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Material Change of Use (House) Building Envelopes
Ridgecrest Drive, Jimboomba
PEET Limited 7080
20 May 2016
Town Planning Report
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Document Control
Title Material Change of Use (House/s)
Address Ridgecrest Drive, Jimboomba
Job Number 7080
Client Economic Development Queensland
Document Issue
Issue Date Prepared By Checked By
Draft 04-05-16 AP NC
Contact
For any queries about this report, please contact Nick Christofis on 07 3251 9430 or email
Disclaimer
This report has been prepared for Economic Development Queensland. Saunders Havill Group cannot
accept responsibility for any use of or reliance upon the contents of this report by any third party.
Reports and/or Plans by Others
Reports and/or plans by others may be included within this Town Planning Report to support the
document.
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Table of Contents
1. Executive Summary 3
2. Key Details 4
2.1. Key Site Details 4
2.2. Key Application Details 4
2.3 Applicant Details 5
2.4. Project Team 5
3. Site Analysis 6
4. Background 8
4.1. Development Application History/previous Use of site 8
5. Development Proposal 9
6. Key Planning Issues 10
7. Legislative Framework 11
7.1. Economic Development Act 2012 11
7.2.2 Zone/Precincts and Sub-Precincts 12
7.2.3 “Overlays” 12
7.2.4 Approved Sub-Precinct Plan 12
8. Conclusion 13
9. Attachments 14
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1. Executive Summary This report is written on behalf of the PEET Limited for the purposes of establishing building envelopes on
approved residential lots at Ridgecrest Drive and Canopyview Court, Jimboomba. These lots were
approved by EDQ and the proposed building envelopes are outside the requirements of the QDC and
Logan City Council requirements and as such gives rise to this application.
By way of background, the original approval of Flagstone Rise Stage 15 was granted by Beaudesert Shire
Council, and the land is now within the Logan City Council local government area. The land is also within
the Flagstone Priority Development Area (PDA). Subsequent amendments have been made to the original
approval with the last change approved by Logan City Council on 6th January 2014. The last sub-stage of
Stage 15 was registered a few weeks ago.
This proposal constitutes a new DA as the proposal is a Material Change of Use for House (Building
Envelopes) rather than any part of a reconfiguration of a Lot.
All essential infrastructure is available to the site.
Having regard to the Greater Flagstone Development Scheme, current market conditions, and other
external influences (e.g. Queensland Development Code and its associated impacts) we are of the view
that the use of each site for a house (as per the proposed building envelopes) is an appropriate use of the
site.
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2. Key Details
2.1. Key Site Details
Address Ridgecrest Drive and Canopyview Court, Jimboomba
RPD Lots 1587, 1588, 1589, 1590, 1591, 1592, 1593, 1594, 2001, 2002, 2003, 2004,
2005, 2006, 2007, 2008, 2009, 2011, 2012, 2013, 2014, 2015, 2016, 2017, 15101,
15105, 15119, 15127, 15128, 15129, 15130, 15131, 15133 on SP 254144
Registered Easements Some lots have an easement at the rear for services
Owner MTAA Superannuation Fund (Flagstone Creek and Spring Mountain Park) Property Pty Limited.
Area Individual lot sizes ranging from 455m² to 1961m²
Urban Development Area Greater Flagstone
Development Scheme Greater Flagstone PDA Development Scheme
Zone Urban Living
Precinct/Sub-Precinct N/A
“Overlays” No identified overlays
Sub-Precinct Plan N/A
2.2. Key Application Details
Description Material Change of Use (Building Envelopes)
Type of Approval Sought Material Change of Use (Development Permit)
Level of Assessment Permissible
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2.3 Applicant Details
Applicant PEET Limited
C/- Saunders Havill Group
Contact Alyssa Peters and Nick Christofis
Saunders Havill Group
9 Thompson Street
BOWEN HILLS Q 4006
Telephone: (07)3251 9444
Facsimile: (07) 3251 9455
Email: [email protected]
2.4. Project Team
Town Planner Saunders Havill Group
Proposal Plan Saunders Havill Group
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3. Site Analysis This proposal contains 33 lots within the approved Stage 15D of Flagstone Rise Estate. Known as lots 1587,
1588, 1589, 1590, 1591, 1592, 1593, 1594, 2001, 2002, 2003, 2004, 2005, 2006, 2007, 2008, 2009, 2011, 2012,
2013, 2014, 2015, 2016, 2017, 15101, 15105, 15119, 15127, 15128, 15129, 15130, 15131, 15133 on SP
254144. These lots are located within Ridgecrest Drive and Canopyview Court as part of a large new
residential subdivision.
The sites are residential allotments ranging in size from 455m² to 1961m². The lots are provided with road
and services to a standard expected by a new residential development of this nature and are cleared of any
significant vegetation.
There are existing easements over some of the sites, as shown in green on the aerial photo below.
The following aerial map generally shows the location of the subject site:-
Figure 1 - Approximate Location of Subject Site (Source: Qld Globe)
The area surrounding the subject sites are a mix of vacant residential lots ready for development and other
lots which are under construction or recently completed single residential dwellings. A local park and
school are located within walking distance of the subject lots.
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All essential services, including reticulated water & sewerage, telecommunications and electricity are
available to the site, however it will be the responsibility of each owner to establish property connections
suitable to their needs/requirements.
A Property Description, including Smart Map and Registered Plans are included at Attachment A.
