Under the SEQ Regional Plan – Interim Guideline: Koalas and Development, the subject area is designated in the Urban Koala Area (UKA). The outcome for all development in the UKA is to ensure that it includes koala and koala habitat protection measures consistent with the development commitment and the urban intent for the site and surrounds. The guidelines at 17.1 (Page 17 and 18) sets out the solutions to achieve this outcome. Discussion on Areas The sensitivity of the subject area and

2. The Poultry Odour Overlay Map be amended to reflect the change as shown on attached map.

Document No action required. Workshop Recommendations Officers’ Recommendation accepted with the following changes - • Recommendation 1. - the boundary between the

Urban Residential and Open Space Zones be adjusted as identified in Map 2.

• The Habitat Protection Overlay be amended to include all land that is within the Urban Residential Zone within the Urban Koala Habitat category. The balance of the Habitat Protection Overlay remain unaltered.



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Residential development in close proximity to bushland, being unwise due to bushfire threat;

No evidence that continuing economic viability of Victoria Point Shopping Centre is dependent on need to develop this area.

Additional but related issues raised: Expansion includes public land and Council

must refrain from extending the urban residential footprint to this land acquired at no cost to Council and classified as conservation on Map 10 Eprapah Creek Waterways Management Plan (2004).

Lot 3 was transferred in good faith to Council with an understanding that the land would be kept for wildlife and environmental purposes. It should remain zoned as conservation and be designated as bushland habitat on the Habitat Protection overlay.

The Poultry Odour Overlay should be extended over 145-161 Bunker Road. [Artificially removed from these properties, rather than following radius of source of odour].

Request that a 100m buffer be designated on koala habitat mapping to separate habitat on Lot 66 from any future development on land to east. Buffer be designated as KMA-

juxtaposition to neighbouring lands is acknowledged through the provisions/controls controls of the draft Planning Scheme including the allocation of zoning and influence of overlays over the subject properties. The conservation values of land to the west and east, and Eprapah Creek to the north have been given appropriate consideration in these planning controls. The implementation of buffer provisions to these vegetated areas are to be recognised in both the use of the Open Space Zone and the habitat protection and bushfire hazard overlays. Additionally, the incorporation of appropriate assessment through the waterways overlay and other codes dealing with stormwater run-off management and quality are addressed in the draft scheme and would apply to the subject land. In this respect, appropriate recognition has and will be provided to the recommendations of the Eprapah Creek Waterways management Plan. Koala Conservation Areas Under the Regional Plan and interim guideline (as above referenced in this report), the area to the immediate west of the subject sites and along Eprapah Creek are included in the Koala Conservation Area.


123



A2 (under State Planning Policy 1/05 Conservation of Koalas in South East Queensland) and designated as Enhancement Corridor under Habitat Protection Overlay.

A number of overlays affect the land reducing land available for development, therefore would compromise a small and fragmented pocket of urbanisation in an inappropriate area.

Designated as a Greenfield site on the draft Regional Plan and should remain zoned Rural Non-Urban as featured in the Statement of Proposals.

Objection from interested party in Lots 67 and 68 on RP85360, 151-169 Bunker Road concerning: • Extent of zone insufficient due to proximity to

Victoria Point Centre and limited constraints present on site.

• Developable footprint conflicts with “Urban Footprint” under draft SEQ Regional Plan.

• Inappropriate designation Bushfire Hazard and Habitat Protection under overlays. This severely compromises the development potential of the site.

• Unreasonable amount of Open Space – Unreasonable imposition on site. 42%of site well in excess of 10% achievable under

The management of impacts from urban development on the environmental values of these lands is proposed to be addressed through the draft plan with the limitation on the urban residential zoning and the application of overlays and the associated assessment considerations that apply. The purpose of these overlays is to require development to address the long term management of these environmental values while also protecting people and property from potential hazard ie bushfire, flooding or the like. The draft zoning identifies land dedication from the sites under the public open space zone thus affording conservation enhancement and protection opportunities for those environmental values on and adjoining the subject sites. Neighbouring Amenity The subject sites are extensively cleared and have been used in the past for small crops, grazing and similar uses. The location of houses on those adjoining properties proposed to be zoned conservation are in locations that should be afforded adequate buffering and set back from common boundaries with the use of proposed zoning and habitat protection overlay to address the issue of interface between existing and future


124



Transitional Planning Scheme. The submission includes a structure plan prepared by Jones Flint & Pike that provides 29% dedication for parkland purposes.

land uses. Bush Fire Protection The bushfire hazard overlay applies to the subject land and would trigger assessment for any future development of the subject sites, ensuring adequate mitigation measures are planned into the development and respect the maintenance of the environmental values existing on neighbouring properties. Economic viability of Victoria Point Shopping Centre The appropriateness of this location for urban development has not been based on the economic viability of this centre but on the opportunity of providing new greenfield development within appropriate localities well serviced by existing infrastructure and social and community services. Generally those services that will be afforded future residents of this locality by the Victoria Point major centre. Additional but related issues Lot 3 on RP907141 which is owned by Council has been, in part, included in the proposed urban residential zone. The subject land was transferred to Council in fee


125



simple as a condition of development approval for a land subdivision that created Lots 1 and 2 on RP907141. This land transfer was provided to Council as an offer to encourage Council to favourably consider the approval of the subdivision with relaxation of the planning scheme – subdivision provisions for minimum lot size (20ha) on the basis of community benefit (protection of the environmental values and providing long term public access along the Eprapah Creek corridor). Council in preparing the planning scheme evaluated the continuing retention of the entire allotment in the open space or conservation zone. The intent of the draft RPS zonings indicates an opportunity to achieve a greater public or community benefit by dealing with part of the subject lot where of lesser environmental significance and using this resource either through land swap or sale in obtaining other more significant environmental/conservation lands in the immediate vicinity along the Eprapah Creek and Little Eprapah Creek corridors. Where essentially, the land dedication outcomes cannot be achieved entirely through the development approval process. under the obligations that exist in respect of


126



the Integrated Planning Act, specifically Section 5.1.34 Council needs to clearly demonstrate the nexus between the original outcome and achievement of a better or greater benefit in the local community. “5.1.34 Sale of certain land held on trust by local governments (1) Subsection (2) applies if:-

a. A local government intends to sell land it holds on trust in fee simple; and b. The land is held on trust for public parks infrastructure or local community facilities; and c. The local government completely or partly obtained the land in relation to an infrastructure charge levied, or a condition of an approval given, under this or the repealed Act; and d. The sale of the land would not be inconsistent with a current infrastructure agreement under which the local government obtained the land.

(2) The local government must advertise its intention to sell the land by placing a notice of the sale in a newspaper circulating in the local government’s area. (3) The notice must contain:-

a. A description of the land proposed to be sold; and


127



b. The purpose for which the land was given on trust; and c. The reason for proposing to sell the land; and d. The reasonable time within which submissions must be made.

(4) The local government must consider all submissions in relation to the notice before making a decision about the sale. (5) If a local government complies with this section and sells the land –

a. The land is sold free of the trust; and b. The proceeds of the sale must be used for providing public parks infrastructure or land for local community facilities servicing the land.”

