dts group qld – urban planning corner landsdowne road ... · figure 1- street map. source:...

DTS Group QLD – Urban Planning

Corner Landsdowne Road & Meadowlands Road, Racecourse Development Permit for Material Change of Use – Undefined Use (Non-Resident Workforce Accommodation) for (950 Workers Accommodation Units) On behalf of Palagold Pty ltd December 2011

michellem

Received (Manual Date)

December, 2011 – DTS Group QLD – Town Planning Assessment

S:\Projects\A11\A11317\Town Planning\Applications\A11317Afinal.docx Page 1

Impact Assessable Development Application Report

Corner Landsdowne Road and Meadowlands Road, Racecourse

Being described as Lot 1 on RP810432

© 2011 – DTS Group Qld Pty Ltd ABN 19329942119

1st Floor 6 Heussler Tce

Milton Qld P.O Box 361 Paddington Qld 4064

Document Status

Rev No.

Author Reviewer Description Date Name Signature

1

DTS Group

Rachel Daniels

First Issue Draft

23/12/11

2 DTS Group Mark Kierpal

Final Draft 23/12/11

LIMITATIONS

This report was prepared for the use of Palagold Pty Ltd in accordance with generally accepted consulting practice. No other warranty, expressed or implied, is made as to the professional advice included in this report. This report has not been prepared for use by parties other than the client stated. It may not contain sufficient information for the purposes of other parties or for other uses. It is recommended that any works planned by others and relating specifically to the content of this report be reviewed by DTS Group QLD to verify that the intent of our recommendations is properly reflected in the final design. To the best of our knowledge, information contained in this report is accurate at the date of issue.



Table of Contents 1 EXECUTIVE SUMMARY ......................................................................................................................... 4

1.1 SITE DETAILS ........................................................................................................................................... 4 1.2 APPLICATION DETAILS ............................................................................................................................ 4

2 INTRODUCTION .................................................................................................................................... 5 2.1 DETAILS ................................................................................................................................................. 5 2.2 GMQ & QPP ...................................................................................................................................... 5 2.3 APPLICATION CONTEXT AND SITE HISTORY ............................................................................................... 7 2.4 LEVEL OF ASSESSMENT: ........................................................................................................................... 7 2.5 PRE-LODGEMENT ADVICE ....................................................................................................................... 8

3 SITE CHARACTERISTICS........................................................................................................................ 9 3.1 LOCATION ............................................................................................................................................. 9 3.2 SITE CHARACTERISTICS .......................................................................................................................... 10

3.2.1 Details ................................................................................................................................ 10 3.2.2 Planning Scheme Zonings and Overlay ........................................................................ 11

3.3 VEGETATION ........................................................................................................................................ 16 3.4 TOPOGRAPHY ...................................................................................................................................... 17 3.5 PLANNING SCHEME OVERLAYS ............................................................................................................. 17

3.5.1 Flooding and Innundation Overlay ............................................................................... 17 3.5.2 Good Quality Agricultural Land Overly ......................................................................... 18

3.6 URBAN SERVICES .................................................................................................................................. 18 3.6.1 Sewerage .......................................................................................................................... 18 3.6.2 Water ................................................................................................................................. 19 3.6.3 Stormwater & Flooding .................................................................................................... 19

3.7 FRONTAGE AND ACCESS ...................................................................................................................... 19 4 THE PROPOSED DEVELOPMENT ......................................................................................................... 20

4.1 DETAILS ............................................................................................................................................... 20 4.1.1 Site Coverage & Gross Floor Areas ................................................................................ 20 4.1.2 On Site Car Parking.......................................................................................................... 20 4.1.3 Landscaping & Open Space ......................................................................................... 20 4.1.4 Refuse Storage & Collection .......................................................................................... 20 4.1.5 Staging .............................................................................................................................. 20 4.1.6 Onsite Facilities ................................................................................................................. 21

5 DLGP & THE DRAFT MACKAY, ISAAC AND WHITSUNDAY (WIM) REGIONAL PLAN ...................... 21 5.1 DRAFT MACKAY, ISAAC AND WHITSUNDAY (WIM) REGIONAL PLAN ...................................................... 21 5.2 DETERMINING OVERRIDING NEED – MACKAY ISSAC AND WHITSUNDAY STATE PLANNING REGULATORY PROVISIONS ...................................................................................................................................................... 23

6 TOWN PLANNING FRAMEWORK ....................................................................................................... 31 6.1 SUSTAINABLE PLANNING ACT 2009 ....................................................................................................... 31 6.2 PUBLIC NOTIFICATION .......................................................................................................................... 31 6.3 REFERRAL AGENCIES ............................................................................................................................ 31 6.4 REGIONAL PLANNING .......................................................................................................................... 31 6.5 STATE PLANNING REGULATORY PROVISIONS .......................................................................................... 32 6.6 STATE PLANNING POLICIES .................................................................................................................... 32

7 DEVELOPMENT ASSESSMENT & COMPLIANCE ................................................................................ 34



7.1 MACKAY CITY PLANNING SCHEME ....................................................................................................... 34 7.1.1 Strategic Direction - Desirable Environmental Outcomes (DEO) ............................... 34

7.2 MACKAY HINTERLAND LOCALITY CODE ................................................................................................ 40 7.2.1 Overall Outcomes for the Mackay Hinterland Locality Code ................................... 40 7.2.2 Specific Outcome, Probable & Acceptable Solutions ............................................... 43

7.3 DEVELOPMENT CODES ......................................................................................................................... 46 7.3.1 Multiple Dwellings Accommodation Units and Dual Occupancy Code ................. 46 7.3.1 Tourist Accommodation Resort Code ........................................................................... 53 7.3.2 Environmental and Infrastructure Code ....................................................................... 56

8 CONCLUSION .................................................................................................................................... 57 9 PHOTOS .............................................................................................................................................. 58 Figures Figure 1- Street Map. Source: Whereis Maps 2011 ...................................................................................... 9Figure 2- Aerial Photograph Map. Source: Nearmap Maps 2011 ......................................................... 10Figure 3 - Local Context Location Map. Source: Google Maps 2011 .................................................. 14Figure 4 - Regional Context Location Map. Source: Google Maps 2011 ............................................ 15Figure 5 – Extract of the subject site and adjoining subdivision layout ................................................ 15Figure 6 – Vegetation Management Act Mapping. Source: DERM 2011 ............................................ 16Figure 7 – Regrowth Vegetation Mapping. Source: DERM 2011 ........................................................... 16Figure 8: Flooding and Inundation: Source: Mackay Regional Council Mapping ............................ 17Figure 9: GQAL Source: Mackay Regional Council Mapping ............................................................... 18Figure 10 – Future Coordinator General Projects in the Mackay Locality. (Source: The State of Queensland (Department of Employment, Economic Development and Innovation) 2009-2011)

............................................................................................................................................................................ 25Figure 11 – Example of future Department of Local Government and Planning Projects in the Mackay Locality (Source: The State of Queensland (Department of Local Government and Planning), Queensland Infrastructure Plan 2011) ...................................................................................... 26Figure 12 – Central Queensland Mineral and Energy Projects. (Source: The State of Queensland (Department of Employment, Economic Development and Innovation) 2011) ............................... 30 Attachments Attachment 1 – Architectural Plans .................................................................................................. A



1 Executive Summary

1.1 Site Details

Address:

Corner Landsdowne Road and Meadowlands

Road, Racecourse QLD 4740

Lot Description:

Lot 1 on RP810432

Classification:

Rural Zone

Regional Plan:

Draft Mackay, Isaac & Whitsunday Regional Plan

Site Area:

89,530m² (8.95 ha)

Registered Landowner:

Palagold Pty Ltd

1.2 Application Details

Application:

Development Permit

Material Change of Use – Undefined Use (Non-Resident Workforce

Accommodation) for (950 Workers Accommodation Units)

Applicant:

Palagold Pty Ltd

C/- DTS Group QLD Pty Ltd PO Box 361, Paddington Q 4064

Description of Proposal:

Impact Assessment

DTS Reference:

A11317



2 Introduction

2.1 Details This planning assessment report accompanies a development application for Material Change of Use – Undefined Use (Non-Resident Workforce Accommodation) for (950 Workers Accommodation Units) at the corner of Landsdowne Road and Meadowlands Road, Racecourse described as Lot 1 on RP810432. The proposal includes a variation of unit styles, including Workers Cabins and RV Sites. Typical Unit layout for Workers Cabins is studio style, containing a private ensuite and patio, covering an approximate gross floor area of 15m² - 22m². Naturally there will be variations to the configurations to meet the market The common facilities, consisting of the recreation/mess, pool, gym/residence lounge, beach volleyball / tennis courts, day beds and the like will also be provided on-site to cater to the workers needs , The relevant allotment is described as Lot 1 on RP810432 (hereafter referred to as “the subject site”). The locational context of the subject site is illustrated on Figures 1 & 2 – Location Maps to this report. 2.2 GMQ & QPP The state acknowledges that the Central Queensland region is a growth area and this must be managed in an appropriate manner. The explosion of projects in this region are not merely contained to the mining section. The development, housing, construction, roads & infrastructure and accommodation sectors have also had expediential growth, hence the requirement for housing workers in the sector is critical. This proposal addresses this shortage of this type of accommodation and the State Government with Growth Management Queensland (GMQ) and the Queensland Planning Provisions (QPP) clearly define the need for, amongst other things, the Non-Resident Workforce Accommodation. Naturally some planning schemes, inclusive of Mackay’s, are not current with such defined uses and this proposal utilises the QPP definition to define this proposal. Growth Management Queensland Extract: The state government, through Growth Management Queensland (GMQ), is leading the way with a focused approach to managing growth, minimising its impacts and maximising the benefits for Queenslanders. The QPP are a clear demonstration of GMQ helping shape tomorrow’s Queensland and delivering sustainable development outcomes for communities throughout Queensland. Queensland Planning Provisions Extract: The QPP are a state planning instrument under the Act and provide a consistent form for planning schemes across Queensland through standardised structure, format, land use and administrative definitions, zones, levels of assessment, overlays, infrastructure planning provisions, development assessment codes and other administrative matters. The QPP make



provision for local government to incorporate local content and variation to reflect the context of the local government area. Purposes of the QPP (i) To provide a clear and consistent framework for planning schemes in Queensland (ii) To assist in the expression of state, regional, local and community expectations for areas and land uses (iii) To provide for the implementation of state, regional and local policies affecting land use and development. Specifically contained within the Queensland Planning Provisions—version 2.0 (4 October 2010) refers to uses and definitions.

Use Definition Examples include

Does not include the Following examples

non-resident workforce

accommodation

Premises used to provide accommodation for non-

resident workers.

The use may include provision of recreational and entertainment facilities for the exclusive use of

residents and their visitors.

contractor’s camp,

construction camp, single

person’s quarters, temporary

workers accommodation

Relocatable home park,

short-term accommodation,

tourist park.

QPP Definition Extract It is considered that that proposals for workers accommodation or the like do not appropriately fit into any of the current Mackay City Planning Scheme use definitions. Therefore, Council has determined that the proposal would need to be lodged as an ‘Undefined Use – Non-resident workforce accommodation’. ‘Non-resident workforce accommodation’ is a definition that is included in the Queensland Planning Provisions (QPP), upon which Councils’ future Planning Scheme is being prepared.



2.3 Application Context and Site History The site is mapped within the Rural Zone of the Mackay City Planning Scheme 2006. The development has been assessed against the desired outcomes, intents and acceptable solutions of the relevant planning scheme codes as well as relevant state and regional provisions. The below reporting has been prepared to logically address the urban planning considerations relevant to the application for Material Change of Use and based on assessment illustrate sufficient urban planning grounds to warrant approval. Having regard to Division 2 “Key Definitions” and Division 3 Part 10 of the Sustainable Planning Act 2009, the proposal is considered to constitute:

• Material Change of Use As such, the development application is requesting a Development Permit for Material Change of Use for Undefined Use (Non-Resident Workforce Accommodation). Accompanying this report are the proposed architectural plans and elevations under Appendix A. It is proposed to build workers accommodation facility to cater for the need for Non Resident Workforce consisting of cabin style dwellings predominantly for construction, roads and infrastructure and mining workers. The site has previously been utilised and occupied as a sugar cane field. The Mackay, Isaac and Whitsunday region is recognised as a significant local employer, with Mackay being the capital. Mackay currently provides a modest amount of accommodation solutions to cater for local, state, interstate and international workforce. One accommodation solution Mackay does not have is a Non-Resident Workforce Accommodation village. By providing the accommodation village on the fringe of Mackay City, it is anticipated that it will take a significant strain off housing in Mackay that should be ulitilised for the permanent workforce and its associated families. This will ensure that community infrastructure is utilised by permanent residents in which it was provided for in the first place. 2.4 Level of Assessment: According to Table 6-1 “Assessment Categories and Relevant Assessment Criteria for Making a Material Change of Use – Hinterland Locality where “Other Uses Not Defined by the Planning Scheme” in the Rural Zone – are subject to Impact Assessment.



