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17 Brealey Court, Mackay
Lot 14 on SP 220910
Planning Assessment Report
Material Change of Use (Code Assessable)
for
Proposed Dwelling House
against
Mackay Frame Locality Code
Dwelling House Code
Development on Steep Land Overlay Code
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TABLE OF CONTENTS
1. PARTICULARS..............................................................................................................2
2. Planning Assessment Details...................................................................................... 4
2.1 Introduction........................................................................... ....................................4
2.2 Proposal..................................................................................................................... 4
2.3 Land Characteristics and Considerations............................... ....................................4
3 PLANNING ASSESSMENT REPORT............................................................................. 5
3.1 Introduction to Proposed Development............................................................... 5
3.2 Planning Assessment against Mackay Frame Locality Code................................... 5
3.3 Planning Assessment against Dwelling House Code.............................................. 7
3.4 Planning Assessment against Development on Steep Land Overlay Code..............11
4 ADDITIONAL INFORMATION......................................................................................14
5 CONCLUSION..............................................................................................................14
6 APPENDICES............................................................................................................... 15
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1. PARTICULARS
1.1. Site Details
Legal Description: Lot 14 on SP 220910
Address: 17 Brearley Court, Mackay QLD 4740
Lot Size: 604 m²
Owners: Bernhard and Bronwyn Jenni
Land Designation: Urban Residential Zone
1.2. Proposed Features
Proposed Uses: Single Dwelling House
Proposed Floor Area: 164.37 m²
Proposed Height: 7m (from natural ground level)
Site Coverage: 27.21%
1.3. Application Details
Application: Material Change of Use (Code Assessable) – Triggered by Development
on Steep Land Overlay Code
Applicant: Bernhard and Bronwyn Jenni
c/- Development Certification
Contact: Ken Innes
Development Certification
26 Fleming Street Aitkenvale Q 4812
Phone: (07) 4775 4699
Email: [email protected]
1.4. Applicable Codes for Assessment
Codes: Mackay Frame Locality Code
Dwelling House Code
Development on Steep Land Overlay Code
1.5. Assessment Manager
Local Government: Mackay Regional Council
Jurisdiction: Mackay City Planning Scheme
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Development Site: 17 Brearley Court, Mackay
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2. PLANNING ASSESSMENT DETAILS
2.1. Introduction
This Planning Assessment Report is provided in support of Material Change of Use application for the
approval of a proposed additions and alterations on this site.
This Planning Assessment Report sets out to detail the capacity of this development to satisfy the
objectives of Mackay City Planning Scheme 2006, for the codes relevant to this proposed
development.
2.2. Proposal
The proposal involves a Dwelling House at 17 Brearley Court Rural View, as per plans and drawings
submitted with the Material Change of Use application for this property. The proposed work has
been designed by qualified building designers – Vision Surveys Qld.
2.3. Land Characteristics and Considerations
The premises of 17 Brearley Court Rural View, which is to be the location of the proposed Dwelling
House, is owned by Bernhard and Bronwyn Jenni. The land is 604m2 and has an approximate road
frontage of 15.088m on Brearley Street . The lot is zoned Urban Residential under the Mackay City
Planning Scheme 2006. The subject land is to be assessed under the Mackay Frame Locality Code
and Dwelling House Code from the Mackay City Planning Scheme 2006. The subject land is also
located in the Development on Steep Land Overlay, therefore requiring assessment against the
relevant code (planning responses to the codes can be found within this report).
With the above mentioned considerations in mind, please find attached planning assessments
against the relevant codes to this proposed development to assist in your decision making process.
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3. PLANNING ASSESSMENT REPORT
3.1. Introduction to Proposed Development
The proposed development is for the purpose of a single household on an Urban Residential
property. The site has been designated for the use of a single Dwelling House and the purpose of the
following assessment is to provide documentation to the assessment manager that the dwelling has
been designed and the site has been investigated to ensure the site has the lowest possible risk of
landslide.
3.2. Planning Assessment against Mackay Frame Locality Code
In reply to the request for assessment against Mackay Frame Locality Code for the proposed
Dwelling House at17 Brearley Court, the following response has been prepared. The response refers
to the Mackay Frame Locality Code and note that the proposed Dwelling House is in accordance with
the code.
The Overall Outcomes of Mackay Frame Locality Code relevant to the proposed development is as
follows:
(a) urban development occurs on land included in 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 plan
The proposed development is for a single Dwelling House on an Urban Residential zoned property
and therefore complies with the overall outcome a).
The Specific Outcomes and Probable Solutions of Mackay Frame Locality Code are detailed in Table 1
below. Table 1 provides details of the proposed development’s compliance with these Specific
Outcomes and Probable Solutions.