On initial consideration there appears to be opportunity in the immediate vicinity of the subject land for Council to use the proceeds of any sale to provide land of higher conservation and community benefit. It has been the intention that such action would be publicly transparent and undertaken with the full knowledge of the community and that prior to proceeding the community benefit is understood and conveyed to the community. It would be recommended that the proposed urban residential zone over Lot 3 be retained with minor adjustment as shown on Map 1 to


128



reflect better alignment with the adjoining Conservation zoning and the provision of a buffer to the eastern boundary of this lot where common with the Conservation Zone. Should Council not ultimately decide to proceed on the basis of defined benefit as discussed above, that amendment in due course would be made to the planning scheme to reflect such a policy position. Poultry Odour Overlay The Poultry Odour Overlay extending from the existing farms to the south of Bunker Road should be defined in light of the methodology for establishing the poultry odour overlay and that any extent of that buffer extending on to the subject sites be incorporated as an adjustment or amendment to the existing overlay boundary. Habitat Protection Overlay The Habitat Protection Overlay is subject to a separate report and will be discussed in Workshop 6. Any alterations as the result of reporting on that matter would be applicable. Issues raised in a) and b) have been addressed in the above comments. It is considered that the position adopted and as reviewed in assessment of submissions


129



received is consistent with the SEQ Regional Plan and the interim guidelines. The Open Space Zone, as proposed, provides recognition of the values within the overlays including the flood liability, riparian creek corridor protection and enhancement, community land parkland provision for residents in addition to environmental issues raised previously in this report and highlighted as of concern by the submitters opposing the urban residential zoning. Reference to 10% of the land is outdated and irrelevant to the reasonable requirement for land transfer for community land purposes and as addressed in the applicable codes under the draft scheme. The question of the overlays essentially through Habitat Protection overlay will be addressed further in Workshop 6. [Note: The outcomes of that assessment may require some review of this recommended position.]


130

Annexure to Item 01.07 Table: Submission Numbers and Theme numbers Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue Sub:Issue 1604:2236 1707:1957 1802:2073 1803:2075 1804:2076 1805:2077 1806:2078 1807:2079 1808:2080 1809:2081 1810:2082 1811:2083 1812:2084 1813:2085 1814:2087 1815:2088 1816:2089 1817:2090 1818:2091 1819:2092 1820:2093 1821:2094 1822:2095 1823:2096 1824:2097 1825:2098 1826:2099 1827:2100 1828:2101 1829:2102 1830:2103

1831:2104 1832:2105 1833:2106 1834:2107 1835:2108 1836:2109 1837:2110 1838:2111 1839:2112 1840:2114 1841:2115 1842:2116 1843:2117 1844:2119 1845:2122 1846:2132 1847:2133 1848:2134 1849:2135 1850:2136 1851:2138 1852:2139 1853:2140 1854:2141 1855:2142 1856:2145 1857:2146 1858:2147 1859:2148 1860:2149 1861:2151

1862:2152 1863:2153 1864:2154 1865:2156 1866:2157 1867:2158 1868:2159 1869:2160 1870:2161 1871:2162 1872:2163 1873:2164 1874:2165 1875:2166 1876:2167 1877:2168 1878:2169 1879:2170 1880:2171 1881:2172 1882:2173 1883:2174 1884:2175 1885:2176 1886:2177 1887:2178 1888:2179 1889:2180 1890:2181 1891:2183 1892:2184

1893:2185 1894:2186 1895:2187 1896:2188 1970:2334 1971:2337 1972:2338 2003:2395 2025:2426 2026:2427 2027:2428 2031:2430 2032:2429 2033:2431 2034:2432 2035:2433 2036:2434 2037:2435 2051:2462 2052:2463 2057:2464 2058:2465 2059:2466 2060:2467 2061:2468 2062:2469 2063:2470 2064:2471 2065:2472 2066:2473 2067:2474

2079:2485 2080:2486 2081:2487 2082:2488 2083:2489 2084:2490 2085:2491 2086:2492 2089:2496 2090:2497 2092:2498 2093:2499 2094:2500 2095:2501 2123:7947 2125:2538 2126:2539 2194:2701 2195:2702 2196:2703 2197:7309 2199:2704 2201:2705 2202:2643 2203:2707 2204:2706 2212:2708 2214:2709 2215:2710 2217:2711 2219:2642

2222:2712 2226:2713 2228:2714 2230:2715 2232:2716 2234:2717 2236:2718 2239:2719 2243:2720 2244:2721 2253:2594 2258:2597 2261:2601 2264:2603 2291:2888 2292:2889 2293:2891 2295:2892 2297:2894 2345:2895 2353:2897 2356:2898 2357:2899 2363:2900 2368:2901 2390:2748 2392:2749 2393:2750 2394:2751 2395:2752 2397:2753

2399:2755 2420:6924 2476:2913 2477:2919 2478:2922 2479:2929 2480:2940 2485:2957 2486:2958 2487:2959 2488:2960 2489:2961 2499:2968 2500:2969 2501:2971 2503:2972 2504:2979 2506:2978 2507:2980 2509:2981 2510:2984 2511:2985 2513:2987 2514:2988 2515:2992 2598:3152 2599:3153 2600:3156 2601:3157 2602:3158 2620:3192

2628:3209 2652:3263 2653:3264 2654:3265 2655:3266 2668:3292 2670:3295 2763:3477 2776:3503 2777:3504 2910:3868 2956:4306 2957:4308 2972:3584 2974:3585 2975:3586 2997:3683 3091:3941 3092:3942 3093:3943 3600:5485 3601:5487 3602:5488 3603:5490 3604:4897 3605:4898 3606:4899 3607:4900 3608:4901 3610:4903 3611:4904

3612:4905 4486:6403 4489:6411 4879:8211 4799:8647 5105:7270 5445:7057 5086:8480 5086:8481 5086:8482 5113:7116 5113:7188 5113:7221 5113:7222 5113:7234 5113:7235 5113:7241 5501:7069 5502:7070 5503:7071 5504:7072 5505:7073 5506:7074 5507:7075 5508:7076 5509:7077 5511:7078 5512:7079 5513:7080 5514:7081 5515:7082

5516:7084 5517:7085 5518:7086 5519:7087 5520:7088 5521:7089 5522:7090 5523:7091 5524:7092 5525:7093 5526:7094 5527:7095 5528:7096 5529:7097 5530:7099 5531:7100 5532:7103 5533:7104 5534:7106 5535:7108 5536:7109 5537:7110 5538:7111 5539:7113 5540:7114


131

Annexure to Item 01.07

Land for Wildlife Property

Proposed Conservation Zone

Little Eprapah Creek Council Owned ‘Public Land’


Proposed Urban Residential Zone (Extended Footprint)

Map 1 – Existing Draft Scheme Zones


132

Reviewed Open Space Zone

Reviewed Urban Residential Zone 30 metre Boundary Buffer to adjoining Conservation Zone

Land for Wildlife Property


Little Eprapah Creek


Location of boundary between Urban Residential and Open Space Zones, as determined by Council.

Map 2 – Proposed Draft Scheme Zones


WORKSHOP: 01

Item No. 01.08 Worthing and Kingfisher Road, Victoria Point


Object to the draft scheme zoning of Conservation, Environmental Protection and Rural Non Urban. Grounds for Objections – 1. Urban Footprint The locality should be included in the urban footprint and designated Emerging Urban Community Zone or Urban Residential on the following grounds – • proximity to the Victoria Point Centre; • proximity to sewerage infrastructure; • already developed to a certain degree; • locality adjacent to areas in the SEQ Regional

Plan designated as Urban Footprint and Investigation Area;

• incorporation of the site in the Emerging Urban Community Zone would not be inconsistent with State Planning Policy 1/05: Conservation of Koalas in South East Queensland. Koala habitat constraints will be addressed through detailed analysis and structure planning processes;

• incorrect soil classification in the SEQ Regional Plan;

• any proposal for development would be contained within cleared and degraded areas;

• will assist in accommodating projected population growth in Redland Shire based on PIFU projections.