2.5 Pre-lodgement Advice Prelodgement advice has been sought in the form of informal email and telephone correspondence. The issues of the prelodgement discussions have been associated with the following:

• Workers accommodation or the like does not appropriately fit into any of the current Mackay City Planning Scheme use definitions. As such it is determined that ‘Undefined Use – Non-resident workforce accommodation’.

• ‘Non-resident workforce accommodation’ is a definition that is included in the Queensland Planning Provisions (QPP)

• The site is outside the regional plan PIA area, as such referral to DLGP is required as a

concurrence agency.

• The proposal is an impact assessable application. The location adjacent to a urban area may be suitable for such a workers accommodation although need would have to be demonstrated to the satisfaction of DLGP.

• The design of the workers accommodation would have to be of high aesthetic appeal

with attention to social/ traffic/ bussing issues on the longer term management of the site. In addition, the physical issues of connection to services, upgrading of services, access and flood immunity would need to be part of the consideration of a future application.



3 Site Characteristics

3.1 Location The site is located 3 km from the Mackay CBD and less than 1 km from the currently expanding ($400m) Mackay Base hospital.

The site is ideal for urban development such as a workers accommodation as it adequately buffered from residential areas and the proximity to all services is close by. The railway line gives the site its own individuality from the neighbouring residential site. Access to the site is via Meadowlands Road & Landsdowne road. This road network has recently been upgraded and the Peak Downs Highway and Horse and Jockey Road intersection will be signalised in the near future, allowing quicker access to the western mining communities and also to the Mackay Airport, which is within 4km of the subject site, as can be seen in figure 1 below.

Figure 1- Street Map. Source: Whereis Maps 2011

Subject Site

Mackay City

Canelands Shopping Centre

Mackay Base Hospital

Botanical Gardens

Lagoons Estate

Paget – Major Employment Area



Figure 2- Aerial Photograph Map. Source: Nearmap Maps 2011

3.2 Site Characteristics 3.2.1 Details The subject site is a single allotment, comprising a generous 8.953ha area. The allotment shape is irregular in nature, with an existing residential allotment being bounded by the subject sites on all boundary edges, excluding frontage to Meadowlands Road. The subject site to the most eastern boundary fronts an existing north – south railway line. Agricultural purposes have historically been optimal for the site, however with increasing population and housing demand in the Mackay region, the subject site is considered highly optimal for fringe urban development. There are no existing permanent structures located on the subject site, and furthermore, the site has high accessibility to development road networks and existing services, including the Peak Downs Highway. The surrounding allotments are similar in nature; with the allotment located on the eastern side of the railway lined zoned for Rural Residential. Approximately 200m to the south-east of the property are previously developed rural residential allotments.

Subject Site

Canelands Shopping Centre

Mackay Base Hospital

Botanical Gardens

Mackay City

Mackay Airport

Lagoons Estate

Paget – Major Employment Area



3.2.2 Planning Scheme Zonings and Overlay

For the purposes of disclosure, Table 1 below outlines the Domain and Planning Overlays that are applicable to the site under the current Mackay City Planning Scheme (2006). Mackay City Planning Scheme Mapping

Aerial: Source: Mackay Regional Council Mapping

Zoning: Source: Mackay Regional Council Mapping (MiMaps)



Mackay City Planning Scheme Mapping

Contours: Source: Mackay Regional Council Mapping

Flooding and Inundation: Source: Mackay Regional Council Mapping




GQAL Source: Mackay Regional Council Mapping

High Impact Activity: Source: Mackay Regional Council Mapping




Map 24 – Paget – Hinterland Locality Source: Mackay Regional Council Mapping

Figure 3 - Local Context Location Map. Source: Google Maps 2011

Subject Site



Figure 4 - Regional Context Location Map. Source: Google Maps 2011

Figure 5 – Extract of the subject site and adjoining subdivision layout



3.3 Vegetation As evident from the below figures and aerial photography, the subject site maintains ornamental vegetation only. No vegetation on the site is mapped under Vegetation Management Act 1999 Regional Ecosystem Mapping or Regrowth Vegetation Containing of Concern Regional Ecosystems Mapping.

Figure 6 – Vegetation Management Act Mapping. Source: DERM 2011

Figure 7 – Regrowth Vegetation Mapping. Source: DERM 2011



3.4 Topography

The site is relatively flat in the area of the proposed accommodation village, with just a slight fall across the site. Land levels vary from approximately 12 m to 9m as shown on the detail and level survey attached under Appendix B of this application. 3.5 Planning Scheme Overlays

3.5.1 Flooding and Innundation Overlay

Figure 8: Flooding and Inundation: Source: Mackay Regional Council Mapping The subject site is located within the flooding and inundation overlay under the Mackay Regional Council Mapping online service, however, through careful design and consideration of the proposed development, it is considered that an acceptable finish floor level and finished surface level can be complied with. Proposed units will raised, with area underneath the units be maintained clear for water to flow through, and not disrupt structural standards associated with habitable dwellings. It is believed that due to the type of flooding that inundates the site (slow rising river flooding), and the type of mitigation measures that can be put in place, it is unlikely there will be any safety impacts as a result of the proposed development. In this instance, the following is considered applicable and supports the proposed development:

• The proposal does not include any ground level enclosed storage areas, lift motors, air conditioning vents or ducts, fire control panel.

• An appropriate flood management plan can be prepared by suitably qualified personnel, and the recommendations of these plans can be written into the community management scheme or similar to ensure they are always implemented



3.5.2 Good Quality Agricultural Land Overly

Figure 9: GQAL Source: Mackay Regional Council Mapping The subject site is mapped as Good Quality Agricultural Land under the Mackay Regional Council Mapping online services. Although currently maintaining Sugarcane, the subject site has undergone historical subdivisions, and as a result is now considered to be fragmented losing economic productivity in relation to land suitable for agricultural purposes. Sugarcane currently on the subject site is purely for the use of a “hobby farm” and provides no personal or regional economic gain. The subject site does not contain protected vegetation under state searches identified in section 3.3. 3.6 Urban Services

Insight Projects Engineers (Qld) have undertaken a desktop analysis of Lot 1 on RP810432. The following is a summary of how the village will gain access to these services.

3.6.1 Sewerage Based on Mackay Regional Council’s policies, the additional demand for 800 x 1 bedroom units would be equivalent to 400EP, being 800 units x 0.5 EP/unit. We would need to provide a pump station in the lowest section of the site and pump back to a manhole which would gravity feed to the pump station we are designing in Lagoon Estate. We can ensure in our design phase that the Lagoon Estate pump station is capable of catering for the increased demand from the ‘Workers Accommodation”. Insight Projects Engineers qualify the above by advising that this information has been provided by a concise desktop analysis and we have not contacted Mackay Regional Council to provide confirmation of whether the infrastructure connection points are appropriate for this increased demand. We shall leave this to you to follow through.



3.6.2 Water Based on Mackay Regional Council’s policies the additional demand for 800 x 1 bedroom units would be equivalent to 400EP, being 800 units x 0.5 EP/unit. The 200mm diameter main which we are connecting into at the corner of Lagoon and Lansdowne Rd for the supply of water to Lagoon Estate should be sized appropriately to also cater for this increased demand.

3.6.3 Stormwater & Flooding The site is within a flooding and inundation management overlay code zone. It is our belief that as the proposed development will consist of a Workers Accommodation village with 1 bedroom units and the units will be of a temporary / demountable nature and utilised for short term or intermittent accommodation by mining / construction workers then the development poses little risk to the safety of people within premises in this zone. The proposed development will also result in little adverse impact on people’s safety or the capacity to use land within the flood plain. It is envisaged that within the Rail Buffer zone shown on the proposed development plan, stormwater quality infrastructure will be provided with the ability to also detain any increased flow from the site in this area. This will provide greater storage capacity for a Q100 storm event from the Pioneer River as well as detaining increased flows from the development site. Essential services infrastructure provided for the development will also not be adversely affected due to this development being within the flood inundation zone. Any services that are required to be built above flood levels are capable of being built on site with no impact to their functions. 3.7 Frontage and Access

The site has a frontage of approximately 400m to Meadowlands Road and approximately 149m to Landsdowne Road. Access to the site will be provided by two type B2 crossovers. It is considered that the access points are appropriately located with suitable site lines to accommodate the proposed traffic the site is likely to generate.



4 The Proposed Development 4.1 Details The architectural & site plans attached under Appendix A, illustrate the location of additional accommodation structures within the layout, floor plan configurations and elevations. The structures have been designed to integrate within the rural / urban interface nature of the locality, in a manner that is responsive to both the site’s functionality and existing natural features.

4.1.1 Site Coverage & Gross Floor Areas The site has a total gross floor area of approximately 23600m², which equates to approximately 26.3% of the site. The site coverage of the proposal includes the building footprints and covered walkways.

4.1.2 On Site Car Parking

The proposal incorporates approximately 281 car parking spaces the main section and an additional 130 spaces as over flow within the rail buffer. In total approximately 410 spaces can be provided on-site. Under the scheme the workers accommodation does not have any specified car parking rates. Depending on location and proximity to regional areas, current thoughts are that rates for car parks can vary from 1 space per 2 cabins to 1 space per 3 cabins, or an average of 1 space per 2.5 cabins, this rate is not considered to be applicable. Based on a total of 950 units the actual car parking requirements are likely to be around 380 spaces. As such the 410 spaces proposed clearly exceeds the actual minimum requirements of the proposal.

4.1.3 Landscaping & Open Space As can be seen from the site plan, an appropriate portion of the site remains as open space. There are landscape and recreational areas throughout the development.

4.1.4 Refuse Storage & Collection

Refuse from the site will be collected from bulk bins strategically placed around the site. The design allows refuse collection vehicles to negotiate the internal driveway in accordance with the relevant Australian Standards. The refuse collection vehicles will be able to enter and exit the site in a forward motion. Upon Council approval, an agreement will be entered into with a private refuse collection contractor to service the site.

4.1.5 Staging It is proposed to construct the workers accommodation units over a number of separate stages. Rather than provide a staging plan that delineates the exact configuration and order of staging, it is requested that Council allow the staging to be dictated by the needs of the facility, with the first 250 - 400 units built in Stage 1, and the remaining stages to be blocks of units that will reflect market need.



There will most likely be cost implications to the way the units are staged, and these have not been calculated yet, hence the reason it is requested a formal staging plan not be provided. It is requested that Council issue separate sets of conditions for each stage, including separate sets of infrastructure charges. It is also requested that Council issue an additional 2 years on the relevant period of the development approval beyond stages 1. This will allow the accommodation village to be constructed in line with the expected growth and usage of the facility, as well as allowing for sufficient funding for the entire development to be carried out when it is required. The main communal facilities, such as the kitchen/dining hall, main recreation room and gymnasium, as well as the onsite managers residence will all be constructed in Stage 1 of the proposal.

4.1.6 Onsite Facilities Due to the significant population onsite, the accommodation village has been designed to ensure the residents have access to ample recreational facilities, including a gym, recreation room, and several BBQ areas. The site also has a large kitchen and dining facility, which will be used to feed the resident population. An onsite manager’s office and residence is also proposed, located at the southern end of the accommodation village site.

5 DLGP & the Draft Mackay, Isaac and Whitsunday (WIM)

Regional Plan 5.1 Draft Mackay, Isaac and Whitsunday (WIM) Regional Plan It is acknowledged that the subject site is currently zoned Rural under Council’s planning scheme, requiring impact assessment, however the site has been identified just outside the fridge of the Urban Development Area under the Draft Mackay, Isaac and Whitsunday (WIM) Regional Plan. Under WIM, Division 2 – Material Change of Use outside the Urban Footprint, it is considered that the proposed Material Change of Use – Non-resident workforce accommodation would fall into the category of Table 3E – other urban activities (see below).