The proposed Dwelling House is in compliance with the Mackay Frame Locality Code.
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Table1: Development requirements for the Mackay Frame Locality Code for Urban Residential Zone
URBAN RESIDENTIAL ZONE IN THE MACKAY FRAME LOCALITY
Specific Outcomes Probable Solutions Compliance
P1 In the Pioneer River (Urban)
precinct, and near the
University Campus in locations
including South Mackay, East
Mackay and Ooralea, residential
buildings are provided at densities
which:
(i) make efficient use of available
infrastructure;
and
(ii) are in keeping with the
character of the locality.
S1 No solution specified. N/A
P2 Amenity of residential premises
in proximity to the
North Coast Railway, the Bruce
Highway and the Peak Downs
Highway is protected by providing
that residential buildings are:
(i) for sites fronting a State
controlled road, designed and sited
to mitigate road traffic noise in
accordance with the Guidelines for
Minimising Road Traffic Noise
(DMR 2000);
and
(ii) for sites fronting State rail
infrastructure, designs incorporate
acoustic screens and other design
treatments to mitigate the noise
impacts of rail operations.
S2 No solution specified. N/A
P3 Residential development is able
to be serviced with
development infrastructure for the
least cost.
S3 (i) Residential development is
serviced in accordance with the
relevant priority infrastructure plan
for the Mackay Frame Locality.
(ii) Residential development is
linked with the existing
infrastructure shown on the
Information Map – Key
Infrastructure.
Complies – development in Rural
View is serviced in accordance
with the relevant priority
infrastructure plan for the Mackay
Frame locality.
P4 Non-residential activity in the
zone:
(i) is limited to small-scale uses
which are directly related to
servicing the needs of residential
areas or are small-scale, homebased
businesses or home occupations;
and
(ii) includes design and siting
measures to control any external
impacts from the activity.
S4 No solution specified. N/A
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3.3. Planning Assessment against Dwelling House Code
In reply to the request for assessment against Dwelling House Code for the proposed Dwelling House
at 17 Brearley Court, the following response has been prepared. The response refers to the Dwelling
House Code and note that the proposed Dwelling House is in accordance with the code.
The Overall Outcomes of Dwelling House Code relevant to the proposed development is as follows:
(a)Proposed Dwelling Houses and ancillary structures provide a quality living environment (safe and
private) for residents of the proposed Dwelling House and residents of existing Dwelling Houses on
adjoining properties:
and
(b) Proposed Dwelling Houses and ancillary structures are located and designed to be consistent with
the streetscape and character of the surrounding area.
The Dwelling House has been appropriately designed to ensure the highest quality living
environment for the land owner and his family on the subject site. The dwelling is also located
appropriately on site to ensure there will be no adverse impacts on the current and possible future
living environments of neighbouring Urban Residential properties. The aesthetics of Brearley Court
will be maintained as an Urban Residential area through the layout of the proposed dwelling.
Please refer to Table 2 below which provides assessment for the Dwelling House against the
Dwelling House Code Specific Outcomes and Probable Solutions.
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Table 2: Development Requirements for the Dwelling House Code Specific Outcomes Probable Solutions Compliance
P1 Dwelling Houses and ancillary structures are
setback from road frontages to ensure:
(i) buildings integrate with the existing
streetscape and are not overbearing on the
streetscape;
(ii) garages and carports do not dominate the
streetscape;
(iii) residents and neighbours have adequate
privacy;
(iv) residents are not unduly affected by traffic
on adjoining roads; and
S1.1 Dwelling Houses (including open carports and garages) are
setback from the primary road frontage in accordance with the
minimum setbacks set out in Table 9-7.1 below:
S1.2 An open Carport may be setback less than the minimum
setbacks identified in Acceptable Solution S1.1 provided that:
(i) the setback is from an Access Place, Access Street or
Brearley Street is classified as an Access Road.
The proposed dwelling is in accordance with
Table 9-7.1 for Urban Residential properties as the
dwelling is located at approximately 9.66 metres
from the road frontage.
The location and design of the dwelling has
considered the limitations of the site due to the
slope of the land by lengthening the driveway to
be across the full 9.6 metre front setback to reduce
the gradient. It is therefore requested that the
assessment manager consider this when
determining the outcome of this application.
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Collector Road; and
(ii) the maximum width of the carport is 6 metres or 50% of the
frontage, whichever is the lesser amount; and
(iii) supporting posts are setback not less than 1 metre from the
road frontage.