Total Submissions:

77

314:608 315: 607 316: 606 317: 848 318:605 319:604 320:603 321:846 361:331 362:330 369:847 502:828 503:827 629:447 630:446 697:300 698:299 789:228 790:231 791:230 792:229 793:227 794:226 795:656 796:224 881:860

1. Urban Footprint 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 assigning it as Regional Landscape and Rural Production Area. This category identifies areas with values that should be protected from urban and rural residential development. The SEQ Regional Plan supports State Planning Policy 1/05: Conservation of Koalas in South East Queensland by showing this locality as Koala Conservation Area. Koala Conservation Areas are located within the Regional Landscape and Rural Production Area. The policy intent for this area is to protect koala habitat and avoid adverse effects on koalas. In addition, the draft scheme identifies this area as being incorporated in the Habitat Protection Overlay - State Koala Policy category as required

Officers’ Recommendation Retain the zoning in this locality pending outcome of later Items relating to individual properties. 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 in relation to - • the area being outside the urban

footprint as determined by the SEQ Regional Plan.

• potential amendment to zones that may result from review of the Habitat Protection Overlay.




882:861 883:862 884:863 885:864 971:865 972:866 983:875 987:880 991: 882

1113:1293 1118:1292 1140:1031 1141:1032 1142:1033 1143:1034 1144:1035 1145:1036 1146:1037 1147:1038 1148:1039 1149:1040 1150:1041 1151:1042 1152:1043 1153:1044 1154:1045 1155:1046 1156:1047 1157:1048 1158:1049 1271:1161 1272:1162 1273:1163

to address State matters. This 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. It is also stated in the SEQ Regional Plan that the Regional Landscape and Rural Production Area may also include good quality agricultural land and other productive rural areas. This locality is not classified as good quality agricultural land in accordance with State Planning Policy 1/92: Development and the Conservation of Agricultural Land. The draft scheme zoning is consistent with the designations in the Strategic Plan (1998) of Rural Non-Urban and Special Protection Area. It also reflects the overlays that affect the land in that area being – • State Koala Policy Overlay • Protection of the Poultry Industry Overlay • Flood Prone, Storm Tide and Drainage

Constrained Land Overlay • Road and Rail Noise Impacts Overlay • Waterways, Wetlands and Moreton Bay

Overlay Note –





2. Environmental Zones Sites in this locality should not be zoned Conservation or Environmental Protection due to – • phasing out of rural uses in the southern end of

the Shire because of limitations placed on uses in the Conservation Zone;

• inconsistent zonings in the area, and neighbouring properties, being Conservation, Environmental Protection and Rural Non Urban;

• high bushfire risk if retention of vegetation is encouraged on certain sites;

• methodology of environmental inventory in determining zones was based on invalid data.

1274:1164 1275:1165 1276:1166 1277:1167 1630:1762 5111:7432 2148:2615 2496:6987 4722:7666 5491:9056 5768:9229 5768:9213 5768:10964 2535:4299 5110:7061 5129:9275 2310:3164 2311:3163 2576:3091 6079:8433

Refer to Item No 1.1 – Urban Footprint and Population Growth relating to the capacity of urban land to accommodate projected population growth. 2. Environmental Zones A number of submissions dealt with environmental site specific matters, largely relating to the designation of properties as Environmental Protection or Conservation Zone. These are presented as individual Items in Workshop 6.


Annexure to Item No. 01.08


WORKSHOP: 01

Item No.: 01.09 Emerging Urban Community Zone – Various Matters


Emerging Urban Community Zone – Various Matters - Eight (8) submitters raised concerns about the proposed Emerging Urban Community (UEC) Zone Code and its relationship with the Overlays, and the structure planning process outlined in Planning Scheme Policy 15 – Emerging Urban Community. Planning Scheme Policy 15 - Emerging Urban Community Concern over Structure Planning Process Concern raised that prior to applications being considered over land zoned EUC, a comprehensive Council run strategic planning/structure planning process is required to be completed. The nominated process: is ill defined and without proper direction

and management, could end up becoming a lengthy process that ultimately delays development within the Shire and compounds the identified land supply deficiencies;

will be run and controlled by Council;

Total Sub: 8 5083:10942 5105:7290 5105:7270 5105:7278 5120:6793 3167:4612 5160:9063 5160:9064 5486:9044 5804:9202 5805:9154 4879:8211 4879:8223 4879:8212 4879:8398 4799:9335

Structure Planning Process The SEQ Regional Plan released in June 2005 sets out desired regional outcomes, principles and policies to address growth management across South East Queensland. Council’s planning scheme must be consistent with the intent of these regional outcomes, principles and policies. Importantly the SEQ Regional Plan provides a policy which recognises that major new greenfield and redevelopment sites should be subject to structure plans or master plans prior to development. Key elements of the structure planning process as outlined in the SEQ Regional Plan include: structure plans must be prepared and

adopted for all major new urban development areas over 100 hectares, which may include more than one development site;


must be managed by the local authority,

Officers’ Recommendation No amendment required to the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




does not appear to contain a mechanism for formal involvement of landowners and developers;

must acknowledge and provide some flexibility to accommodate an 'applicant' driven structure planning process;

needs to recognise investigations beyond the areas identified in the Emerging Urban Community Zone is appropriate;

should not be artificially / arbitrarily restricted only to land included in the Emerging Urban Community Zone or to adjoining land only for consideration of edge treatments; and

should include nominating timelines and processes to which the structure planning process will eventually flow.

Open Space Requirements Applaud aim to achieve 50% of land to be

set aside and enhanced for open space purposes - this is a hallmark of best practice master planning communities and will help ensure the preservation of the Redlands lifestyle. The minimum 50% open space target should apply across the quantum of all land included in a given site for a Master Planning Community, including lands not necessarily limited to the Emerging Urban Community Zone.

in partnership with the principal landowners/stakeholders and approved by the regional planning Minister.

Importantly, the SEQ Regional Plan indicates that guidelines will be prepared by the State to assist the development of structure plans. Many of the concerns expressed are addressed by the structure planning requirements specified in the SEQ Regional Plan. In addition, Planning Scheme Policy (PSP) 15 – Emerging Urban Community indicates that investigation into elements of the structure plan does not necessarily need to be completed by the local government. Investigations and studies may be completed by a stakeholder such as a landowner in close collaboration with the local government and the community. In this regard provisions have been made in the SEQ Regional Plan and the RPS to facilitate a Council managed structure planning process; in partnership with landowners and developers and the community. Expansion of Emerging Urban Community Zone




It is also important that a mechanism(s) be

in place to ensure the burden of open space provision is shared across all individual landowners in a given structure planned area. This may be done by an Open Space Infrastructure Charges Plan or by creation of transferable development rights.

Failing either of these mechanisms the plan

should ensure all land owners/developers within an Emerging Community Zone contribute proportionally to Open Space and Community Facilities. This can be achieved by enforcing all applicants for subsequent Development approvals to contribute open space at the 50% rate.

In contrast, others raised that the 50%

requirement for open space in the Emerging Urban Community Zone is unreasonable and should be reduced to the current provisions of 10%.

The open space requirement for Emerging

Urban Community Zone is not sufficiently defined as to what it includes.