It is noted that under Column 2, the development must demonstrate “an overriding need for the development in the public interest”.

It is considered that the proposed application is “an overriding need” and “in the public interest” based on the following points (Draft Mackay, Isaac and Whitsunday (WIM) Regional Plan, p6):



- The development will provide the opportunity to cater for growth pressures outlined by WIM under “Responding and Planning for Growth”

- The Undefined Use – “Non-resident workforce accommodation” will provide the opportunity for an increase in regional economic prosperity through providing for tourism in the area. It is considered important to provide accessible, and available accommodation to support the “broadening tourism opportunities” within the region.

- The site is highly accessible via road and rail infrastructure, with servicing opportunities located within close proximity to the subject site. The site located directly east of the subject site (on the other side of the railway tracks) has recently gained approval for subdivision, with the provision of providing adequate services. It is considered that this significantly increases the subject site’s access to the supply of services such as water, sewerage, electricity and telecommunications.

- Mackay developable land is highly renown for flood risks, the subject site is not located within a high flood and inundation area. “Managing the many constraints facing urban development across the region, including flood and inundation” is identified as being a key issue for future development under WIM, which the subject site is not constrained by.

The subject site will provide an ideal transitional buffer between land recognised as “Urban Footprint” under the Regional Plan and Good Quality Agricultural Land (GQAL) under State Planning Policy 1/92. The proposed Undefined Use – “Non-resident workforce accommodation” would significantly buffer the industrial activities related with Agricultural productivity in the locality, and rapidly growing residential developments. The subject site currently lies between agricultural land uses and rural residential land use. It is acknowledged that regional council’s in the area have been proactive in producing planning policy that provides choices for residents on the manner in which housing options are provided, and seeks integration for non resident and transient workers into the resource communities. The proposed accommodation village is considered to constitute the “Fringe of Urban” type of development, whereby larger scale developments are located on the outskirts of Mackay and beyond and support FIFI, DIDO, and BIBO models of workforces. This type of accommodation, if need be, has numerous adaptive reuses that could support the community. Some of the adaptive reuses include residential options, such as affordable housing or tourist accommodation. Commercial options include combining the existing buildings to form commercial precincts to support knowledge economies. They also have the potential to be used for training facilities. The village is considered to provide a level of integration between guests and the broader community, and is not considered to compromise the achievement of social integration goals and balancing of gender and social capital.



5.2 Determining Overriding Need – Mackay Issac and Whitsunday State Planning Regulatory Provisions

In accordance with the Mackay, Isaac and Whitsunday Draft Regulatory Provisions 2011, the proposed development for a Material Change of Use – Undefined Use (Non-Resident Workforce Accommodation) for (950 Workers Accommodation Units) has been assessed against Schedule 3 of the regulations, and is considered to demonstrate an overriding need for the proposed development.

Schedule 3 – How to determine overriding need for the development

in the public interest

Demonstrating Need

To determine an overriding need for the development in the public interest, an application must establish –

(a) The overall social, economic and environmental benefits of the material change of use weighed against –

i. Any detrimental impact upon the natural values of the site; and

The subject site is not located within areas of significant vegetation, is not located within close proximity to wetlands. Furthermore is considered to not impact on significant valued features, as per state searches indicating the site is not located in or adjoining a heritage place or of cultural significance. The site is not located in or near a conservation estate.

ii. Any conflicts with the desired regional outcomes and sub-regional narratives of the draft Mackay, Issac and Whitsunday Regional Plan especially in relation to promoting the consolidation of development within the urban footprint and preventing land fragmentation in the regional landscape and rural production area; and

The proposed development is for a Material Change of Use, and does not seek subdivision, which would ultimately lead to fragmentation. It is considered that the proposed development complies and achieves the desired environmental outcomes of not only the draft Mackay Isaac and Whitsunday Regional Plan, but further the relevant Desired Environmental Outcomes identified within the Mackay City Planning Scheme 2006.

(b) That the community would experience significant adverse economic, social or environmental impacts if the material change of use proposal were not to proceed.

As demonstrated in Table 1 – Table 3 below, the explosion of projects in this region are not merely contained to the mining section, which will significantly impact on the growth and development of identified Principle Regional



Activity Centres (Mackay) and Major Regional Activity Centres (Bowen, Airlie Beach, Proserpine, Sarina and Moranbah) within the Draft Mackay, Isaac and Whitsunday Regional Plan. As a result from this development, areas such as Mackay are experience increasing housing shortage, with minimal supply of short term accommodation for workers employed within the locality. In an effort to support the future projects listed below, housing workers in the sector is critical. This proposal addresses this shortage of this type of accommodation and the State Government with Growth Management Queensland (GMQ) and the Queensland Planning Provisions (QPP) clearly define the need for, amongst other things, the Non-Resident Workforce Accommodation

In determining whether there is an overriding need, consideration must also be given to whether the material change of use could reasonably be located in the urban footprint.

Through brief, holistic, desktop analysis over the Mackay Urban Footprint under the Draft Mackay, Isaac and Whitsunday Regional Plan, it is considered that the sites locality on the “edge” of town is ideal for the proposed use based on application to Desired Environmental Outcomes, and furthermore land availability for such needed use.

Through research, Table 1 – Table 3 identifies example future projects within the locality, which identifies an overarching need to support employed workers in the locality. The future projects will increase employment opportunities, which in turn will cause an increase in housing shortage without the support of the proposed development.

Table 1: Example of Future Projects in the Mackay Locality under the Coordinator General STATE

Department of Employment, Economic Development and Innovation – Coordinator General Projects

Approximate Road Distance to from Subject Site (kms)

1 Townsville Port Expansion Project Subject Site to Sarina – 35km Subject Site to Airlie Beach – 149km Subject Site to Moranbah – 190km

Subject Site to Bowen – 192 km Subject Site to Clermont – 277km

Subject Site to Rockhampton – 334km Subject Site to Yeppoon – 353km Subject Site to Emerald – 380km Subject Site to Townsville – 388km Subject Site to Gladstone – 443km

Subject Site to Alpha – 454km Subject Site to Charters Towers – 465km

2 Water for Bowen Water Transport System

3 Goonyella to Abbot Point Rail Project 4 Shute Harbour Marina

5 Hook Island Wilderness Resort Redevelopment 6 Copper String Project

7 Byerwen Coal Mine 8 Dudgeon Point Coal Terminal Projects

9 Carmichael Coal Mine & Rail

10 Connors River Dam & Pipeline



11 Moranbah & Nebo Power Stations

12 BMA Bowen Basin Coal Growth 13 Kevin’s Corner Coal Project

14 Alpha Coal Project

15 Galilee Coal Project 16 South Galilee Coal Mine

17 Isalink High Voltage Direct Current Electricity Transmission Project

18 Lower Fitzroy River Infrastructure Project

19 Great Keppel Island Resort 20 Fitzroy Terminal Project

21 Balaclava Island Coal Export Terminal

22 Shell Australia LNG 23 Gladstone Steel Factory

Figure 10 – Future Coordinator General Projects in the Mackay Locality. (Source: The State of Queensland (Department of Employment, Economic Development and Innovation) 2009-2011)



Table 2: Example of Future Projects in the Mackay Locality under the Department of Local Government and Planning STATE Department of Local Government and Planning

Economic Infrastructure

Abbot Point Pot Investigation Dudgeon Point Coal Terminal Investigation

Regional Airport Development (Bowen, Collinsville, Clermont)

Education & Training

Mackay TAFE training facility at Central Queensland University

Ergon Energy Reinforce energy supply to Airlie Beach (Riordanvale)

Reinforce energy supply to Bowen Basin Health Mackay Base Hospital Expansion

Transport

Sarina Southern Access Upgrade Mackay Southern Access Upgrade

Mackay Intersections upgrades – stage 1

Mackay Ring Road Peak Downs Highway Realignment (Walkerston Bypass)

Eton Range Upgrade Planning Peak Downs Highway Upgrade (City Gates to Mackay Eungella Road) Proserpine – Shute Harbour Road Fursden Creek Bridge (Glenella Connection Road)

Galilee Basin Road Access upgrades (Peak Downs Highway & Alpha – Clermont Road)

Water & Sewerage

Burdekin to Moranbah Pipeline Gorge Weir to Byerwen Mine Pipeline

Moranbah to Alpha Pipeline Project Connors River Dam and Pipelines to Moranbah

Figure 11 – Example of future Department of Local Government and Planning Projects in the Mackay Locality (Source: The State of Queensland (Department of Local Government and Planning), Queensland Infrastructure Plan 2011)



Table 3: Example of Future Local Government Projects in ISSAC Regional Council and Mackay Regional Council

LOCAL ISSAC Regional Council Bluegum Estate (Nebo) connection of services Greg Cruickshank Aquatic Centre – Moranbah Clermont Airport Upgrade Corporate Office – Moranbah Grasstree road realignment Gravel resheeting – Mackenzie River Huntley Road rehabilitation Nebo Water Supply Isaac town precinct upgrades Moranbah Water Supply Glenden Sewer rehabilitation - stage 1 Moranbah Sewerage Treatment Plan Augmentation Dysart Sewerage Treatment Plan upgrade

Mackay Regional Council New Paget Depot with Offices and Industrial Buildings Connors Road reconstruction and upgrading between Archibald Street and Farrellys Road Wood Street, Mackay – Victoria to Gordon Streets – Upgrading stormwater and Reconstruction of the pavement River Street, Mackay – Wood to McAlister St – works on roundabout, subsoil drainage & upgrade of the pavement Matsuura Drive, Mackay – Upgrading pavement McEwans Beach Road, McEwans Beach - Road widening, Stormwater upgrade & Pavement reconstruction Keeleys Road, Andergrove – Slade Point Rd to Andergrove Rd - Road Widening, stormwater upgrade & pavement reconstruction Oak Street, Andergrove – Andergrove Rd to Tropical Ave - Drainage, reconstruction and pavement works Caping Road, Bloomsbury - Road Realignment & River Crossing Repairs, Road realignment and reconstruction of the O'Connell River crossing in a section of Caping Road, Bloomsbury approximately 1.5km north west of the Bruce Highway. Roger Road Culverts, Gargett - Reconstruction of culverts and section of road. Perry Road, Walkerston - Reconstruction works on Perry Road from Bold Street to end, including drainage works Mirani Various Streets - Stabilising & Resealing Petersen Street, Sarina - Reconstruction works between Place Avenue and Sarina Coast Road

PRIVATE / OTHER Mackay Airport Pty Ltd Mackay Airport Land Use Plan

Urban Land Development Authority Andergrove, Mackay Moranbah

Queensland Reconstruction Authority Natural Disaster Relief and Recovery Arrangements – Flood and Cyclone



Table 4: Example of Future Central Queensland Coal, Mineral and Energy Projects in the Mackay Locality CENTRAL QUEENSLAND COAL PROJECTS – MACKAY REGIONAL COUNCIL, ISAAC REGIONAL COUNCIL, WHITSUNDAY REGIONAL COUNCIL

Company Project Start Date Status

Aquilla Resources Ltd Washpool open-cut 2013 New project, DFS completed, EIS in progress

Talwood underground 2015 (?) New project, pre-FS completed

Aquilla / Vale Australia Isaac Plains (south) – open-cut 2012 Expansion, under construction

Eagle Downs underground 2015 New project, EIS completed Vale Australia Ltd Ellensfield underground 2013 New project, EIS in progress

Peabody Energy Pty Ltd Millennium open-cut 2012 Expansion, EIS completed

Burton open-cut 2012 Expansion, under construction

Eaglefield (Denham) open-cut 2014 (?) Expansion, EIS completed

QCoal Ltd

Jax Open-Cut 2012 New project, FS underway

Drake open-cut 2013 New Project, EIS and FS underway

Byerwen open-cut 2014 New project, EIS & FS underway

Macarthur Coal Ltd

Codrilla open-cut 2013 New project, EIS completed

Olive Downs North open-cut 2013 New project, on-hold Willunga open-cut 2015 (?) New project, pre-FS completed

