Planning Report (3)...- Planning report - Architectural Plans - Owners Consent There are no referral agencies for this application. Regards, Daniel Eichhorn Project BA (07) 5451 8784

Project BA PO Box 45 Noosaville 4566 (07) 5451 8784

[email protected]

22.01.2021

Somerset Regional Council [email protected]

RE: Secondary Dwelling & Dwelling – Code Assessable Material Change of Use application Please find attached Material Change of Use development application for proposed dwelling and reclassification of existing dwelling to secondary dwelling at 38 Stone Gully Road, Coolana.

Attached documents:

- DA Form 1 - DA Form 2 - Planning report - Architectural Plans - Owners Consent

There are no referral agencies for this application.

Regards,

Daniel Eichhorn Project BA (07) 5451 8784 - 0457001149

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CONTENTS

1. SUMMARY1.1 SUMMARY PAGE 3

2. SITE AND SURROUNDING AREA PAGE 4 2.1 ZONE DESIGNATION PAGE 4 2.2 SURROUNDING LAND USES PAGE 5 2.3 CURRENT REGIESTERED LANDOWNER PAGE 5 2.4 SITE DIMENSIONS, ENCUMBRANCES, TOPOGRAPHY PAGE 5 2.5 ACCESS AND SERVICES PAGE 5

3. PROPOSED DEVELOPMENT PAGE 6 3.1 PROPOSED PAGE 6

4. LOCAL PLANNING MATTERS PAGE 7 PAGE 7 PAGE 7 PAGE 8 PAGE 10

4.1 LEVEL OF ASSESSMENT & STRATEGIC FRAMEWORK 4.2 OVERLAYS 4.3 CARETAKERS ACCOMMODATION CODE4.4 RURAL ZONE CODE4.5 BUSHFIRE OVERLAY CODE4.6 STOCK ROUTE MANAGEMENT OVERLAY4.7 SERVICES WORKS AND INFRASTRUCTURE CODE4.8 TRANSPORT ACCESS AND PARKING CODE

PAGE 13

6. CONCLUSION

PAGE 15 PAGE 16

PAGE 20

PAGE 23

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1. SUMMARY

SITE DETAILS ADDRESSS 7805 Brisbane Valley Highway, Braemore REAL PROPERTY DESCRIPTION Lot 3 on RP156173 SUBJECT LAND AREAS 163,100m2 LOCAL AUTHORITY Somerset Regional Council CURRENT REGISTERED LAND OWNER Terry Jones & Julie Kraemore SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATION SPP LAND USE CATEGORY Regional Landscape and Rural Production

Area PLANNING SCHEME DESIGNATIONS ZONING Rural ZoneAPPLICANT DETAILS APPLICANT Julie Kraemore C/- Project BA PROPOSAL Reclassify existing dwelling as

caretaker’s accommodation

TYPE OF DEVELOPMENT Material Change of Use LEVEL OF ASSESSMENT Code Assessable

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2. SITE AND SURROUNDING AREA

2.1 ZONE DESIGNATION The land is located within the ‘Regional Landscape and Rural Production Area’ regional land use category as mapped on the SPP mapping.

The land is designated as Rural Zone land on the Somerset Planning Scheme Overlay Maps.

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2.2 SURROUNDING LAND USES The proposed site is surrounded by land parcels within the same zone and land use category. The surrounding properties are generally large allotments with dwelling houses and some minor agriculture activities (mainly grazing) occurring.

2.3 CURRENT REGIESTERED LANDOWNER The current registered landowner of the subject site is Terry Jones & Julie Kraemore. Landowners consent to make this application is also attached.

2.4 SITE DIMENSIONS, ENCUMBRANCES, TOPOGRAPHY, AND IMPROVEMENTS

The site is rectangular in shape and comprises an area of 16.31ha, with an approximate 285m road frontage to Brisbane Valley Highway.

The site is not encumbered by easements, covenants, infrastructure or services.

The current topography is generally flat with a gentle slope from North to South.

The improvements to the land include:

- Dwelling house (3 bedrooms),

- Ancillary outbuildings

- Single Crossover (no proposed changes or alterations)

2.5 ACCESS AND SERVICES The site currently has a single existing access point to Brisbane Valley Highway, a State road. The proposed caretakers accommodation (reclassification of existing dwelling) would utilise the existing crossover and driveway, no changes are proposed.

There will be negligible changes to traffic movements to and from the site due to the use reclassification and there is therefore no proposed changes or upgrades to the existing access.

The site uitilises roof water collected within tanks for potable water supply, an effluent disposal system for treatment of wastewater and disposes of stormwater overland to mimic overland flow conditions.