Emerging Urban Community Zone

The submission claims that the structure planning process should not be artificially / arbitrarily restricted only to land included in the Emerging Urban Community Zone. This proposition is not accepted for the following reasons. In response to population estimates for a planning horizon of 2021, Council undertook a detailed analysis of potential mechanisms, including an assessment of various sites for dealing with expansion of the Urban Footprint. Based on this analysis, Council is satisfied that the boundaries of the Emerging Urban Community Zone are robust and defendable. However, it is acknowledged that if through the Structure Planning Process and further studies it becomes apparent that adjoining areas should be considered for inclusion within the Emerging Urban Community Zone this can reasonably be considered by Council at this time. In addition, the existing planning scheme policy recognises investigation of land use juxtaposition issues in the EUC (Emerging Community Zone) and adjoining properties would be part of planning processes in preparing the Structure Plan. Importantly, the SEQ Regional Plan




Conflict between Overlays and Emerging Urban Community Zone Through the Emerging Urban Community Zone, Council recognises the site as being inherently suitable for housing and development. However, planning scheme provisions through the overlay mapping and codes restrict and limit development of the subject sites within the EUC to a theoretical 25% of the total available lands. A conflict between intent and drafting has occurred, resulting in failure to designate sufficient areas of developable land that may be developed to the absolute maximum potential. Remnant developable land within the EUC Zone is left in isolated fragments that are not possible to subdivide effectively and viably. The overlay provisions make development of the sites in the EUC Zone all but impossible, therefore conflicting with land use designations of EUC Zone and the SEQ Regional Plan designation within the Urban Footprint. The result is that typical residential densities and the population targets for Redlands Shire can not be achieved. If restrictive and unwarranted overlay provisions are applied to relatively unconstrained greenfield sites then a much larger urban footprint within Redland Shire will be required to provide for anticipated population

recognises that local government planning schemes and detailed local structure plans will be the principle instruments for establishing the desired use of land and the preferred timing of development within the Urban Footprint. Consistent with this approach Council has determined that structure planning for the purpose of developing major greenfield sites should be limited to the Emerging Urban Community Zone. In addition, it is also reasonable to expect that the community should be consulted on areas proposed to be zoned Emerging Urban Community. Allowing structure planning to occur within all zones such as Environmental Protection and Conservation zones gives the community no certainty over land they can expect to be developed within a given time frame. In addition, it does not give Council the ability to manage the timing of new urban growth within the Urban Footprint, particularly in relation to orderly development and coordination of timely infrastructure provision. Open Space Contributions PSP15 – Emerging Urban Community anticipates that 50 percent of the land in the




growth and residential densities. Employment Opportunities Master Planned Development within the Emerging Urban Community Zone should increase the amount of jobs available. The planning process should set up home business precincts within these areas. Access to Reasonably Priced Housing Cost of buying land at a new masterplanned community will be very expensive and will inhibit the ability of most of the population from purchasing. There is a need for some cheaper developments to address this issue. Oppose restrictions on subdivision of land The Specific Outcomes of the EUC Zone Code are prescriptive. Regarding Table 1, deeming reconfiguration as an inconsistent use within the sub-area effectively means that sub-division cannot be undertaken or established. It should be reworded to state that areas are able to be reconfigured as a consistent use, provided that the need can be established for its appropriate development at that time, via preparation of a satisfactory structure plan.

Emerging Urban Community zone will be set aside as open space. This figure is a guide only and is subject to detailed investigations of the values and constraints on the site including the arrangement of densities across the site. It is important to note that environmental values and green space networks contribute to open space. Council has recently engaged independent consultants to undertake a Priority Infrastructure Plan (PIP) for the Shire. The PIP allows Council to determine how best to ensure an equitable arrangement of open space contribution between landowners within an Emerging Urban Community Zone. Role of Overlays – Emerging Urban Community Zone The overlays show a value, hazard or constraint on the land that needs further consideration prior to development of the site. It does not automatically sterilise development where such constraints or values are mapped. For example, the Flood Prone, Storm Tide, and Drainage Constrained Overlay Map shows a flood regulation area that is an indicative area used by the local government to identify flood




Oppose restrictions on residential development Specific Outcomes throughout the EUC Zone Code stipulate residential development is to be in keeping with the semi-rural environment. This is contradictory, Code should be revised to allow flexibility of wording of Specific Outcomes so that areas deemed suitable for residential development are permitted to develop in accordance with standard residential requirements, provided the need for such residential development can be established.

plain areas reserved for floodwater storage and flow, where development may be restricted. In circumstances where Council has not undertaken recent and detailed flood analysis in accordance with the Overlay Code it is expected that an applicant would undertake a detailed survey investigation and flood analysis. A Detailed flood study may show that the area of the land subject to flooding varies from the Overlay Map. Overlay mapping must also be read in conjunction with the specific outcomes of the Overlay Code which provide the opportunity for the applicant to seek a performance solution rather than complying with prescriptive standards. The result of this process will inform the best options for the siting and design of the development. Applying all relevant overlay mapping over any given site discounting land affected by the overlays is to treat constraints and values in a rudimentary manner and is in conflict with the performance approach of the Integrated Planning Act and the RPS. In addition with regards to the Emerging Urban Community Zone it must be recognised that this is a holding zone pending detailed structure planning. Constraints and values




on land zoned Emerging Urban Community will be identified through detailed site investigations as part of an overall structure plan. This more detailed information and analysis will inform the overlay mapping and may result in its revision. Employment Opportunities Key elements of the structure planning process as outlined in the SEQ Regional Plan require development to: make provision for local job

opportunities and economic activity areas; and

create balanced and affordable communities with a clearly defined range and mix of housing type and price.

Consistent with this direction PSP 15 – Emerging Urban Community requires structure plans to provide employment opportunities within the development or clearly defined relationships between the development and nearby job opportunities, including identified journey-to-work arrangements. It is expected that a structure plan for any new urban area will provide employment opportunities through home based businesses, centres and community




facilities. Council is satisfied the provisions of its planning scheme policy and the structure plan requirements of the SEQ Regional Plan will ensure development of large greenfield sites will address some local employment needs. However, as recognised in Report No. 01.02 Redland Shire also needs to allocate additional land areas for integrated employment purposes to satisfy long term employment and business needs of the Shire. The submission raises concerns about the affordability of development within master planned communities. Consistent with the SEQ Regional Plan PSP 15 – Emerging Urban Community requires new master planned communities to provide a range and mix of housing types to meet the needs of a wide cross section of the population. This involves provision of affordable housing. The requirement to address affordable housing is also recognised in the South East Queensland SEQ Regional Plan. Subdivision of Land The draft Emerging Urban Community Zone




recognises land that is potentially suitable for urban development within the life of this planning scheme. It was established to ensure a coordinated and sustainable approach is taken to the integrated planning of major greenfield sites. The draft Planning Scheme Policy 15 - Emerging Urban Community sets out the processes and matters that must be considered in developing a structure plan for the area. The purpose of this policy is to ensure urban development only occurs in accordance with comprehensive area planning and detailed site planning which: achieves an orderly, integrated and co-

ordinated development pattern; resolves any physical land constraints; ensures environmental values are

identified, protected and all possible undesirable impacts mitigated;

ensures infrastructure and services are available and can be staged economically to meet the demand and all required infrastructure corridors are identified and preserved;

achieves a significant contribution, generally in excess of 50 percent of the area, for open space purposes; and

identifies and provides sites for education, health and social facilities




and other community infrastructure. The outcomes of the Emerging Urban Community zone are to provide for a limited range of uses that maintain the current low-intensity and open character of the land, and restrict development and subdivision, until such time as detailed analysis of the area has been undertaken through a structure planning process. Once a structure plan is completed Council will ensure amendments to the RPS are undertaken to facilitate further urban development and associated subdivision of land.