BHP Billiton Mitsubishi Alliance

Broadmeadow underground 2013 Expansion, under construction Daunia open-cut 2013 Expansion, under construction

Peak Downs open-cut 2014 Expansion, EIS completed Caval Ridge open-cut 2014 New project, committed

Wards Well underground 2016 New project, pre-FS completed

Saraji East open-cut and underground 2016 New project, pre-FS completed

Anglo American Metallurgical Coal Ltd

Foxleigh open-cut 2013 Extension, EIS, and FS in progress

Grosvenor underground 2013 New project, committed Lake Vermont Resources Ltd Lake Vermont open-cut 2013 Expansion, under construction

Bengal Coal Ltd Dysart East open-cut and underground 2013 (?) New project, pre-EIS underway New Hope Corp. Ltd New Lenton open-cut 2014 New project, pre-FS completed



Xstrata Coal Ltd Sarum open-cut and UG 2014 New Project, EIS & pre-FS underway

NCA JV (Xstrata Coal Ltd 55%) Eastern Creek open-cut 2016 Extension, EIS & pre-FS underway

Rio Tinto Ltd Winchester South open-cut 2016 (?) New Project pre-FS to start: Q2 2012

Anglo Amer. Met Coal / Exxaro Australia Moranbah South underground 2017 New project, pre-FS underway

Adani Mining Ltd Carmichael 2015 (?) New project, EIS completed Macarthur Coal Ltd /

Gloucester Coal Middlemount open-cut 2012 Expansion, under construction

Jellinbah Group Jellinbah East (Mackenzie North) open-cut 2014 Extension, pre-feasibility underway

CENTRAL QUEENSLAND MINERAL PROJECTS Evolution Mining Ltd Twin Hills Gold-Silver underground 2012 Redevelopment, on hold

Gladstone Pacific Nickel Ltd Marlborough Nickle-Cobalt open-cut 2014 (?) New project, EIS completed, on hold Zamia Metals Ltd Anthony Molybdenum open-cut 2015 (?) New Project, Scoping Study in progress

CENTRAL QUEENSLAND ENERGY PROJECTS

Bow Energy Ltd

Blackwater CSG Power Station 2012 New project, under construction Blackwater & Norwich Park CSG fields 2014 New project, EIS commenced

Blackwater to Gladstone Gas Pipeline 2015 New Project, EIS commenced Blackwater to Norwich Park Gas Pipeline 2015 New Project, EIS commenced

Arrow Energy Ltd/AGL Energy Ltd

Central QLD Gas Pipeline 2014 (?) New Project, Feasibility Study completed, on hold Moranbah CSG operation 2014 (?) Expansion, in progress

Arrow Energy Ltd Arrow Bowen Gas Pipeline 2017 New Project, EIS commenced Waratah Coal Ltd Galilee IGCC Power Station 2015 (?) New Project, on hold



Figure 12 – Central Queensland Mineral and Energy Projects. (Source: The State of Queensland (Department of Employment, Economic Development and Innovation) 2011)



6 Town Planning Framework

6.1 Sustainable Planning Act 2009

This section provides an overview of the legislative context of the application under the provisions of the Sustainable Planning Act 2009. The development proposed by this application includes a Material Change of Use that is made Impact Assessable under the Mackay City Planning Scheme 2006. In this regard, the requirements of section 313 of the Sustainable Planning Act 2009 have been considered and addressed. 6.2 Public Notification

The application is Impact Assessable and requires formal public notification in accordance with section 297 the Sustainable Planning Act 2009. Due to there being 3 or more referral agency triggers, public notification will be required to be undertaken for a minimum of 30 business days. 6.3 Referral Agencies The Referral Agencies triggered by this proposal and their jurisdictions have been established with reference to Schedule 7 of the Sustainable Planning Regulations 2009 and the applicable codes, laws and policies by reference to Schedule 5 of the Sustainable Planning Regulations 2009. The following are the referral agencies applicable to this application and their respective triggers:

Referral Agency Referral Trigger Department of Local Government and Planning

Material change of use in certain circumstances within the Mackay, Isaac and Whitsunday (MIW) designated region

Department of Transport & Main Roads

Site Area (8.95 ha) exceeds the threshold in Schedule 12 of the Sustainable Planning Regulation 2009 for residential purposes (5 ha).

Department of Transport & Main Roads

Site Area (1400 ha) exceeds the threshold in Schedule 13 of the Sustainable Planning Regulation 2009 for residential purposes (5 ha).

6.4 Regional Planning The Mackay, Isaac and Whitsunday (MIW) Draft Regional Plan defines a spatial framework for the region. Under the WIM Draft Regional Plan the site is contained just outside the ‘Urban Footprint’. As the proposal is for a material change of use outside the “urban footprint”, the proposal requires assessment by the Department of Local Government and Planning, as per section 6.3.

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Text Box



6.5 State Planning Regulatory Provisions We have reviewed the State Planning Regulatory Provisions currently in force (and drafts) and have identified that none are applicable in this assessment due to the site’s location and the nature of proposed work. Regulatory Provision Applicability The South East Queensland Koala Conservation State Planning Regulatory Provision (SPRP)

Not Applicable

South East Queensland Koala State Planning Regulatory Provisions Not Applicable

State Planning Regulatory Provisions (Adult stores) Not Applicable

South East Queensland Regional Plan 2009-2031 State Planning Regulatory Provisions

Not Applicable

Far North Queensland Regional Plan 2009-2031 State Planning Regulatory Provisions

Not Applicable

Wide Bay Burnett State Planning Regulatory Provisions Not Applicable

Guragunbah State Planning Regulatory Provision Not Applicable

Draft Mackay, Isaac and Whitsunday State Planning Regulatory Provision 2011

Refer to section 5.2 for response to Regulatory Provision.

Draft Wyaralong Trail Bike State Planning Regulatory Provision Not Applicable

Draft Yeerongpilly TOD State Planning Regulatory Provision Not Applicable

Draft State Planning Regulatory Provision (adopted charges) Infrastructure charges will be applied in accordance with the adopted charges.

6.6 State Planning Policies We have reviewed the current State Planning Policies (including drafts) and have considered that state planning policies are not applicable due to the location of the site and the nature of the works being proposed. SPP # Planning Policy Applicability SPP 2/10 South East Queensland Koala Conservation Not Applicable

SPP 1/10 Protecting wetlands of high ecological significance in Great Barrier Reef catchments (temporary SPP)

Not Applicable

SPP 1/92 Development and the Conservation of Agricultural Land 1.0

Not Applicable

SPP 1/02 Development in the Vicinity of Certain Airports and Aviation Facilities 1.0

Not Applicable

SPP 2/02 Planning and Managing Development Involving Acid Sulphate Soils 1.0

Not Applicable

SPP 1/03 Mitigating the Adverse Impacts of Flood, Bushfire and Landslide 1.0

Not Applicable

SPP 1/07 Housing and Residential Development including Guideline 1.0

Not Applicable

SPP 2/07 Protection of Extractive Resources and Guideline Not Applicable

http://www.dip.qld.gov.au/resources/laws/state-planning-regulatory-provision/sprp-adult-stores-2010.pdf�

http://www.dip.qld.gov.au/resources/laws/state-planning-regulatory-provision/seq-regional-plan-2009-20031-sprp.pdf�






SPP 3/10 Acceleration of Compliance Assessment Not Applicable

SPP 2/11 Planning for Stronger, More Resilient Floodplains (temporary SPP)

Not Applicable

SPP 4/10 Healthy Waters Stormwater quality measures have been incorporated in accordance with the standards set out in the SPP.



7 Development Assessment & Compliance

7.1 Mackay City Planning Scheme

7.1.1 Strategic Direction - Desirable Environmental Outcomes (DEO) The Mackay City Planning Scheme 2006 sets out a number of Desired Environmental Outcomes that it seeks to achieve through development within the Shire. The proposal complies with and seeks to help achieve these outcomes through the following elements. Desired Environmental Outcomes and Compliance Biodiversity and Habitat/ Natural Features (i) Significant natural features are conserved and their values are not compromised in order to sustain ecological processes and maintain biodiversity in the City for present and future generations.

Complies () The subject site is not located in an area containing significant natural features, ecological or cultural concern. It is considered that the proposal will not impact on the City for present and future generations

(ii) Adverse effects on the natural environment including remnant vegetation, coastal and inland wetlands, habitat and biodiversity, clean air, and water resources are minimised or prevented for their greenhouse, environmental health and amenity implications.

Complies () The subject site is not located in an area containing significant natural features, ecological or cultural concern. It is considered that the proposal will not impact on the natural environment.

(iii) The use of land and resources: (A) takes into account the direct and indirect, short and long-term, and cumulative consequences of a use; and (B) has regard for the multiple use and values of land and resources for present and future generations.

Complies () The development proposal is considered to be increasing the value and use. Due to historical fragmentation of the subject site, the agricultural productivity of the land has been compromised. The proposal will provide for the shortage of accommodation currently being experienced in the Mackay locality.

(iv) The community safety and buildings, structures and other physical infrastructure are not jeopardised by unacceptable risks due to natural hazards such as bushfire, excessive erosion and land slippage, disturbance of acid sulfate soils, or inundation by flood waters.

Complies () The subject site is located within the flood overlay, however the proposal is capable of achieving flood immunity. The subject site is not at risk of bushfire, erosion or land slippage.

(v) The interface between developed and undeveloped areas is managed to maintain remnant ecosystems and areas of natural, landscape or cultural importance to the community.


(vi) A balance is achieved between the conservation and use of natural resources in order to achieve sustainable economic, social and ecological outcomes.


Cultural Heritage and Landscape Character



Desired Environmental Outcomes and Compliance (i) the aesthetic and amenity values of significant cultural heritage places and areas, as well as notable features of landscape character, are retained and enhanced for the benefit of present and future generations

Complies () The subject site is not located in an area containing significant cultural heritage places and areas, nor notable feature of landscape character.

(ii) places of cultural heritage are recognised and conserved. Complies ()

The subject site is not located in an area containing significant cultural heritage places and areas, nor notable feature of landscape character.

Economic Development (i) economic resources such as good quality agricultural land, forests, fisheries, extractive materials, water and land resources are protected from the adverse or limiting effects of proximate, incompatible activity for future ongoing use. Good quality agricultural land is made available for urban uses only with a demonstration of overriding community need

Complies () The development proposal is considered to be increasing the value and use. Due to historical fragmentation of the subject site, the agricultural productivity of the land has been compromised. The proposal will provide for the shortage of accommodation currently being experienced in the Mackay locality and provide for future economic prosperity in the region.

(ii) diverse employment opportunities are available in accessible locations both north and south of the Pioneer River, and include home-based businesses, business ‘incubators’, technology centres and the like.

Complies () The development proposal supports increased employment opportunities and the provision of accommodation with the locality.

(iii)The continued development and lawful operations of the Port of Mackay and the Mackay Airport are facilitated and their operational efficiency protected by: (A) limiting development on land directly affected by Seaport and Airport operations; and (B) the inclusion of buffers on adjoining land to mitigate potential impacts of Port and Airport operations.

Complies () The subject site is not located with close proximity to the Port of Mackay or the Mackay Airport. However, it is considered that the development will support employees of future projects for both sites and identified throughout the report.

(iv) Network of centres is established and maintained according to a hierarchical arrangement of roles and functions to meet the needs of the population, and includes the following elements, as shown on the Information Map – Network of Centres: (A) the Mackay City Centre (including a core area and a frame area) as the principal centre for all multi-purpose centre activities in the City and the region; (B) the Mt Pleasant Sub-Regional Centre, including Greenfields, Sams Road and Heaths Road, as the second major focus for shopping, commercial and entertainment in the City, functioning as a supporting role to the City Centre; (C) The Rural View Major Neighbourhood Centre as the third major focus for shopping, community and commercial needs in the City. (D) the neighbourhood centres, including Andergrove, Bucasia, Rural View and Walkerston, providing for weekly or high-frequency shopping, community and commercial needs; and (E) a mixed use centre at North Mackay; and (F) the local centres, including the small convenience centres at Bucasia, Blacks Beach, North Mackay, Mt Pleasant, Slade Point and West Mackay.