S1.3 The following structures may be setback less than the
minimum setbacks identified in
Acceptable Solution S1.1:
(i) unroofed landings, steps or ramps with a floor height of not
more than 1 metre above natural ground level; and
(ii) shade devices attached to a dwelling house such as screens,
sunblinds and sunhoods over windows and doors; and
(iii) minor outdoor recreation / garden structures such as pergolas,
patios, gatehouses and arches; and
(iv) utilities such as rainwater tanks (not more than 3.5 metres high
and with a footprint of not more than 10m2), aerials, electricity
and gas meters.
P2 Dwelling Houses and ancillary structures must:
(i) not have any adverse impacts on underground
infrastructure;
(ii) comply with Council’s Building Over and
Adjacent to Sewer Policy; and
(iii) comply with Council’s Building Over or
Adjacent to Constructed Council Drainage
Systems and Easements Policy.
No Acceptable Solution specified. The subject site complies with Council’s Building
Over and Adjacent to Sewer Policy as the sewer
line does not intrude into the sewer zone of
influence. The sewer line is 1.35m deep and is
located 1.5 metres outside the rear boundary of the
property.
P3 A Dwelling House is provided on floor level
which has immunity such that persons and
property are not placed at unreasonable risk of
injury or damage caused by flooding or
inundation.
S3.1 Building Floor Levels are provided in accordance with the
minimum building floor levels as provided in Acceptable
Solutions S1.1 – S1.5 of the Flood and Inundation Management
Overlay code.
Complies – the site is not located in the Flood and
Inundation Overlay and is to be located on land
with Natural Ground Levels of around 2.440
below the underside of the floor joists
P4 The form, scale, materials, design, setbacks,
fencing and textures of Dwelling Houses in the
Railway Station, Queens Park and West Mackay
Residential Character Areas (refer to Diagrams 9-
7.2, 9-7.3 and 9-7.4) complement the prevailing
traditional building character of those areas.
S4.1 Roof form consists of a minimum:
(i) 1 gable facing the street; and
(ii) pitch of 25°.
S4.2 External materials consist of the following:
(i) corrugated metal roof sheeting and quad or half round
guttering; and
(ii) wall cladding (such as timber cladding or fibro panels),
particularly on upper levels;
N/A The subject site is not located in any of the
residential character areas mentioned in P4.
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and
(iii) where masonry is used, it is rendered and/or painted and
used in conjunction with other more lightweight materials; and
(iv) timber framed construction for verandahs, stairs and
balustrade, particularly on the street elevation/s.
S4.3 The following is provided on the street elevation
of the Dwelling House:
(i) roofed verandah that extends across not less than 50% of the
building’s width and has a width of not less that 2.4 metres; and
(ii) windows and a door/s that are visible from the street; and
(iii) wall lengths in excess of 10 metres are articulated by
verandahs, wall offsets (minimum 600mm depth) or bay windows.
S4.4 The front setback of the Dwelling House is within 1.5 metres
of an existing Dwelling House on an adjoining lot and fronting the
same street.
S4.5 Garages and other ancillary buildings are recessed not less
than 1 metre behind the front face of the dwelling house or
verandah..
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3.4 Planning Assessment against Development on Steep Land Overlay Code
In reply to the request for assessment against Development on Steep Land overlay Code for the proposed Dwelling House at 17 Brearley Court, the following response has
been prepared. The response refers to the Development on Steep Land Overlay Code and note that the proposed Dwelling House is in accordance with the code.
The Overall Outcomes of Development on Steep Land Overlay Code relevant to the proposed development are as follows:
(a) the safety of people and property is protected from unreasonable risk from landslide hazard;
(b) the potential for environmental degradation is minimised; and
(c) adverse impacts on the landscape character is avoided.
(3) Development is consistent with the physical, environmental and visual characteristics of steep land and is carried out in accordance with best management practices.
(4) Stormwater and waste water is managed in an ecological sustainable manner which provides for:
(a) The maintenance of natural drainage patterns;
(b) The protection of water quality;
(c) Avoiding risks of land slip and subsidence; and
(d) Minimising erosion potential.
The proposed dwelling house has been designed to ensure it considers the limitations on site due to the natural slope of the land. Attached in Appendix 5 is the site specific
Geotechnical Engineers Report for Site Stability for the subject site being used for the purpose of a Dwelling House. The development and construction of the dwelling will
follow the recommendations outlined in the report to ensure both during construction and after construction the dwelling house is stable with a Very Low Risk of Landslip
occurring as a result of the development or impacting on the development. Please refer to this report for compliance with the Development on Steep Land Overlay Code,
Please refer to Table 3 below which provides assessment for the Dwelling House against the Development on Steep Land Overlay Code Specific Outcomes and Probable
Solutions.