WORKSHOP 01

Item No.: 01.10 Investigation Zone – Southern Redland Bay


Council received a detailed submission proposing a master planned urban community for the significant area included within the Investigation Zone located at southern Redland Bay (see attached mapping). The key grounds of the submissions relate to: urban land allocated to accommodate future

population levels in the Redlands are insufficient to meet the forecasted population growth; and

independent planning studies support the suitability of the subject area for urban development.

The submission includes a number of planning studies that support these grounds. Planning studies submitted include: ecological assessment; employment study; and land availability study;

The submission also provides a concept plan that details the proposed structure that is envisaged for the master planned community and provides a review of the draft Scheme in

Total Sub: 24

837:1672 1248:2195 1250:2191 2242:3306 2418:6927 2711:3387 2782:4695 2790:4394 2973:4161 2973:11532 3161:4786 4890:8171 5045:8408 5059:8463 5094:7471 5101:7548 5119:7684 5259:9011 5468:8638 5486:8975 5567:9070 5863:9182 6097:9175 6098:9155 6109:9092

Background The subject land is included in the Transitional Planning Scheme in the Rural Non-Urban Zone and similarly in the Rural Non-Urban preferred dominant land use designation under the 1998 Strategic Plan. In response to public submissions to the 1998 Strategic Plan, Council resolved to redesignate to Park Residential from Rural Non Urban from Point Talburpin southwards to the boundary of the Koala Conservation Area. The Minister for Local Government and Planning did not support this change. In 1999 Council received a conceptual proposal for a park residential style development of land South of Point Talburpin. Council resolved to consider the “long term options for use of this area as park residential and larger allotments with a view to establishing a fixed southern edge to the urban development of the Shire, and examine development options which incorporated an environmental restoration/enhancement approach together with opportunities for recreational use”.

Officers’ Recommendation The draft scheme be amended as follows - 1. The land currently included within the

Investigation Zone within the area of Southern Redland Bay be removed and replaced with a Rural Non Urban – sub area RN4, Environmental Protection and Conservation Zonings. The proposed extent of the Environmental Protection and Conservation Zones is recommended in this Report.

2. All references to the Investigation Zone within the draft Redlands Planning Scheme be removed.

3. That the following amendments be made to Part 3, Division 2 – Strategic Framework, 3.2.3 (a) Clause (l) (g) be deleted (b) Clause (2)(a) be amended by deleting the

last two sentences (c) Clause (5) be amended by inserting a new

sub clause (h) to read “Land located at the southern extremity of the Redlands urban area, between the coast and the Koala Conservation area (southern Redland Bay) is identified as an Investigation Area within the South East Queensland Regional Plan. The site provides a potential land bank for




terms of its compliance with the proposed master planned community concept. The submission requests that the subject area referred to as the Thornlands Master planned Community be: included within the Emerging Urban

Community Zone of the new Scheme; and overlays of the draft Scheme be further

reviewed in light of detailed studies submitted with submission.

Object to Investigation Zone A number of submitters (12) object to the proposed Investigation Zone at Southern Redland Bay on the following grounds. Allocation of Zone is Premature The urban footprint delineated by the Draft SEQ Regional Plan and the draft Redlands Planning Scheme provides sufficient land to accommodate the projected population growth for the next 20 years. Therefore, committing to development south of Point Talburpin even in principle would in effect allocate land far in advance of real need, which is contrary to sound planning principles.

Following a detailed planning process the Statement of Proposals released in May 2002 included the subject land in the Rural Non Urban and Conservation Zones. This position was revised by Council in July 2003 when the eastern sections of the area were included in the proposed Emerging Urban Community Zone with the western part of the area included in a Conservation Zone. In late October 2004 the draft Regional Plan was released including the eastern part of the site within an Investigation Area designation with the western section of the site included in the Regional landscape and Rural Protection area. By letter dated 16 November 2004 Council was instructed by Ministerial condition to remove the Emerging Urban Community Zone from part of the subject land and replace it with an Investigation Zone which did not contain Tables of Assessment and zone code provisions. The Minister also instructed that the notified planning scheme contain an explanatory note advising that detailed planning provisions would be drafted for the South Redland Bay to accord with the SEQ

future medium to long term urban development. It is intended to protect the area from fragmentation and inappropriate uses until suitable studies are undertaken to assess potential development options and to determine the best long term uses of the site. Potential issues that need to be resolved, include the following: a. optimum and most suitable use of the

land; b. form and intensity of development; c. impact on the adjacent areas of scenic

and conservation value; d. protection and full public access to the

coastline and the bay; and e. impacts on external infrastructure. If suitable, development in this area is not anticipated to proceed until 2010-2015.

4. Amend Part 4, Division 21: Rural Non Urban Zone to:

(a) include a new sub-area 4 within the Rural Non Urban zone;

(b) incorporate overall and specific outcomes for Rural Non Urban sub-area 4 reflecting the need to protect the area from fragmentation and inappropriate uses until suitable studies area undertaken to assess potential development options and to determine the best long-term uses of the site;




Future 5 yearly reviews of the Regional Plan, followed by Planning Scheme amendments where the Regional Plan is changed, provide the appropriate opportunity to bring forward additional land for development, if and when there is a demonstrated community need within the Regional Plan’s planning horizon. The natural values of this area as the last non-urban stretch of coast in the Shire abutting a Marine Park makes it all the more important not to commit to development until there is that compelling community need (not just a developers’ or landowners’ need!). Further Housing Growth Unwarranted The push for further housing development in the Redlands is artificial, there is no shortage of houses, the windows of real estate offices throughout the shire are full of hundreds of houses for sale. If there was a genuine shortage people would be on a waiting list to buy rather than developers having to spend money advertising land in order to sell developments. Further building should be limited to the existing urban footprint by way of filling in and re-building on existing lots.

Regional Plan as adopted in June 2005. The letter also clarified that these new mechanisms were to be incorporated into the draft RPS to the satisfaction of State Government officers prior to its adoption. In February 2005 Council lodged a submission to the draft Regional Plan formally requesting that the area of the land identified as Investigation Area be included within the Urban Footprint of the Regional Plan. On 30th June 2005 the SEQ Regional Plan was released including part of the subject land within an Investigation Area with the balance western area retained within the Regional Landscape designation. The general intent of the Investigation Area is as follows: The Investigation Area comprises a

series of sites that provide a potential land bank for future medium to long term urban development.

Not all of the land in each of these sites will necessarily be suitable for urban development. However, it is important to protect these sites from intervening inappropriate uses while suitable studies

(c) amend the Tables of Assessment to ensure Intensive Agriculture within the Rural Non Urban sub-area 4 is impact assessable;

(d) amend the Inconsistent Development Table to ensure intensive agriculture is an inconsistent use within Rural Non Urban sub-area 4.

Mapping - 1. Amend the Strategic Framework maps (Part 3,

Division 2) to reflect the inclusion of the land within the Rural Non Urban – sub area 4, Environmental Protection and Conservation zones.

2. Amend the zoning map by removing the land from the Investigation zone and including it in the Rural Non Urban – sub area 4, Environmental Protection and Conservation zones.

3. Amend the Bushland Habitat Overlay Map by indicating all areas of the site currently not affected by this overlay within the enhancement habitat designation.

Note - Review of the Habitat Protection - Bushland Habitat Overlay that will be presented in Workshop 6 may modify this Overlay on the subject sites.