Desired Environmental Outcomes and Compliance Complies ()

The subject site is not located within the Information Map – Network of Centres under the Mackay City Planning Scheme 2006. The provision of accommodation will help support local businesses in the area in and future growth.

(v) the growth of centres occurs in step with demonstrated community need, recognising the role and function of other centres within the network of centres.

Complies () The Mackay locality is currently experiencing a housing shortage, and as a result is considered that the proposed development demonstrates community need and has a role and function throughout the locality. In this instances, the proposal is “in step” within the required future development.

(vi) retail and commercial activities outside a centre identified within the network of centres are limited to premises with a size and function consistent with the provision of local facilities.

Complies () The proposed development is not for retail or commercial activities.

(vii) the Mackay City Centre is retained and reinforced as the principal centre for the Mackay and Whitsunday region providing high order administrative, business, commercial, cultural, entertainment, and shopping services as well as providing a choice of housing types and densities for residents and visitors.

Complies () The proposed development supports growth in Mackay being the Principle Regional Activity Centre indentified under the Mackay, Isaac and Whitsunday draft Regional Plan. The proposal further creates an alternative choice of housing types for the increasing employment demographic.

(viii) centres, villages and other commercial areas are attractive, provide a safe environment and are able to be economically and efficiently supported by infrastructure.

Complies () The proposed development is not for a centre, village or other commercial use.

(ix) operational efficiency of industrial land, particularly for major industries, is protected by: (A) retaining such land primarily for the establishment of industrial activities and related services; (B) encouraging new industrial activities in designated industrial locations on the basis the necessary infrastructure is available or can be made available efficiently and equita (C) retaining the major industrial areas free from the constraining effects of inappropriate or sensitive activities either within or adjacent to such areas; and (D) servicing with safe and effective transport infrastructure, such as the sea port, the airport, the rail network and the State and national highway system.

Complies () The subject site is not located in industrial land, and further is for future residential accommodation purposes.

(x) A transport network is maintained in functional corridors unconstrained by incompatible or inappropriate activities, servicing the major industries and other major employment and activity centres.

Complies () Transport and access will be addressed in latter reports, demonstrating the site is capable of achieving function corridors and not constraining other activity areas. The subject site is not located in industrial or commercial centre land uses.

(xi) Rural land: (A) is protected from incompatible land uses; (B) is maintained in agricultural use, where possible, in order to ensure the viability of the sugar industry in the City; and (C) provides opportunities for use for a wide range of economic activities including extractive industries, forestry, grazing, intensive animal husbandry and water supply development.



Desired Environmental Outcomes and Compliance Acceptable Solution ()

The development proposal is considered to be increasing the value and use of the existing rural use site. Due to historical fragmentation of the subject site, the agricultural productivity of the land has been compromised. The proposal will provide for the shortage of accommodation currently being experienced in the Mackay locality.

(xii) Changing trends in the tourism, hospitality and business services sectors in the City are recognised and supported to ensure each industry is able to evolve and grow.

Complies () The subject site will provide much needed accommodation to support the increasing tourism, hospital and business service sectors in the City.

(xiii) Mixed use development and higher intensity residential development is located within the City Centre and possibly at transport nodes and some of the tourism nodes.

Acceptable Solution () The development proposal is considered to be a higher intensity residential development however located outside the City Centre. This is considered to be appropriate and acceptable as workers accommodation is provided to fill a need in the market and not necessarily be located within the city where appropriate community services and tourism facilities are provided for permanent residents and visitors.

Amenity and Community Well-Being Community identity is established through the following: (i) a wide range of affordable and accessible housing is available which is suitable for the climate, meets the needs of the City's population and is convenient to community facilities, employment and recreation opportunities.

Complies () The proposed development will fill a genuine shortfall in workers accommodation solutions within Mackay. In turn this will increase supply of housing in the locality for permanent residents.

(ii) convenient access is provided to a range of community facilities and services, including health care, education, shopping and business services, cultural and entertainment facilities, and recreation and sporting facilities to achieve a standard of living coincident with residents’ expectations.

Complies () The proposed development caters specifically to non-resident workers accommodation. It is considered and widely accepted that convenient access a range of community services and the like is to be orientated to the permanent workforce and residents of Mackay, and although the Non-resident workforce may use these facilities from time to time it will at a rate considerably less than the permanent residents.

(iii) the City's population has a high level of mobility through an efficient and viable transport system, including public transport and pedestrian and cycle transport.

Complies () The proposed development caters specifically to non-resident workers accommodation. It is considered and widely accepted that the site is located ideally to utilise this transport systems available to them.

(iv) a diverse range of public open spaces and recreation opportunities is provided in generally accessible locations or in locations and settings suitable for the desired range of recreational experiences and for the appreciation of the City's habitat and biodiversity values.

Complies () The proposed development caters specifically to non-resident workers accommodation and is located on the fringe of Mackay’s urban belt. The location ensures that the occupants can access these recreational areas.

(v) a wide range of living and lifestyle options are available to residents including urban, rural residential, village, rural and island living.



Desired Environmental Outcomes and Compliance Complies ()

The proposed development caters specifically to non-resident workers. This form of accommodation is currently not available to the Mackay Region and provides an accommodation solution not currently available.

(vi) the open space network of the City is established and enhanced for the continued use and enjoyment of the City's population.

Acceptable Solution () The development proposal is unlikely to affect the open space network of the City.

Infrastructure and Urban Growth (i) the pattern and rate of urban development meets, in a timely manner, the needs of the Mackay community with respect to housing, commercial services, industrial activities, recreation and cultural pursuits, and includes the efficient provision and use of urban infrastructure

Complies () The proposed development is considered to constitute the “Fringe of Urban” type of development, whereby larger scale developments are located on the outskirts of Mackay and beyond and support FIFI, DIDO, and BIBO models of workforces. The Mackay, Isaac and Whitsunday region is recognised as a significant local employer, with Mackay being the capital. Mackay currently provides a modest amount of accommodation solutions to cater for local, state, interstate and international workforce. One accommodation solution Mackay does not have is a Non-Resident Workforce Accommodation village. By providing the accommodation village on the fringe of Mackay City, it is anticipated that it will take a significant strain off housing in Mackay that should be ulitilised for the permanent workforce and its associated families. This will ensure that community infrastructure is utilised by permanent residents in which it was provided for in the first place.

(ii) the sequence of urban growth within the City is based on achieving the most efficient and equitable use of land and making greatest use of the existing network of development, transport and community infrastructure.

Complies () The proposed development is considered to follow an acceptable sequence or pattern of growth. It is has access to the necessary infrastructure and services and adjoins a new created subdivision that is separated by a rail line.

(iii) new development in the City is directed and consolidated into areas presently serviced or areas able to be serviced efficiently and economically.

Complies () The proposed development has access to all the necessary infrastructure and services and adjoins a new created subdivision that is separated by a rail line.

(iv) ‘in sequence’ urban growth occurs in the following pattern: (A) urban consolidation occurs within the existing urban areas, particularly in the McCready's Creek, Goosepond Creek and Pioneer River (Urban) precincts of the City; and (B) urban, rural residential and village development occurs in land zoned for urban residential, urban expansion, rural residential or village purposes to which infrastructure and community services can be provided efficiently and effectively.

Complies () The proposed development is considered to follow an acceptable sequence or pattern of growth. It is has access to the necessary infrastructure and services and adjoins a new created subdivision that is separated by a rail line.

v) ‘out of sequence’ urban growth occurs only where a need for additional land is demonstrated and the need is balanced against the cost of providing infrastructure, including community facilities and services, and the impacts on the environment. Any such growth must be ecologically sustainable and is limited to areas in the McCready's Creek, Goosepond Creek and Pioneer River and Southern Streams precincts,



Desired Environmental Outcomes and Compliance which are most easily and economically serviced, providing that the interface with agricultural and other incompatible land uses can be managed appropriately and effectively and the landscape and heritage values of the City are not diminished.

Complies () The proposed development is not considered to be out of sequence development.

(vi) in addition, urban growth is located to: (A) reduce travel-to-work demands and achieve increased transport network efficiency; and (B) maintain transport corridors, including possible future corridors, free of constraining incompatible uses (eg noise sensitive) wherever possible and practical.

Complies () The proposed development is considered to constitute the “Fringe of Urban” type of development, whereby larger scale developments are located on the outskirts of Mackay and beyond and support FIFI, DIDO, and BIBO models of workforces.

(vii) urban development incorporates ecological sustainability principles including efficient design and the efficient use of water:

Complies () The proposed development will incorporate Water Sensitive Urban Design and ecological sustainability principles, including the efficient use of water.

(viii) the interface between urban areas and other areas is managed to avoid land use conflicts and maintain a high level of amenity for the City.

Complies () The proposed development is considered to provide an acceptable interface between urban and rural areas. The allotment shape is irregular in nature, with an existing residential allotment being bounded by the subject sites on all boundary edges, excluding frontage to Meadowlands Road. The subject site to the most eastern boundary fronts an existing north – south railway line. Agricultural purposes have historically been optimal for the site, however with increasing population and housing demand in the Mackay region, the subject site is considered highly optimal for fringe urban development. There are no existing permanent structures located on the subject site, and furthermore, the site has high accessibility to development road networks and existing services, including the Peak Downs Highway.

(ix) villages continue to provide a specific lifestyle option to residents of the City, supported by community facilities and small-scale tourism and convenience services. Major industries coexist with these services in specific village locations9.

Not applicable in this instance. (x) off-shore Islands provide a lifestyle option with limited opportunity for residential development. Tourism development subservient to the natural landscape and does not adversely affect the sensitive coastal environment is encouraged on the islands within established resort areas.

Not applicable in this instance.



7.2 Mackay Hinterland Locality Code The planning scheme states that an application for Material Change of Use requiring Impact Assessment requires compliance with / assessment against the Rural Zone Code.

7.2.1 Overall Outcomes for the Mackay Hinterland Locality Code The overall outcomes for the Mackay Hinterland Locality

a) urban development occurs on land included within an urban zone (e.g. Urban Residential, Urban Expansion, Commercial, Industry (Low Impact) and possibly Public Purposes if in an urban setting), in preference to land included in non-urban zones, and is serviced with the full range of development infrastructure in accordance with a priority infrastructure plan1. The preferred sequence for urban residential development consists of: i) in sequence areas2, land included in the Urban Residential zone , Urban Expansion zone or Higher

Density Residential zone; and ii) out of sequence areas3, land included in a non-urban zone.

Although the site is located within the Rural Zone, the proposed Worker’s Accommodation is considered to be an appropriate development of the site. Due to the historical fragmentation of the subject site, the agricultural productivity of the land has been compromised. The Worker’s Accommodation will be capable of being appropriately serviced. b) out of sequence urban residential growth occurs only when:

i) there is insufficient comparable land within the City to meet the needs of the City’s population growth, based on historical growth rates over the preceding five (5) years and on forecast growth rates over the next five (5) years;

ii) the land is physically suited for urban residential purposes and can be serviced with development infrastructure economically and efficiently;

iii) development of out of sequence land will not result in an unsustainable demand for development infrastructure, community facilities and services; and

iv) development of the land will not diminish the amenity, biodiversity, habitat, landscape or heritage character values of the City.

Although the site is located within the Rural Zone, the proposed Worker’s Accommodation is considered to be an appropriate development of the site. Due to the historical fragmentation of the subject site, the agricultural productivity of the land has been compromised and therefore the site is more suited for urban residential purposes. The Worker’s Accommodation will be capable of being appropriately serviced. The subject site is not located in an area containing significant natural features, ecological or cultural concern. It is considered that the proposal will not impact on the City for present and future generations. c) urban development, particularly for residential purposes, is limited to land unconstrained by excessive

slope, inundation by flooding, high risk of land slip or bushfire hazard, proximity to major infrastructure and high impact activity areas including major transport routes and infrastructure.

The subject site is located within the flood overlay, however the proposal is capable of achieving flood immunity. The subject site is not at risk of bushfire, erosion or land slippage. The amenity of the development will not be impacted by major infrastructure or high impact activity areas such as major transport routes and infrastructure. d) new commercial uses are located in the Commercial zone or the Village zone in accordance with the

overall outcomes of those zones and the network of centres referred to in the Desired Environmental Outcomes and illustrated as information on the Information Map – Network of Centres.