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Table 3: Development Requirements for the Development on Steep Land Overlay Code Specific Outcomes Probable Solutions Compliance
P1 No development is located on steep land or on any
part of a site subject to landslide hazard from sloping
land above the site .
S1.1 Development is carried out only on parts of a site
containing geologically stable land, or unlikely to be
affected by surrounding unstable land.
S1.2 Buildings and structures are located on less steep
parts of the site to allow natural land forms and
vegetation to be maintained as much as possible.
Complies – Please refer to Appendix 5 for a copy of the
full Geotechnical Report on the Landslide Risk of the
site now and after development. The dwelling is to be
located on a stable area of the site as per the report.
P2 The land is geologically suitable having regard to :
(i) The construction of any buildings and other
structures;
(ii) Stormwater drainage and wastewater disposal;
(iii) Onsite works for driveways, retaining walls, pools,
dams, etc; and (iv) Loss of existing vegetation.
S2 No solution specified. Complies – Please refer to Appendix 5
P3 Extensions to existing premises located on steep
land are minimal.
S3 Where existing premises are located on steep land,
development does not:
(i) involve any new building work other than a minor
extension of less than 20m² gross floor area to an
existing building; or
(ii) involve vegetation clearing.
N/A– there are no existing buildings on site
P4 Development located on steep land with an existing
or proposed slope of 15% or more is certified as
very low risk in accordance with the publication
referenced in the guidelines to State Planning Policy
1/03; “Landscape Risk Management Concepts and
Guidelines”, Australian Geomechanics Journal Vol 35,
No. 1, March 2000.
S4.1 Land in its pre-development condition is certified:
(i) that the land is classified as very low risk, or
(ii) that the land will be able to be classified as very
low risk after specified works have been carried out.
S4.2 Land subject to development works related to
reconfiguring a lot or material change of use is
certified:
(i) that the development works can be carried out
without altering the very low classification of landslip
risk, or
(ii) that the development works can be carried out
without altering the very low classification of landslip
risk provided specified works are carried out and/or
specified measures are taken during the course of the
development works; and
(iii) after completion of the works:
(a) that building and associated further development
works can be carried out on the land without altering
Complies – Please refer to Appendix 5.
Section 5.2 Assessment of the Likelihood of Slope
Instability of the Geotechnical Report details that the
slope in its pre-development condition is Very Low
Risk.
The report confirms when the Geotechnical Engineer’s
conditions are followed post-development, the
building’s footprint and its surrounding land will
maintain a classification of Very Low Risk.
No altering of the landslip classification has or will
occur as a result of this development.
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the very low classification of landslip risk, or
(b) that building and associated further development
works can be carried out
Reconfiguring a Lot
P5 Timbered and scenic ridgelines are maintained in
their natural state.
S5 No solution specified. N/A
Operational Works
P6 The extent of excavation (cut) and fill is minimised
and revegetated immediately following completion of
the works.
S6.1 Earthworks does not:
(i) involve a change in level of more than 1m relative
to natural ground surface at any point;
and
(ii) occur within 1.5m of any site boundary.
S6.2 Retaining walls are not constructed within 3m of a
property boundary other than where retaining walls are
less than 1m in height on a continuous vertical plane.
N/A
P7 Paths, driveways, roads and other activity areas are
designed to:
(i) Follow the natural contours;
(ii) Minimise the length of driveways and roads; and
(iii) Minimise the number of crossings of water courses
and drainage lines.
S7 No solution specified. N/A
Stormwater
P8 Stormwater runoff is managed such that:
(i) Runoff from hard surfaces and drainage installations
is collected and discharged to a lawful point of
downstream discharge.
(ii) Any adverse impact on on-site natural watercourses
is prevented.
S8 No solution specified. Complies – Stormwater runoff as a result of the
dwelling will see the water collected and directed to
appropriate locations on site and if deemed necessary to
the lawful point of discharge. As the dwelling will be
located over 11 metres from the road it can be expected
natural absorption will occur on site of stormwater
runoff for a single dwelling house.
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4. ADDITIONAL INFORMATION
The subject site has been identified in the Airport Development Distances Overlay Code. A
single Dwelling House is considered exempt from this overlay code and therefore
assessment against this code has not been provided.
5. CONCLUSION
The proposed development of a single Dwelling House complies with the Code Assessable
requirements of the Mackay City Planning Scheme 2006. This report has outlined how
urban residential characteristics of the area will be maintained and enhanced through this
proposed development. The development will allow the land owner to construct his dream
home for the purpose of his family and their required living arrangements. It is assumed the
provided details and attached documents are sufficient to the assessment manager’s
requirements to successfully assess this application.