Limited Public Access to Foreshore Areas Large areas of natural landscapes are required for public use and enjoyment adjacent to the built environment. This is especially so in relation to the paucity of mainland shaded foreshore areas. On public holidays in fine weather, access is at a premium. There is only a limited amount of foreshore in the Redlands that is not urbanised and we feel that there is insufficient public access to these areas. This investigation area should be used for public parkland and nature conservation that will benefit the community in the longer term. As a result of intense housing development in Birkdale, Aquatic Paradise, Raby Bay, Ormiston, Wellington Point and further housing very close to the foreshore from Cleveland south, there are only narrow areas of pockets of public land around the entire Redland bayside fringe with no continuous esplanade by the Bay. The alienation of large tracts of public foreshores limits the people's right to use and enjoy this natural amenity. Also the visual amenity from the Bay has been permanently and irreparably damaged.

are conducted to assess potential development options and the best long term uses.

In addition the Regional Plan identified a number of criteria that must be satisfied prior to any urban development occurring within an Investigation Area. They include: A detailed study of the relevant site has

been undertaken to determine potential development opportunities and constrains;

The proposed development is demonstrated to be consistent with the intent of the Regional Plan;

There is a clearly demonstrated public need for the development;

Significant environmental values, open space corridors and inter-urban breaks are identified and protected;

Major transport and infrastructure corridors are identified and protected;

Land for the proposed development has been formally incorporated into the Urban Footprint, with the balance area included in appropriate regional land use categories (NB such a change can only occur every five years when the Regional Plan is reviewed);

Structure plans have been developed,

Workshop Recommendations Amend the Officers’ Recommendation to maintain the Investigation Zone in the draft scheme for Southern Redland Bay to be consistent with the SEQ Regional Plan. An Investigation Zone - Tables of Assessment and Zone Code be drafted to achieve restriction in the range of uses within the zone to that which will maintain the low intensity and open rural character of the land. The Investigation Zone remain in place until a range of issues as identified in the SEQ Regional Plan are investigated and identify the area as suitable or otherwise for urban purposes. These matters include - • optimum and most suitable use of the land, • form and intensity of development, • impact on the adjacent areas of scenic and

conservation value, • protection and full public access to the coastline

and the bay, and • impact on external infrastructure. The SEQ Regional Plan indicates that if suitable, development in this area is not anticipated to proceed until 2010 – 2015. In addition to the above issues, further land use studies and community consultation be undertaken as part of this process,




Future generations might wish to resume this entire area including the area south along the Logan River to Ferry Road as an environmental reserve or national park for the enjoyment of the people of the Redlands and the greater Brisbane region and visitors and for the preservation of any wildlife left in the area. Contrary to Sound Planning Principles / Current Zoning The area continues the shire's sprawl along the Moreton Bay Coastline. The inclusion of this zone is the antithesis of sound planning principles, and strategies in the SEQ Regional Plan espousing:

compact urban form, protecting coast lines; transport orientated development; and retention of good quality agricultural land.

It is the most geographically isolated part of the Redlands and would urbanise the last remaining undeveloped area of the coast. Area should be designated as Rural Non Urban or existing zones

Currently zoned Rural Non-Urban with sections zoned Special Protection which is inconsistent

setting out the overall intent of the proposed development;

Appropriate State Infrastructure Agreements have been finalised; and

The relevant local government planning scheme has been amended and development approvals obtained.

In addition the Regional Plan, unlike the draft version, identified the specific intent and timing of each of the various investigation areas identified in the Regional Plan. For the Southern Redland Bay area the following text is included: “The area is located at the southern extremity of the Redlands urban area, between the coastline and the Koala Conservation Area. Issues need to be resolved, including the following:

optimum and most suitable use of the land;

form and intensity of development; impact on the adjacent areas of scenic

and conservation value; protection and full public access to the

coastline and the bay; and impacts on external infrastructure.

If suitable, development in this area is not

including the determination of consistency with the Shire’s Priority Infrastructure Plan and Local Growth Management Strategy. It is also to be noted in the drafting of the Zone provisions that an amendment to the SEQ Regional Plan is required to enable urban development to occur. Following amendment to the SEQ Regional Plan, the planning scheme would be amended to reflect the necessary structure plan process. Council Decision Workshop Recommendation adopted.




with urban development. Loss of Koala Habitat / Environmental Values Proposed residential development and golf course has the potential to destroy the koala population from Redland Bay to the borders of Logan City through increasing vehicle hits and disease. Thousands more vehicles will drive through key koala habitat areas with devastating effects. QPWS records indicate that our urban koalas are in rapid decline, therefore it is imperative that we preserve our rural lands where numbers are stable. Land that has been allowed to become degraded by landowners should be reinstated with native vegetation and not automatically earmarked for urban development. Traffic generated would travel through core koala habitat and would be likely to push the koala population of the Redlands towards extinction. If this area were to be developed, it would repeat and compound the widely recognised planning blunder of Bayview. This area must remain rural Non-Urban. Area is designated Koala Conservation Area in SPP1/95 Conservation of Koalas in the Koala Coast. Thorough and on-going koala surveys should be conducted before any urban

anticipated to proceed until 2010-2015.” For issues associated with the urban footprint and demographic population issues refer to the Urban Footprint and Population Growth Report (Report 1.1). Discussion Regarding the subject land, Council in accordance with previous State Government direction must align the approved zoning of the land to reflect the final version of the Regional Plan To respond to this requirement it is recommended that the subject land revert to a rural non urban – sub area and conservation zoning with additional text being incorporated into the Strategic Framework reflecting the specific provisions for the area as recognised in the Regional Plan. The other alternative would be to include the land within the proposed Emerging Urban Community. However this zoning identifies land within the urban footprint of the Regional Plan which has been identified by Council through its Planning Scheme as




development is considered. Such major expansion at a time of critical ecological balance is irresponsible. Insufficient Public Consultation Concerned by media coverage indicating RSC's endorsement of proposed development. Considering that this occurred in the midst of the public exhibition phase of the draft RPS, it showed a degree of contempt towards the Redlands' community and the entire democratic process. Concerned that the present Council intends to immediately allow major urban development of this "investigation" zone and as such it is to become a massive expansion of the current urban footprint. Current media coverage of proposed development in this area gives the impression of a "fait accompli" attitude. Inadequate Infrastructure Infrastructure within the shire cannot support the proposed huge population increase. The current sources of fresh water supplies alone will be struggling to service the existing population of the shire before the end the present decade, without the added burden of opening up huge new areas.

appropriate for urban development subject to structure planning within the life of this planning scheme (8 years). Land within Southern Redland Bay is fundamentally different in that it is outside the urban footprint (Investigation Area) and a number of key studies and tests are required to be satisfied prior to any conclusions being reached regarding the development potential of the land. On this basis it would be inappropriate for Council to consider including the subject land within the Emerging Urban Community Zone. It is important to note regardless of the zoning that in accordance within the provisions of the Regional Plan, State or Local Government can initiate studies into an Investigation Area. Once initiated such studies must be carried out on a partnership basis between State and Local Government in consultation with land owners, key stakeholders and the community. When such studies should commence is a separate matter for Council to consider. However, it is noted that under the provisions of the Regional Plan, Council is required to prepare a Local Government Management Strategy (LGMS). The intent of the Strategy




Increased Green House Gases The direct and indirect energy use to supply these houses will increase the production of more and more green house gases. Carbon dioxide emissions from increased numbers of vehicles (at least two per household being the norm) will add to global warming. (even one medium sized car driving to the city and back from Redland Bay every day produces 30% of the annual per capita production of carbon dioxide considered by the IPCC (Intergovernmental Panel on Climate Change) as the maximum level to achieve ecological sustainability. Increased Traffic Generation / Reduction in road safety Increased traffic will bring greater congestion and inevitably more fatalities to already inadequate narrow key roads in the shire. Support Investigation Zone - A number of submitters (9) support the proposed Investigation Zone at Southern Redland Bay on the following grounds.