The proposal is for a Worker’s Accommodation and is not a commercial uses. e) Industrial land is:

i) reserved for industrial uses, in preference to non industrial uses such as retailing particularly large scale retailing, residential and community uses;

ii) Buffered with landscaped areas of a suitable width, from incompatible activities, such as residential, commercial and community facilities; and

iii) Industrial uses which are relatively small scale and have low impact are located within the Industry (Low Impact) zone whilst those industrial uses which are larger in terms of site requirements, infrastructure requirements or impact, are situated in the Industry (High Impact) zone.



The overall outcomes for the Mackay Hinterland Locality

The proposal is not located on industrial land and does not propose an Industrial use.

f) rural residential development only occurs on land included within the Rural Residential Zone.

The proposal is for Worker’s Accommodation and not rural residential development. Although the site is located within the Rural Zone, the proposed Worker’s Accommodation is considered to be an appropriate development of the site. Due to the historical fragmentation of the subject site, the agricultural productivity of the land has been compromised and therefore the site is more suited for urban residential purposes.

g) economically sustainable rural activities are located in the most cost efficient manner, with the necessary infrastructure capacity to meet existing and likely future needs and are located to be accessible to the urban area of Mackay and the Port of Mackay.

The proposal is for Worker’s Accommodation and not for a rural activity. Although the site is located within the Rural Zone, the proposed Worker’s Accommodation is considered to be an appropriate development of the site. Due to the historical fragmentation of the subject site, the agricultural productivity of the land has been compromised and therefore the site is more suited for urban residential purposes. The proposal will provide for the shortage of accommodation currently being experienced in the Mackay locality, and will contribute to the economic vitality of Mackay.

h) rural areas, particularly areas of good quality agricultural land identified in the Reliance Creek precinct, the O’Connell River & Northern Streams precinct and the Pioneer River & Southern Streams precinct, are protected from the constraining effects of encroaching incompatible (such as urban or rural residential development) or sensitive land uses.

Although the site is located within the Rural Zone, the proposed Worker’s Accommodation is considered to be an appropriate development of the site. Due to the historical fragmentation of the subject site, the agricultural productivity of the land has been compromised and therefore the site is more suited for urban residential purposes. The proposal will provide for the shortage of accommodation currently being experienced in the Mackay locality, and will contribute to the economic growth of Mackay.

i) non-rural activities in rural areas do not adversely affect the operation of rural uses.

The proposal will not adversely affect the operation of rural uses. Although the site is located within the Rural Zone, the proposed Worker’s Accommodation is considered to be an appropriate development of the site. Due to the historical fragmentation of the subject site, the agricultural productivity of the land has been compromised and therefore the site is more suited for urban residential purposes.

j) existing infrastructure supporting agricultural activities, such as cane tramways and sugar mills is protected from the constraining effects of encroaching incompatible development.

The proposal will not encroach upon agricultural infrastructure such as cane tramways and sugar mills.

k) development of land for residential, rural residential or village activities is avoided or mitigated when situated along cane tramlines, haul out roads and other related cane support infrastructure so as to protect the operational needs of such infrastructure.

The proposal will not encroach upon agricultural infrastructure such as cane tramways, haul out roads and other cane support infrastructure. The proposal will not jeopardise the agricultural operations of the surrounding area.

l) the use and development of rural land includes management based on sustainable practices.

Although the site is located within the Rural Zone, the proposed Worker’s Accommodation is considered to be an appropriate development of the site. Due to the historical fragmentation of the subject site, the agricultural productivity of the land has been compromised and therefore the site is more suited for urban residential purposes. The Worker’s Accommodation utilises sustainable practices to minimise impacts on the land.

m) land adjacent to designated industrial areas in the adjacent Mackay Hinterland Locality is protected from the potentially adverse effects of industrial use through design and siting measures and on-site



The overall outcomes for the Mackay Hinterland Locality environmental management

The site is not located adjacent to land designated for industrial areas. n) the use and development of Strategic Airport Land 4 is not adversely affected by land uses in the

Hinterland Locality. The site is not in Strategic Airport Land. o) development of land adjacent to and within the possible future port access freight corridor does not

close off options for the establishment of a port access freight corridor linking the industrial areas of the City with the Mackay seaport.

The land is not adjacent to or within the possible future port access freight corridor. p) land uses fronting the Bruce Highway or the Peak Downs Highway do not adversely affect the

operational efficiency of the Highway. The site does not front either the Bruce or Peak Downs Highway. q) lots fronting the Bruce Highway, the Peak Downs Highway, or the North Coast Railway corridor, include

adequate buffering, acoustic screening or building design responses to mitigate the acoustic impacts of highway or railway operations.

The site does not front the Bruce or Peak Downs Highway. While it does front the North Coast Railway Corridor, a significant buffer has been provided to the rail corridor, which will ensure there are no impacts on the rail corridor itself and conversely on the resident population of the accommodation facility. r) the operational needs of rail infrastructure are protected and the potential impacts respected. The proposal will not have any impacts on the operational needs of the adjoining rail line. A significant buffer has been provided to the rail corridor, which will ensure there are no impacts on the rail corridor itself and conversely on the resident population of the accommodation facility. s) accessibility to major community facilities is maintained and enhanced to optimise their value to the

community. The residents of the workers accommodation facility will be provided with access to all necessary communications facilities. t) new development in the Locality is:

i) in keeping with the role and function of the road network in terms of its scale and intensity; ii) in step generally with the planned development of major road transport infrastructure; iii) for intense forms of activity such as centres or major industries, situated at key locations within the

road transport network; iv) accessible to public transport or accessible to convenient and effective linkages with public

transport; and v) generally in keeping with the planning principles of the Mackay Area Integrated Transport Plan

and Shaping Up - A Guide to the Better Practice and integration of Transport, Land Use and Urban Design Techniques

The new development is generally in keeping with the surrounding road networks, and has convenient access to higher order roads. The site is also within walking distance of a train station, thus providing convenient access to public transport facilities. u) tourist developments are encouraged in the Hinterland Locality, generally on land included in the

Special Activities (Tourism) Zone and where the form, scale and intensity of tourism development accords with the setting of the site and surrounding area.

The proposal is not for a tourist development, and the site is not located within Special Activities (Tourism) Zone. v) open space areas are protected from the adverse effects of development. The proposal will not have any impacts on open space areas, and the site itself is not considered to form part of an open space network. w) areas of biodiversity and habitat value in the Locality are protected from the impacts of inappropriate

development; and The area is not considered to be in an area of habitat or biodiversity value. x) extractive resources (particularly those classified as Key Resource Areas) and associated haul routes

are protected from encroachment and incompatible development. The site is not located in an extractive resource area or an associated haulage route.



7.2.2 Specific Outcome, Probable & Acceptable Solutions

Specific Outcomes Acceptable / Probable Solutions Assessable Development P1 Commercial development occurs on land included in the Commercial zone and does not detract from the network of centres referred to in the planning scheme.

S1 No solution specified.

S1 Not Applicable – Not commercial development. P2 Tourist developments in the Hinterland locality: (i) protect the coast and coastal waters, and the Clarke Range system; (ii) achieve a level of visitation within the capacity of the site to accept the consequential changes without detriment to the environmental or recreational quality of the setting including landscape character; (iii) avoid remote locations which create a need for a large workforce to commute to a remote location or require a large resident or live-in workforce; (iv) exhibit a number of the following characteristics: (a) proximity to infrastructure and services adequate to meet the day-to-day needs of the tourist population likely to be generated by development on the site; (b) proximity to a natural attraction without the potential for adverse effects upon the attributes or values which give rise to the attractiveness of the site; (c) an area of land sufficient to contain fully the extent of the proposed development and the potential impacts likely to flow from it; and (d) located on land suitable in its physical characteristics to accommodate the form, scale and intensity of development proposed without imposing unnecessary or unacceptable impacts upon the surrounding area, including: (A) clearing of extensive areas of natural vegetation or marine plants .


S4 – Not Applicable – The proposal is not for a tourist development. P3 Land uses establishing adjacent to industrial areas and key extractive resources areas which are incompatible with those areas include a buffer which mitigates any adverse impacts from the industrial use on the new use.


S3 – Not Applicable – The land is not adjacent to industrial or extractive industry areas P4 Rail infrastructure corridors are protected from the constraining effects of proximate, sensitive land uses by establishment of buffers, acoustic screens or other forms of physical separation. Where development occurs in close proximity to a rail corridor, mitigation measures in the design and siting of buildings and recreation space are provided.




S4 – Complies – Although located next to a rail corridor, the proposal has used appropriate buffering to ensure there will not be any significant noise impacts. An Acoustic report to be provided to Council under separate cover will further provide noise mitigation measures. P5 The establishment of activities within the rail corridor, including rail freight yards, stations and shunting yards, has regard for the environmental impacts upon adjacent and adjoining properties.


S5 – The proposal is not located within the rail corridor. P6 The network of cane tramways is protected from the effects of incompatible development. New estate development for urban residential, rural residential or village purposes is planned to minimise the potential for tramway traffic to conflict with vehicular, bicycle or pedestrian traffic through a combination of careful design and maintenance of adequate buffers or separations.


S6 – Complies – Appropriate levels of buffering have been applied to ensure there will not be any impacts on the railway. P7 New development on land in the Rural Residential and Village zones, adopts or creates new traffic and transport systems which: (i) are based on the hierarchy of roads; (ii) are appropriate to the transport and traffic tasks required by the proposed development, having regard to its scale, intensity and character; (iii) are linked efficiently and safely with the existing road network; (iv) promote the safe movement of traffic, cyclists and pedestrians throughout the development area; and (v) minimise the potential for through traffic and local traffic conflicts and for industrial and non-industrial traffic conflicts.


S7 – Complies – The proposed workers accommodation facility will integrate within the existing road network. P8 Land uses on sites adjacent to the Bruce Highway have limited direct access to the highway in accordance with the requirements and specifications of the Department of Main Roads.


S8 – Not Applicable – the land is not adjacent to the Bruce Highway P9 Open space areas are protected from potential impacts of development through: (i) limiting development within open space areas to low impact activities, facilities and works that maintain the values of the area; (ii) locating development on adjoining land in parts of the site less likely to have adverse effects; (iii) providing buffers to open space areas of sufficient width to mitigate any adverse effects; and (iv) adopting impact mitigation and management measures for development likely to cause adverse effects.


S9 – Complies – The proposal will not have any impacts on the open space networks of the area.



7.3 Development Codes The proposal triggers assessment against the following development codes contained within the Mackay City Planning Scheme 2006 document:

• Multiple Dwellings Accommodation Units and Dual Occupancy Code –

addressed by DTS Group QLD • Tourist Accommodation Resort Code – addressed by DTS Group QLD • Environmental and Infrastructure Code – addressed by DTS Group QLD

7.3.1 Multiple Dwellings Accommodation Units and Dual Occupancy Code

Specific Outcomes Probable Solutions

Land Suitability

P1 Multiple dwellings, accommodation units and dual occupancies are: (i) physically suited to or able to make provision for pedestrian movement within the site; (ii) well drained; (iii) not subject to any sources of unacceptable odour, noise or other pollution; and (iv) oriented to cooling summer breezes.

S1.1 The site has a slope of less than 15%. S1.2 Buildings and open space areas are oriented to the north and east. S1.3 The premises does not adjoin (or is buffered from) heavily trafficked roads, railways or industrial areas.

S1.1 Complies – The site has a slope of less than 15%. S1.2 Complies – There is a mix of north-south & east west by virtue of the shape of the allotment. As the buildings are all single storey they are sufficient to take advantage of micro-climatic benefits. S1.3 Performance Solution – The site does not adjoin a heavily trafficked road, but it does however adjoin a railway corridor. An acoustic assessment will be forwarded to Council under separate cover to this application. P2 The premises are accessible to or served by: (i) emergency services; (ii) local and district community, recreation, and commercial facilities; and (iii) the transport network.

S2 The premises are within 400m walking distance of shops, open space and public transport routes.

S2 Not Applicable – Although not being within 400m of a public transport route, this is not considered relevant for a workers accommodation facility.

P3 For Accommodation Units and Multiple Dwelling Units, the premises have vehicle access from a street other than from an Access Place or Access Street. For Dual Occupancy, the premises have direct access to a formed road, except where an arterial, sub-arterial, or major collector road.