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3. PROPOSED DEVELOPMENT

3.1 PROPOSAL The application seeks to reclassify the existing dwelling house as a Caretakers accommodation and proposes a new dwelling house use at the rear of the property.

The planning scheme defines a Caretaker’s Accommodation use as:

“the use of premises for a dwelling for a caretaker of a non-residential use on the same premises.”

The occupants of the Caretakers accommodation will be responsible for tending to the sheep (animal husbandry), vegetable garden (cropping) and general site maintenance. There is a potential that the Caretaker’s would be involved in overseeing the Outdoor sport and recreation use that was previously approved on the site if the Owner’s chose to proceed with the use.

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4. LOCAL PLANNING MATTERS

4.1 LEVEL OF ASSESSMENT & STRATEGIC FRAMEWORK The proposed development includes a material change of use requiring code assessment against the Somerset Regional Planning Scheme 2016.

The following codes are applicable: - Rural Zone Code- Transport Access and Parking Code- Services Works and Infrastructure Code- Agricultural Land Overlay Code- Bushfire Hazard Overlay Code- Caretaker's Accommodation Code- Stock Route Management Overlay Code

4.2 OVERLAYS The subject site is burdened by the following overlays, as identified by the overlay maps of the Somerset Regional Planning Scheme:

- Agricultural Land Overlayo Class B Agricultural Land

The Agricultural Land Overlay code is an assessment benchmark due to the use being code assessable in the Rural Zone. The level of assessment remains as code assessable.

- Catchment Management Overlayo Lower Risk Catchment Area

The Catchment Management Overlay code is not a relevant assessment benchmark as the development is not located within a buffer area to a waterbody or watercourse. The level of assessment remains code assessable.

- Bushfire Hazard Overlayo Potential Impact Buffer

The Bushfire Hazard Overlay code is an assessment benchmark. The level of assessment remains code assessable.

- Stock Route Management Overlayo Stock route

The Stock Route management overlay code is an assessment benchmark. The level of assessment remains as code assessable.

Acceptable outcomes Acceptable outcomes

The occupants of the caretaker's accommodation will be responsible for tending to the minor animal husbandry and cropping use that is undertaken on the site.

The caretakers accommodation will be located on the same lot as a dwelling house (residential activity). The primary dwelling is bein reclassfied as a caretakers accommodation and a primary dwelling is being constructed at the rear of the property.

Complies.

The caretakers accommodation is an existing dwelling that contains the required minimum facilities. Laundry facilities are not indicated on the architectural plans but are provided. (Wash basin within bathroom and space for washing machine)

The caretakers accommodation use will occur withinthe existing dwelling house which is consistentwith the built form of the surrounding area.

Complies.

N/A

Complies.

Complies

Performance outcomes

For assessable development

Bona fide use

PO1The caretaker’s accommodation is used for bona fide caretaking or property management purposes.

AO1The caretaker’s accommodation is occupied by a person having direct responsibility for the security, maintenance or management of a non-residential activity conducted on the same site , and if applicable, that person's immediate family.

Ancillary to primary use

PO2The caretaker’s accommodation is ancillary to a non-residential activity on the same premises .

AO2.1The caretaker’s accommodation is not established on a separate lot to the non- residential activity.

AO2.2Only one caretaker’s accommodation is established on the site .

Integration with the principal non-residential use

PO3The caretaker’s accommodation operates as an independent and self contained dwelling .

AO3The caretaker’s accommodation is self contained.Note – Caretakers accommodation may be:(a) a separate building to the non-residential activity;(b) external but directly attached to the non-residential activity; or(c) located within the same building as the non- residential activity.

Performance outcomes Acceptable outcomes

PO4The development is consistent with the character of the locality and is visually compatible with the principal non-residential building in terms of:(a) built form; and(b) materials and finishes.

AO4No acceptable outcome provided.

Open space

PO5The caretaker’s accommodation is provided with private open space that is useable and adequately screened from the non- residential activities on the site . Private open space is directly accessible from a habitable room of the dwelling .

AO5.1A ground level caretaker’s accommodation is provided with a private open space area of at least 30 square metres that is able to contain a circle with a minimum diameter of at least 3 metres. The private open space has direct access from a living room.ORAO5.2Private open space for a caretaker’s accommodation located above ground is provided in the form of a balcony or balconies having a minimum area of 8 square metres and a minimum dimension of 2 metres. The private open space has direct access from a living room.

AO5.3Private open space is sited and orientated so that other non-residential activities on the site do not directly overlook the private open space .ORAO5.4Private open space is screened where direct view is available into the private open space from the non-residential activity:(a) for ground level private open space by a minimum 1.8 metres high solid screen fence; and(b) for above ground private open space by lightweight screening devices.