is, among other matters, to ensure dwelling targets and associated jobs are being achieved and to identify the appropriate location and form of future development, to accommodate additional dwellings and employment. Redland Shire is required to have completed its Local Government Management Strategy by June 2007. Completion of the LGMS represents an appropriate tool for determining the need or otherwise for studies for the Southern Redland Bay area to commence. In the interim the Regulatory Provisions of the Regional Plan in combination with the proposed amendments to the notified Planning Scheme should be sufficient to ensure further fragmentation and establishment of inappropriate uses is avoided until such time as appropriate studies are undertaken to determine the best medium to long-term uses of the site. Many of the matters raised in the objections to the development of the area are adequately addressed in the criteria required by the Regional Plan to be resolved before possible future development of this area could be considered. In particular, any future studies undertaken in partnership between




Increase Employment Opportunities The Medallist project should be supported since proposal would be of immeasurable benefit to the Shire as a whole promoting tourism, create demand for small business and in turn create employment. A planned development such as this is far more pleasing to see than the type of development that has been allowed to proceed at East Thornlands with huge houses on small blocks and people living virtually on top of one another. This development will supply housing, and open space for future residents. Maintaining the Shire’s open space character is supported. General Support There is a need for all of the identified investigation areas to be nominated within the planning scheme as being available for immediate development, that is, conversion to the urban footprint. Accommodate Population Growth Investigation Zone supported to cater for population growth and enhance environmental

Council and the State and in consultation with landowners, key stakeholders and the community will be required, by the provisions of the Regional Plan to address matters such as: demonstrated public need for

development; significant environmental values, open

space corridors and inter urban breaks are identified and protected;

impact on adjacent areas of scenic and conservation value;

protection and full public access to the coastline and the Bay; and

impacts on external infrastructure. OFFICER ADDENDUM - At Councillors request, further contact was made with the Department of Local Government, Planning, Sport and Recreation regarding the potential opportunity to maintain the proposed Investigation Zone in light of the SEQ Regional Plan. Advice received identified the relevant statements under the SEQ Regional Plan and indicated that under the circumstances Office of Urban Management’s and Department of Local Government, Planning, Sport and Recreation preference would be that the site be included




values but only where the development proceeds in a coordinated and master planned manner, rather than ad hoc piecemeal development. General Matters Any development in this area should be subject to community consultation and environmental and transport impact statements. It is noted that an area to the south of the Shire is indicated as an Investigation area, both in the Draft Planning Scheme and the Draft Regional Plan. Area should not be developed for urban purposes prior to the development of the designated urban area and until appropriate infrastructure and employment is provided.

in an Investigation Zone (or other) which more closely reflects the SEQ Regional Plan and indicating work to be done as part of investigation of this area and appropriate outcomes. This arrangement should be clearly distinct from the current Emerging Community Zone. It was further indicated that an amendment of the SEQ Regional Plan would be necessary to enable development to occur in this locality. At that time, the IPA planning scheme could also be amended to reflect an updated SEQ Regional Plan. In addition to investigation of those matters set out in the SEQ Regional Plan, the Local Growth Management Strategy (to be completed by mid 2007) together with the Priority Infrastructure Plan (2006), will also influence this investigation in the locality for potential urban development.


Annexure to Item No: 01.10


WORKSHOP: 01

Item No.: 01.11 Desired Environmental Outcomes (DEOs) – Ecological Sustainability

Submission Summary Submission

No: Issue No:

Officer Comment Recommendations & Decisions

Three (3) submissions raised concern that ecological sustainability is not adequately addressed within the draft Scheme’s Desired Environmental Outcomes (DEOs). In particular, water conservation, greenhouse gas emissions, climate change and conservation areas of national importance are not included within the DEOs (JAMBA, CAMBA). It was suggested that the DEOs should include solar hot water heating, solar electric or wind energy generation as an outcome for development and should mandate the installation of these technologies on all new residential, commercial, industrial and special purpose (Community) buildings.

Total Submissions:

3

2389: 3363 2790: 4373,

4392 4758: 7792

Energy & Water Efficiency In September 2003, the Queensland State Government adopted the Building Code of Australia’s energy efficiency provisions, which address house construction matters specifically. These provisions include requirements for new housing to achieve a minimum energy efficiency performance equivalent of 3.5 stars. The Queensland Government is also working to develop recommendations for improvements to the Building Code of Australia housing requirements to a 5 star minimum. Energy efficiency requirements are scheduled for introduction into the Building Code of Australia for other types of new residential buildings, such as apartment units, hotels and motels in 2005, and for new commercial buildings in 2006. The Queensland State Government takes the lead role in moving towards increased

Officers’ Recommendation 1. The draft scheme be amended by inserting

additional wording within Section 3.1.2 DEO No. 1 – Natural Environment (1)(a)(i)a to read - a. internationally recognised coastal wetland habitats including for example all areas identified under the JAMBA and CAMBA bilateral agreements for the protection of Migratory Birds in Danger of Extinction and their Environment such as Eighteen Mile Swamp on North Stradbroke Island, the Point O’Halloran Wetlands and Egret Drive Wetlands in Victoria Point, the Melaleuca Wetlands on Coochiemudlo Island, the Geoff Skinner Reserve in Wellington Point, and the Black Swamp in Cleveland.

Subsequent RPS Actions Mapping: No action required. Document No action required.




No: Issue No:


sustainability of housing. This State approach ensures a degree of consistency in improving housing sustainability occurs throughout Queensland. Since the Queensland State Government’s adoption of the Building Code of Australia’s energy efficiency provisions, planning schemes can only seek to enhance housing sustainability through climatically responsive design (site layout and passive housing design). In addition, the DEO’s as drafted specifically references the need to ensure development is responsive to local climatic conditions and is energy efficient (3.14 DEO No. 3 (1)(i). No further amendments are considered necessary. Conservation Areas of International Significance DEO No. 1 – Natural Environment specifically recognises the need to protect and enhance a wide range of natural ecosystems from intentionally significant wetlands to natural environments that are of local significance to the Shire.

Workshop Recommendations Officers’ Recommendation accepted. Note - Ensure sustainable housing is a priority in the future amendment process with the envisaged further support of the State Government for such incentives. Council Decision Workshop Recommendation adopted.




No: Issue No:


To ensure that the DEO 1 – Natural Environment encompasses all areas subject to JAMBA (Japan-Australia Migratory Bird Agreement) and CAMBA (China-Australia Migratory Bird Agreement) the above DEO is recommended to be amended as shown.


WORKSHOP: 01

Item No.: 01.12 Desired Environmental Outcome (DEO) – Economic Development


No: Issue No:


The submission expressed concern that the draft Desired Environmental Outcomes (DEOs) did not adequately recognise the economic value of the Shire’s industrial sector by not specifically providing established industrial activities with a degree of protection from incompatible development. To address this matter the submission requests that the following DEOs be included: DEO 3.1.4 - (j) ensuring appropriate buffers

and separation distances are provided around existing industrial operations and that only compatible land uses and development occur in the proximity of established industrial activities; and

(k) ensuring that residential development does not unreasonably encroach on established industrial operations unless appropriate design measures are incorporated to effectively mitigate any reduced level of residential amenity in the area.