S3 Complies – the premises have vehicular access from a street other than an Access Place or Access Street. Building Density P1.1 Multiple Dwelling Units, Accommodation Units or Dual Occupancy have the following maximum densities, unless otherwise provided in the relevant Locality Code: (i) where in the Rural Residential Zone, 2 dwelling units per hectare; and (ii) where in the Urban Residential Zone: • 1 dwelling unit per 400m2 for Dual




Occupancy and Multiple Dwelling Units; and • 1 rooming unit per 300m2 for

Accommodation units; and (iii) Where in the Higher Density Residential Zone ; • 1 dwelling unit per 200m² for Dual

Occupancy and Multiple Dwelling Units; and • 1.5 Rooming Units per 200m² for

Accommodation Units (iv) Where in the Rural Zone one dwelling unit per 100 ha of site area; (v) Where in the Village Zone one dwelling unit per 1000m2 of site area; and (vi) where in any other zone, densities are in keeping with development in the locality such that the streetscape, character and residential amenity is maintained. P1.2 The Multiple Dwelling Units, Accommodation Unit or Dual Occupancy have a site coverage not exceeding those limits set in the following Table 9-15.1, unless otherwise provided in the relevant Locality Code. Height of building

Urban Residential Zone and Higher Density Residential Zone

Any other zone (unless otherwise specified in the relevant zone code)

1 Storey 50% 50%

2 Storeys 40% 40%

3 Storeys 30% 30%

>3 Storeys 30% 30%

For Example: A 3 storey building has a maximum site coverage of 30% at natural ground level. S1 – Not Applicable - The above density rates are not considered applicable to a workers accommodation facility. Plot Ratio P2 Multiple Dwelling Units, Accommodation Units and Dual Occupancy have a plot ratio in keeping with development in the locality such that the streetscape, character

S2 Multiple Dwelling Units, Accommodation Units or Dual Occupancy have the following maximum plot ratios unless otherwise provided in the relevant Locality Code: (i) where in the Urban Residential or Village Zones: (a) 0.5:1; or (b) 0.6:1 where the premises is located within 200m of public open space or a designated shopping centre; and (ii) where in the Higher Density Residential Zone 0.8:1; and (iii) where in any other zone, No solution specified.

S2 – Not Applicable - The above plot ratios are not considered relevant for a workers accommodation facility. Site Dimensions and Layout Site Dimensions



P1 The size of the site permits efficient operation of the use.

S1 The site has: (i) an area of 800m2 or more; and (ii) a minimum frontage of 20m.

S1 – Complies – The site is 89,530m² with a frontage of well in excess of 200m. Layout P2 The layout of the premises connects into the neighbourhood through: (i) pedestrian, cycle and vehicle access; (ii) visual links to views or features of significance; (iii) buildings facing street and public open spaces; and (iv) building, streetscape and landscape design relating to the surrounding neighbourhood character.


S3 – Complies – The internal layout has been designed around best practice neighbourhood design principles.

P3 The layout of the premises: (i) provides useable open space conveniently accessible to residents and which is capable of being efficiently maintained; and (ii) takes account of attractive neighbouring premises and streetscape.


S3 – Complies – The proposal provides sufficient levels of open space and landscaping to provide an attractive environment both internally and externally from the site.

P4 Internal vehicle access and layout is provided to: (i) discourage speeding; (ii) provide safe, convenient and all-weather access and parking. and (iii) all vehicles are able to leave the site in a forward gear. 12 Note: Leaving the site in a forward gear means no more than a 3-point turn based on a B99(van) vehicle.

S4 Car parking and access are provided in accordance with Schedule 2.

S4 – Performance Solution – Car Parking and access are provided in the site, with all vehicles able to enter and exit the site in a forward motion. Although the car parking rates are not compliant with Schedule 2, they are considered sufficient for workers accommodation.

P5 Footpath layout : (i) provides safe, direct and gentle gradient footpaths provided within and adjacent to the premises; and (ii) discourages use of the premises as a pedestrian through-route for non-residents and provides privacy to interior spaces from all passers by.


S5 – Complies – the internal footpath network will not encourage the use of the site as a through-route.

P6 Buildings are sited to provide a clearly delineated transition space from public territory to the front doors of dwelling units.

S6.1 Building are designed and orientated so that the front entrance of each dwelling unit is easily found. S6.2 Dwelling units face towards public places to facilitate casual surveillance.



S6.1 – Complies – The internal layout ensure that each unit will be easily found. S6.2 – Complies – Dwelling units face all external boundaries. Building Design

Building Appearance P1 The building height is compatible with the height of adjacent buildings such that the streetscape character is maintained.

S1.1 Dual Occupancies have a maximum building height of 8.5m. S1.2 Accommodation Units and Multiple Dwelling Units have a maximum building height of 12m (to apex) to allow up to 3 storey development and additional height to accommodate pitched roofs, unless otherwise provided in the relevant Locality Code.

S1.1 – Not Applicable S1.2 – Complies – all buildings are single storey and will not exceed 12m in height. P2 Buildings are designed to take into account features that determine the character and streetscape. (Dominant external design features such as roof pitch, materials, colour, setback, tree cover, garages, driveways and front fences complement the character of the area).


S2 – Complies – The single storey buildings and setbacks are considered appropriate for the area.

P3 Building design, detailing and finish adds visual interest and differentiation between residential buildings when viewed from the street.

S3.1 Buildings have a maximum unarticulated length of 15m to the principal frontage. S3.2 Building wall lengths in excess of 15m are articulated by bay windows, verandahs, balconies or wall offsets (minimum 1m depth). S3.3 Buildings are detailed or articulated to enable individual dwelling units to be identified from streets and communal areas. S3.4 Carports and garages are compatible with the design of the development and do not dominate the streetscape. S3.5 The maximum width of a garage or carport opening that faces the street is 6m or 50% of the frontage width, whichever is the lesser amount.

S3.1 – Performance Solution – Although some buildings are greater than 15m in length, as they are only single storey they will not dominate the street. S3.2 – Performance Solution- as the buildings are only single storey they will not dominate the street, and as such do not require articulation levels. S3.3 Not Applicable – for workers accommodation units. S3.4 – S3.5 – Not applicable communal parking areas are provided as per standard workers accommodation layouts. Adaptable Housing P4 Premises are designed to meet the needs of disabled persons by incorporating adaptable housing design measures.

S4.1 Where the premises is for the exclusive use of the aged or disabled persons, a minimum of one dwelling unit for every two units are designed and constructed in accordance with Australian Standard 4299 – 1995. S4.2 Otherwise, a minimum of one dwelling unit for every 10 units on the premises are designed and constructed in accordance with Australian Standard 4299 – 1995.



S4.1 – S4.2 Not Applicable – The proposal is for workers accommodation, and are not required to be constructed for persons with disabilities or aged persons.

Building Setbacks Frontage Setbacks

P1 Buildings are set back from the road frontage to ensure: (i) Allowance is made for efficient use of the site; (ii) Landscaping is able to be provided at the front of the site; (iii) Pedestrians do not feel the building is overbearing; (iv) Residents are provided with an adequate sense of visual and acoustic privacy; and (v) Some visitor car parking is able to be provided at an easily visible location at the front of the site; and (vi) the building is integrated into the existing or proposed streetscape.

S1 Unless otherwise provided in the relevant Locality Code, buildings have a minimum setback from the road frontage in accordance with the following Table 9-15.2.

Residential Building

Carport / Garage

Access Place / Street 4.5m 6.0m

Collector 4.5m 6.0m

Sub-Arterial 10.0m 10.0m

Arterial 10.0m 10.0m

Note: The minimum setbacks for a corner lot are the same for each road frontage as stated above

S1 – Complies – All buildings are setback greater than 4.5m

P2 Buildings are set back to provide: (i) for efficient use of the site; (ii) landscaping at the front of the premises; (iii) residents with an adequate privacy; (iv) some visitor carparking at a visible location; and (v) integration with the streetscape.

S2.1 Garages and carports are setback a minimum distance of 6m to the frontage boundary. S2.2 The following may encroach within the setback area: (i) pergolas, screens or sunblinds, light fittings, meters, aerials; or (ii) landings, steps or ramps not more than 1m in height.

S2.1 – S2.2 Not Applicable – There are no encroachments into the setbacks.

Side and Rear Setbacks

P3 All dwelling units are set back from side and rear boundaries of the site to ensure: (i) the building is integrated with existing development; and (ii) residents are provided with adequate privacy.

S3.1 Unless otherwise specified in the relevant Locality Code, buildings with walls up to 4.5m in height have a minimum side and rear boundary setback of 1.5m. S3.2 Buildings with walls greater than 4.5m in height have a minimum side and rear boundary setback of 2.0m plus 0.5m for every 3m of height over 7.5m. S3.3 Walls are built to side boundaries only where: (i) the maximum wall height is 3.5m unless matching an existing or simultaneously constructed wall; (ii) the maximum wall length to an abutting property boundary matches an existing boundary wall; (iii) the maximum wall length to any abutting property boundary where there is no existing boundary wall on the abutting property being no more than 50% of the length of that boundary, or 12m, whichever is the lesser distance. (iv) a wall is: setback a minimum of 750mm from the side or rear boundary; or where less than 750mm to the boundary, maintenance free.



S3.1 – S3.3 Complies – All setbacks are greater than 4m.

Landscaping P1 Landscaping is in keeping with the scale and intensity of the development and integrated with the streetscape to achieve a high standard of amenity.

S1 Multiple dwellings, dual occupancies and accommodation buildings, provide landscaping on all road frontages that includes semi-mature endemic native species spaced at 5m intervals.

S1 – Complies – All road frontages contain landscaping.

Fences and Walls P1 Front fences and walls: (i) enable surveillance; (ii) highlight entrances to the street; and (iii) provide visual interest to and are compatible with the streetscape.

S1.1 Front fences and walls have a maximum height of: (i) 1.2m high if of solid appearance; and (ii) 1.8m high if the fence has openings of at least 50% transparent. S1.2 Solid front fences and walls to 1.8m high are provided where the main private open space is in front of the dwelling unit, fronting other than an Access Place or Access Street, and with length limited to 75% of the frontage. S1.3 Fences do not exceed 10m in length without articulation or detailing to provide visual interest.

S1.1 – S1.3 – Not Applicable – No fences are proposed at this stage. The above requirements can be appropriately conditioned if necessary.

Communal and Private Open Space P1 For dwelling units, communal open space and any associated facilities are provided, unless otherwise specified in the relevant Locality Code, to suit: (i) the overall residential density; (ii) the type of activity; (iii) maintenance requirements; (iv) the privacy of nearby dwelling units; and (v) informal surveillance and security needs.

S1.1 Communal open space, unless otherwise specified in the relevant Locality Code, comprises: (i) 11m2 per habitable room or 30% of the site area (whichever is greater); and (ii) at least 50% in one principal location with a maximum depth to width ratio of 2:1. S1.2 The principal communal open space area is exclusive of areas used for roadways or parking areas.

S1.1 – Complies – the communal open space areas and landscaping comprise greater than 30% of the sit.

P2 Private open space is provided for each dwelling unit.

S2.1 Unless otherwise specified in the relevant Locality Code, at-ground private open space provided for each dwelling unit, comprises a minimum total area of 35m2, where: (i) the minimum dimension is 2m; (ii) one part of the private open space is the principal area having: a minimum area of 16m2; a minimum dimension of 4m; the slope is not greater than 1 in 20 (5%); is directly accessible from a living room of the dwelling; screening is provided, to ensure privacy to the users of the open space; and orientation is between 30 degrees east or west of due north.



S2.2 Unless otherwise specified in the relevant Locality Code, above ground private open space provided for each dwelling unit has: (i) a balcony with a minimum area of 8m2; (ii) a minimum dimension of 2.5m; and (iii) direct access from

S2.1 – S2.2 - Not Applicable – the above requirements are not relevant for workers accommodation.

Security and Safety P1 Private and communal open space is clearly differentiated and physically defined to delineate territory and ownership.


S1 – Not Applicable – As no private open space is proposed, there are no delineation issues.

P2 Buildings are designed to overlook public and communal streets and other public areas to maximise casual surveillance.


S2 – Complies – All buildings overlook public areas and internal roads.