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4. Background
4.1. Development Application History/previous Use of site
The following development applications remain current over the site
� RL/203/2008/E – Permissible Change approved 19 October 2015
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5. Development Proposal The proposal seeks to establish land building envelopes over approved lots in Flagstone Rise Estate
(Stage 15D) at Ridgecrest Drive and Canopyview Court Jimboomba. These lots have been approved and
the construction of the infrastructure is underway, nearing completion.
By way of background, the approved reconfiguration and associated works has commenced. The
reconfiguration and subsequent amendments were approved by Logan City Council having been assessed
against the Greater Flagstone PDA.
The proposal application of building envelopes to each residential lot identified below. The setbacks
outlined as part of the proposed building envelopes are to be complied with where they are outside the
requirements of the QDC and the requirements of the Logan City Council planning scheme. Proposed
dwellings are to be undertaken in accordance with the Building Envelope Plan.
Proposed rear boundary setbacks are at 1.5m and side boundary varied from Built to boundary to 1.5m.
front setbacks range from a minimum of 2 metres upwards. These setbacks are considered more than
sufficient to house single residential dwellings which will allow residents sufficient privacy and open space
fulfilling current market expectation.
All essential infrastructure is available to the site, however it will be the requirement of each owner to
establish appropriate service connections, amenities, and security appropriate to their requirements.
A Proposal Plan, showing the subject sites and building envelopes, is included at Attachment B.
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6. Key Planning Issues Having regard to current market conditions and other constraints to the immediate development of the
lots in line with the Development Scheme and the Queensland Development Code (QDC), it is our view
that there are sufficient grounds to justify the inclusion of building envelopes outside the scope included
in the Element 1 of the QDC.
In order to ‘protect’ the interests of Economic Development Queensland and the ultimate intent for the
area under the Development Scheme/approved Sub-Precinct Plan, it would be appropriate for the relevant
standard conditions to be included on any development approval given.
We believe that the relevant conditions applied to this material change of use application would protect
the interests of the Greater Flagstone area and provide certainty for both EDQ, Logan City Council and
current/future site owners.
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7. Legislative Framework
7.1. Economic Development Act 2012
The Economic Development Act 2012 provides for particular parts of the State to be declared as areas
called Priority Development Areas. Its main purpose is to facilitate economic development, and
development for community purposes, in the State.
Division 3, Subdivision 1, Section 82 of the Act outlines how to make an application and Division 3,
Subdivision 2 of the Act outlines the method for processing applications. Under section 84, the Minister
of Economic Development Queensland, can require that notice of the application must be given.
7.2. Greater Flagstone Urban Development Area (UDA) – Development
Scheme
7.2.1 Greater Flagstone UDA Development Scheme
Greater Flagstone UDA Development Scheme took effect in October 2011 and applies to all development
applications made to the Urban Land Development Authority within the Greater Flagstone UDA. The main
purposes of the development are to deliver housing diversity and affordability, as outlined at section 3.3.3,
are to facilitate –
Housing choice and diversity to meet the
needs of the community through a mix of
densities, types, designs, tenures and levels
of affordability to cater for a range of
lifestyles, incomes and life cycle needs;
The proposed building envelopes make provision for a variety of
dwelling houses up to a certain size/setback. These lots will
thereby be able to accommodate dwellings within these
envelopes which varies the requirements of the QDC.
Residential development complements or
enhances the character of the
neighbourhood and streetscape, and
contributes to the creation of an attractive
and safe environment;
The proposed dwelling houses will be able to complement or
enhance the character of the neighbourhood and contribute to
the creation of an attractive and safe environment .
Dwellings that provide appropriate levels
of amenity and privacy, and adequate
outdoor areas and car parking to meet
varying household needs;
The proposed building envelopes will provide some guidance
for dwellings on the subject lots to allow for an appropriate level
of privacy and amenity with adequate outdoor areas and
carparking to meet the residents needs while being varied from
the QDC the envelopes will still be sufficient for the
requirements.
Energy efficient, climatically response
design including appropriate solar
orientation, shading, cross ventilation,
natural lighting and passive cooling
techniques.
Given the existing approved lot layout, it is considered that the
proposed building envelopes will not restrict the energy efficient,
solar orientation, cross ventilation, natural lighting and passive
cooling techniques of the site.
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7.2.2 Zone/Precincts and Sub-Precincts
The subject site is located in the Urban Living Zone under the Development Scheme.
� The Urban Living Zone applies to most of the area intended for urban development in the UDA.
The majority of the zone is intended to be developed as neighbourhoods focused on identifiable
and accessible centres and comprising a mix of residential development.
The subject site is not included within any further specific Precinct.
Current market conditions are such that it is likely a building envelope approval on the subject sites will
allow more freedom within the constraints of the building envelope for future lot owners to develop their
residential dwellings onsite.
7.2.3 “Overlays”
The site is not affected by any overlays identified in the Greater Flagstone UDA Development
7.2.4 Approved Sub-Precinct Plan
Currently, there is no approved Sub-Precinct Plan in place over this part of the subject site.
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8. Conclusion Having regard to current market conditions and other constraints of development of dwelling houses on
the site. The decision has been made to seek a development permit for the residential dwellings onsite.
As the building envelopes intend to vary the Queensland Development Code.
In order to ‘protect’ the interests of EDQ and the ultimate intent for the area under the Development
Scheme, we understand the inclusion of conditions of approval will help further guide the development of
the residential dwellings onsite.
As such, we commend this application, to establish building envelopes to EDQ for its favourable
consideration.
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9. Attachments
Attachment A
Property Description
Attachment B
Proposal Plan