DEO 3.1.5 - (p) Providing and protecting

the operational viability of nominated haul

Total Sub: 1

5859: 9124

Many of the aspects raised in the submission are already addressed in the draft Redlands Planning Scheme. For example, zone code and overlay outcomes have been drafted to address industrial interface and transportation matters. In addition, the existing DEOs already recognise the need to reinforce and protect existing industry based areas and the need to ensure the efficient movement of goods and services. However, it is accepted that the DEOs could be further enhanced by adding additional clauses to address matters identified in the submission. It is therefore recommended that two additional clauses be incorporated into the DEOs of the draft Redlands Planning Scheme.

Officers’ Recommendation That the following clauses be added to the DEOs - 1. Section 3.1.4 DEO No. 3 – Community Health

and Well Being to read: (j) Ensuring appropriate buffers and separation distances are provided around existing industrial operations and that any development that does occur in the proximity of these activities incorporates siting and design measures to effectively mitigate potential adverse impacts.

2. Section 3.1.5 DEO No. 4 – Access and Mobility to read: (p) providing and protecting the operational viability of nominated haul routes to service industrial and extractive industry operations in the Shire.

Subsequent RPS Actions Mapping No action required. Document: No action required.


Item No.: 01.12 Desired Environmental Outcome (DEO) – Economic Development


No: Issue No:


routes to service industrial and extractive industry operations in the Shire

DEO 3.1.7 - (b) reinforcing and protecting

existing industry based areas at Cleveland, Ormiston, Thorneside, Capalaba and other areas of the shire, particularly from the sterilisation of operational viability brought about by the encroachment of incompatible development and land uses.

Workshop Recommendations Officers’ Recommendation accepted with the following additions - • Confirm if rural operations are addressed in the

DEO with regard to buffers and separation distances. If not add relevant text to 1. j. of the Officers’ Recommendation.



WORKSHOP: 01

Item No.: 01.13 Desired Environmental Outcomes (DEOs) – General Matters


No: Issue No:


While five submissions expressed general support for the draft Redland Planning Scheme’s Desired Environmental Outcomes (DEOs), it was suggested by these submissions that a mechanism should exist that addresses circumstances where conflict between DEOs may arise or provide priority to one DEO over others. Comments include: the Natural Environment should take

priority over all other DEOs as unless the environment is intact, economic and social well being cannot be achieved;

where conflict exists the precautionary principle should apply;

Total Sub: 5

4890: 8255 5045: 8406 5086: 8536 5863: 9073 5321: 8474

The new Redlands Planning Scheme is required to be drafted in accordance with the Integrated Planning Act (1997). The stated purpose of the IPA is to seek to achieve ecological sustainability. Ecological sustainability is defined by the IPA as a balance that integrates protection of ecological processes, economic development and maintenance of the cultural, economic, physical and social well being of people and communities. Creating an integrated balance between environmental, economic and social dimensions is the real essence of ecological sustainability under the IPA. The Desired Environmental Outcomes (DEOs) of the new Planning Scheme have been drafted to accord with the IPA. As such, the DEOs are unable to place a particular priority to environmental considerations but simply seek to achieve a balance of environmental, social and economic factors.

Officers’ Recommendation No amendments or additions required to the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.




No: Issue No:


Whilst the IPA does not specify an ‘environmental bottom line’ it does ensure that decisions made under the new Scheme must integrate environmental measures equally into final decisions. The IPA also provides a list of primarily environmental measures that will advance ecological sustainability (Section 1.2.3). One of these measures is the application of the precautionary principle as defined by the Act. As such, decisions made under the new Scheme are required to observe the precautionary principle. Other environmental measures that advance ecological sustainability in the IPA include: ensuring decision-making processes

take account of short and long-term environmental effects of development at local, regional, State and wider levels and seek to provide for equity between present and future generations; and

ensuring the sustainable use of renewable natural resources and the prudent use of non-renewable natural resources; and

avoiding, if practicable, or otherwise




No: Issue No:


lessening, adverse environmental effects of development; and

applying standards of amenity, conservation, energy, health and safety in the built environment that are cost effective and for the public benefit.

In terms of conflicts between DEOs, if in any particular instance DEOs are in conflict, decisions must balance this conflict in an integrated manner. The new Redlands Planning Scheme’s DEOs also provide qualification on conflicts that may arise by stating ‘that each of the DEO’s are sought to be achieved, or at a very least not compromised to the extent practicable having regard to each of the other DEO’s, during the life of the Redlands Planning Scheme.


WORKSHOP: 01

Item No.: 01.14 Desired Environmental Outcomes (DEOs) – Mosquito and Biting Midge


No: Issue No:


The Desired Environmental Outcomes (DEOs) do not provide sufficient regard to the protection of human health. The Scheme fails to separate settlements from mosquito habitat and does not contain measures to minimise mosquito breeding on residential, commercial and other premises through appropriate landscaping and building design.

Total Sub: 1

2790: 4389

The DEOs recognise that proposed new urban areas included within the proposed Emerging Urban Community Zone and the Investigation Zone undertake further studies to demonstrate the suitability of the land for future urban purposes. It is expected that those future studies would include consideration of mosquito and biting midge issues for the proposed future urban area located at South-East Thornlands and the investigation area at Southern Redland Bay. In addition, Council is committed to range of measures that seek to minimise disease and nuisance caused by mosquitos and biting midge. These measures include the implementation of the Mosquito and Biting Midge Management Plan (2003-2007) strategies through setting objectives, targets and reviewing performance to minimise the health risk and nuisance of biting insects in Redland Shire.

Officers’ Recommendation No amendments or additions required to the draft scheme. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


WORKSHOP: 01

Item No.: 01.15 Desired Environmental Outcomes (DEOs) - Support


No: Issue No:


A submission expressed support for the protection and enhancement of iconic species of threatened native fauna and flora including the koala and the koala conservation areas (DEO 3.1.2(a)(ii)(b))

Total Sub: 1

927: 1705

Submission comments be noted as supporting the drafted DEOs.

Officers’ Recommendation That the support to the drafted DEOs be noted. Subsequent RPS Actions Mapping No action required. Document No action required. Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.


WORKSHOP: 01

Item No.: 01.16 Desired Environmental Outcome (DEO)– Community Health and Well Being


No: Issue No:


Desired Environmental Outcome – Community Health and Well Being needs to address community health issues associated with wood fire heater use due to its increasing usage in the Redlands particularly in new and renovated homes. To address issues associated with wood fire heaters the submission proposes an amendment to the Community Health and Well Being DEO as follows: Within Desired Environmental Outcome No. 3 – Community Health and Well Being add additional text regarding wood fire heaters to clause 3.14(1)(i) (i) incorporating sub-tropical design principles or orientation, siting and passive climate control into all new development, specifically excluding wood heaters, as their use affects community health and well being.

Total Sub: 1

1234: 1882

The new Redlands Planning Scheme can only regulate ‘development’ as defined by the Integrated Planning Act (1997). As the installation of wood fire heaters is not considered to be ‘development’ by the IPA, it is beyond the scope of the new Redlands Planning Scheme to regulate. Issues associated with wood fire heaters are currently addressed by Council through Section 17 of Local Law No. 18 (Control of Nuisances). In brief, the Local Law does not prohibit the use of wood fire heaters, however, the smoke from a wood fire heater is not permitted to cause irritation, annoyance or distress to others.

Officers’ Recommendation No amendments or additions required to DEO No. 3 - Community Health and Wellbeing. Subsequent RPS Actions Mapping No action required Document No action required Workshop Recommendations Officers’ Recommendation accepted. Council Decision Workshop Recommendation adopted.

draft redlands planning scheme...workshop 01 item no.: 01.01 urban footprint and population growth...

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