P3 Lighting is provided to all pedestrian paths between public and shared areas, parking areas and building entries.


S3 – Lighting will be provided to all internal areas in accordance with the Australian Standards.

P4 Pedestrian site access and carparking is clearly defined, appropriately lit, visible to others and provides direct access to buildings from areas likely to be used at night.


S4 – Lighting will be provided to all internal areas in accordance with the Australian Standards.

Privacy P1 Direct overlooking of main internal living areas of other dwelling units or rooming units is minimised by building layout, location and design of windows and balconies, screening devices and landscaping.14


S1 – Not Applicable – this does not apply to workers accommodation style developments.

P2 Buildings, parking areas, and open spaces are designed and orientated to protect internal living and sleeping areas from unacceptable noise.16


S2 – Complies – all internal living areas will be provided with appropriate noise mitigation measures. An acoustic report will set out these measures, which will be forwarded to Council under separate cover.

Daylight and Ventilation

P1 Habitable rooms and open space receive adequate daylight


S1 – Complies - Being single storey, all units will be capable of achieving adequate levels of sunlight and breeze.

P2 Buildings are sited and designed: (i) to maximise use of cooling breezes; and (ii) to have windows located, sized and shaded to facilitate cooling.


S2 – Complies – All buildings have sufficiently sized windows to provide for cooling breezes.

Shadows



7.3.1 Tourist Accommodation Resort Code


Access and Parking

P1 Tourist accommodation resorts provide for the integration of internal and external access to achieve a safe, convenient, comfortable and attractive environment for pedestrian and cyclists both between different use areas and with the adjoining land use areas.


Complies () The Workers accommodation village is located on the fringe of Mackay, The size, location and relationship with nearby land uses provides the necessary integration of access and parking that is safe and convenient. The layout clearly defines the access points, internal road layouts, defined car parking areas. P2 Tourist accommodation resorts are designed, constructed and operated to promote safety of all users, with particular attention to landscaping design, building location, lighting, pedestrian movement and car parking.


Complies ()

P1 Unless the premises are located in the City Centre Locality, buildings taller than two storeys are sited and designed to ensure shadows are not cast over outdoor living areas, whether or not on the same parcel of land, for long periods of time each day.

S1 All ground level private open space areas on the premises are capable of receiving sunlight for a minimum of 4 hours on 21 June.

S1 – Not Applicable – No ground level private open space areas are proposed.

Service Facilities P1 Garbage bin areas, clothes drying areas, mail

boxes and external storage facilities are: (i) of useable size; (ii) suitably located for convenient use; and (iii) designed to be screened.

S1.1 Individual mail boxes are located conveniently to each ground floor dwelling unit entry, or contained in a mail box structure located close to the major pedestrian entrance to the premises.

S1.2 Garbage bin storage areas are located for convenient use and collection and screened from public view.

S1.3 Open air clothes drying facilities are accessible, have sunlight and air circulation, and are visually screened from the street. S1.4 A secure space of 6m3 per dwelling unit is set aside exclusively for storage. (This space may form part of a carport or garage).

S1.1 – Not Applicable - Individual mail boxes are not required for workers accommodation S1.2 – Complies – Garbage Bin stores will be screened from public view. S1.3 – Complies – Open Air clothes drying facilities will be provided in the communal areas. S1.4 – Not Applicable – Storage is not required for workers accommodation units. P2 No more than 12 individual garbage bins (including recycling bins) for each complex.

S2 Complexes exceeding 6 units in total, provide industrial bins in lieu of individual bins.

S2 – Complies – Industrial bins will be provided on site.




he Workers accommodation layout is designed, constructed and operated to promote safety of all users. The layout lends itself to be appropriately designed to integrate all users and cars.

P3 Tourist accommodation resorts are located adjoining and with direct access to a sub-arterial or major collector road and make provision for safe and convenient vehicle access which: (i) maintains the efficiency of the adjoining road network; and (ii) minimises adverse impacts on the surrounding area.


Performance Solution The Workers accommodation site is located on the corner of Meadowlands Road and Landsdowne Road. Despite the site not being adjoining and with direct access to a sub-arterial route the area has seen significant upgrades in the area. This road network has recently been upgraded and the Peak Downs Highway and Horse and Jockey Road intersection will be signalised in the near future, allowing quicker access to the western mining communities and also to the Mackay Airport, which is within 4km of the subject site. Unlike tourist parks, which are tourist destination points this accommodation is located appropriately and although not on an arterial route, is within close proximity to one.

P4 Tourist accommodation resorts provide car parking suitable for the intended use(s) on the premises whilst considering: (i) the ability for shared usage of car parking areas; and (ii) the desire to avoid large expanses of car parking areas which detract from the attractiveness of the locality.


Complies () The proposal incorporates approximately 281 car parking spaces the main section and an additional 130 spaces as over flow within the rail buffer. In total approximately 410 spaces can be provided on-site. Due to the size of the site and the internal configuration, there is an area of a defined car parking area and subsequent overflow. The area is ideally located within the centre of the village and does not detract from the locality. Landscape treatments and trees are located within the car park to improve the amenity of the car park area.

Integration of Activities P5 Tourist accommodation resorts involving the provision of any retail or commercial uses are designed, constructed and operated to integrate those uses with any adjoining retail and commercial areas.


Complies () This proposal does not include any retail or commercial uses. There are ancillary facilities to the accommodation only.

Residential Amenity P7 Those uses likely to generate the greatest impacts in terms of traffic and noise, including: (i) Hotel; (ii) Catering shop; (iii) Indoor entertainment;





(iv) Public car parks; (v) are sited away from residential areas.

Complies () This proposal sees the traffic and noise generating activities located towards the middle of the site and the accommodation units located on the outer areas.

Residential Densities

P8 The residential density of the residential component of a Tourist accommodation resort is in keeping with the character of residential land use in the locality or as otherwise intended in the relevant Locality Plan.

S8 The combined density of the residential component including all dwelling units and rooming units, is up to a maximum of one dwelling unit per 200m2 of site area provided that the maximum density is achieved only where the built form (height and bulk) of the development, is complementary to the landscape character of the locality.

Performance Solution The combined density of the residential component is approximately one dwelling unit per 100m2. This is deemed to be appropriate as is achieved in delivering accommodation that is needed for the construction and mining industry and not specifically catered to the tourism industry. The site has a total gross floor area of approximately 23600m², which equates to approximately 26.3% of the site. The site coverage of the proposal includes the building footprints and covered walkways. Open Space Areas P9 Communal open space areas are provided to: (i) meet the needs of guests; and (ii) create an attractive and pleasant environment having regard to landscape character and the micro- climate of the premises.

S9.1 Communal open space areas are provided comprising: (i) 11m2 per habitable room (bedroom, lounge, sleep-out, etc.); and (ii) at least 50% of the landscaped area is in one principal location with a maximum depth to width ratio of 2:1. S9.2 At-ground private open space is provided for each dwelling unit or rooming unit comprising a total minimum area of 35m2, where: (i) the minimum dimension is 2m; (ii) one part of the private open space is the principal area having: (a) a minimum area of 16m2 ; (b) a minimum dimension of 4m; (iii) the slope is not greater than 1 in 20 (5%); (iv) is directly accessible from a living room of the dwelling unit or rooming unit; (v) screening is provided, to ensure privacy to the users of the open space; and (vi) orientation is between 30º east or west of due north. S9.3 Above ground private open space is provided for each dwelling unit or rooming unit has: (i) a balcony having a minimum area of 8m2 ; (ii) a minimum dimension of 2.5m; and




(iii) direct access from a main living room of the dwelling unit or rooming unit.

Performance Solution The proposal includes a variation of unit styles, including Workers Cabins and RV Sites. Typical Unit layout for Workers Cabins is studio style, containing a private ensuite and patio, covering an approximate gross floor area of 15m² - 22m². Naturally there will be variations to the configurations to meet the market. The common facilities, consisting of the recreation/mess, pool, gym/residence lounge, beach volleyball / tennis courts, day beds and the like will also be provided on-site to cater to the workers needs. Overall the overall guests needs are deemed to be have been satisfied despite not necessarily having achieved the minimum areas to each individual cabin. Landscaping occupies in the vicinity of 12,000 - 18,000m² of the site area and provides buffers to facilitate an appropriate outcome.

7.3.2 Environmental and Infrastructure Code

An infrastructure assessment, stormwater management plan, landscape plan and traffic assessment will be provided under separate cover to this application. These reports will separately deal with the relevant issues outlined in the Environmental & Infrastructure Code, and should be taken to be the applicants response to these issues.



8 Conclusion

This assessment report has identified and analysed the relevant planning issues of this proposed development, which requires a Development Permit for Material Change of Use requiring Impact Assessment for Workers Accommodation (950 units). The conclusions, which can be drawn from this assessment report, are as follows;

• The development application has been made in accordance with the requirements for development under the Sustainable Planning Act 2009.

• The proposal demonstrates that the development will not compromise the achievement

of the Overall Outcomes identified for development within the Rural Zone.

• The proposal has been designed to provide a level of compliance with the Specific Outcomes & Probable Solutions of the Rural Zone Code.

• The proposal generally complies with the Acceptable Solutions of the Caravan Park & Workers Accommodation Code, and where there are areas of non-compliance, appropriate Performance Solution have been implemented.

• The proposal has demonstrated significant levels of compliance against all applicable engineering related issues, as demonstrated in the attached engineering documents.

• The ground survey of the site by ecologists has determined that the vegetation that is required to be removed has little or no ecological value. There is no significant or endangered fauna on the site.

This Assessment Report supports the development application and is recommended to Council, as the Assessment Manager, for approval subject to reasonable and relevant conditions.



9 Photos

Photo 1.

Photo 2.



Photo 3.

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Photo 5.

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Photo 7.



APPENDIX A

Architectural & Site Plans

October, 2011 – DTS Group QLD – Town Planning Assessment


APPENDIX B

Servicing Assessment

October, 2011 – DTS Group QLD – Town Planning Assessment


Smart eDA (http://www.smarteda.qld.gov.au) Page of 1 1 December 19, 2011, 11:22 AM

Lot 1 LANSDOWNE RD, RACECOURSE 474013 matters requiring further investigation.

Department of Environment and Resource Management

Department of Transport and Main Roads

Ergon

Smart eDA

Smart eDA ID: 1324263511042

State assessments

Acid Sulfate SoilsAcid Sulfate Soil Administration Boundaries Yes, MACKAYCoastal ManagementErosion Prone Areas Not available. Contact agencyContaminated Land

Contaminated Land Not available. Search DERMRegister

Native VegetationAssessable Vegetation Not available. Contact agencyWaterSub Artesian Water Management Areas Yes, A3-104870Water Resources Plan Boundary Yes, Pioneer ValleyWetlandsMap of referable wetlands YesWild RiversDeclared Wild River High Preservation Area Service down. Check later

Maritime SafetyTidal Work Not available. Contact agencyPublic Passenger TransportAirport Operational Airspace Yes, Mackay AirportRail Safety and EfficiencyExisting Railway Corridor Yes

EasementsErgon High Voltage Cables 132kV Service down. Check laterErgon High Voltage Lines 132kV Service down. Check later

http://www.derm.qld.gov.au/land/ass/index.html

http://www.derm.qld.gov.au/ecoaccess/coastal_development/assessment_of_development_on_coastal_land/erosion_prone_areas.html

https://www.smartservice.qld.gov.au/AQ/selectItem?formID=5



http://www.derm.qld.gov.au/vegetation/index.html

http://www.derm.qld.gov.au/water/declaredareas/declaredsubartesian.html

http://www.derm.qld.gov.au/water/index.html

http://www.derm.qld.gov.au/environmental_management/planning_and_guidelines/environmental_legislation/integrated_planning_act/advice_agency_role_under_ipa_idas/index.html#wetlands

http://www.derm.qld.gov.au/wildrivers/index.html

http://www.msq.qld.gov.au/Waterways/Tidal-works-idas.aspx

http://www.transport.qld.gov.au/Home/About_us/Working_with_us/Integrated_development_assessment_system/

http://www.transport.qld.gov.au/Home/About_us/Working_with_us/Integrated_development_assessment_system/

http://www.ergon.com.au/

http://www.ergon.com.au/

dts group qld – urban planning corner landsdowne road ... · figure 1- street map. source:...

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