CARETAKERS ACCOMMODATION CODE

The proposed caretakers use will occur within an existing dwelling house and will not result in the diminished productive capacty of the Agricultural Land area.

Complies

N/A

N/A

Table 7.2.1.3.B - Compatible development within Agricultural Land Class A or Class B(a) animal husbandry ;(b) animal keeping ;(c) cropping including a building, structure or activity supporting cropping ;(d) dwelling house ;(e) home based business ;(f) intensive animal industry ;(g) intensive horticulture ;(h) landing ;(i) outdoor lighting ;(j) roadside stalls ;(k) winery .

Acceptable outcomes

PO2Sensitive land uses in proximity to Agricultural land Class A or Class B or Important Agricultural Areas are located and designed in a manner that:(a) avoids land use conflict;(b) avoids the alienation of the resource;(c) manages impacts from agricultural activities,including chemical spray drift, odour, noise, dust, smokeand ash; and(d) does not adversely affect public health, safety andamenity;unless it is demonstrated that the area does not supportAgricultural land Class A or Class B or ImportantAgricultural Areas as mapped.Note- Note where Reconfiguring a lot occurs within land identified as Agricultural land Class A or Class B or Important Agricultural Areas for urban purposes within a Future urban area or Urban investigation area and is otherwise consistent with the Planning Scheme (including Part 4 - Strategic Framework) and other relevant State planning policy, State planning regulatory provisions or State legislation a buffer to sensitive land uses , dedicated as public open space may be provided in accordance with a structure plan.

Where for Reconfiguring a Lot in the Rural zone or a Residential Zone Category on land that adjoins the Rural zoneAO2Lots created for sensitive land uses within land identified as agricultural land Class A or Class B identified on Agricultural land overlay maps OM01a-b provide a public open space buffer area with a minimum width of:(a) 300 metres where open ground conditions apply; or(b) 50 metres minimum width where vegetated inaccordance with a detailed landscape plan andmaintained in accordance with a public open spacemanagement plan.



PO1Loss, fragmentation, alienation or diminished capacity of agricultural land is avoided unless:(a) an overriding need exists for the development interms of public benefit;(b) no suitable alternative site exists;(c) loss or fragmentation is minimised to the extentpossible.

Where for a material change of use in the Rural zoneAO1.1Development (inclusive of the development footprint ) is not located on land identified as Agricultural land Class A or Class B or Important Agricultural Areas on the Agricultural land overlay maps OM01a-b unless identified in Table 7.2.1.3.B.AO1.2The development footprint for development other than rural activities identified in Table7.2.1.3.B is equal to or less than 750m2 on land identified as Agricultural land Class A or Class B or Important Agricultural Areas on the Agricultural land overlay maps OM01a-b.Where for Reconfiguring a Lot in the Rural zoneAO1.3Reconfiguring a lot does not result in the creation of a lot with an area less than 100 hectares on land identified as Agricultural Land Class A or Class B or Important Agricultural Areas on the Agricultural land overlay maps OM01a-b

Justification

Complies

Complies

N/A

N/A

N/A

N/A

N/A

N/A

N/A

Complies

Car parkingPO10 No degradation of the natural environment occurs through loss of vegetation, disturbance or destruction of

AO10 Facilities do not result in the removal of remnant vegetation or disturb or redirect any natural watercourse.

PO7Development is compatible with scale, bulk, design and character of the surrounding area.

AO7All facilities are located a minimum distance of 15 metres from all boundaries.

PO8The site is accessed via a road that is of a standard to adequately cater for the traffic generated by the use without causing traffic hazards, damage to the road or traffic or dust nuisance to persons or property not connected with the use.

AO8Access is to be provided in accordance with Planning Scheme Policy 4 – Design Standards.

PO9Waste does not have an adverse effect on the amenity of the surrounding area orenvironment.

AO09Refuse is collected and stored in a screened area and is removed from the siteby approved contractor.

Outdoor sport and recreation

PO5Development ensures that the amenity of the area is maintained.

AO5Development operates within the hours of 6am and 6pm.

PO6Development ensures that the nature and type of lighting for outdoor sport and recreation activities is intended for lowerlevel infrequent use.

AO6Development provides outdoor lighting which is in compliance with Australian Standard AS4282 Control of the ObtrusiveEffects of Outdoor Lighting.

PO3Development for animal husbandry does not result in:(a) environmental harm and nuisance on sensitiveland uses located on adjoining premises ; and(b) adverse impacts on water quality values of localreceiving environments.

AO3.1Animal enclosures and associated structures (other than fences) are not located within:(a) 100 metres of a lot located in the following zones:(i) General residential zone (excluding the Parkresidential precinct); or(ii) Township zone;(b) 100 metres of a sensitive land use on anadjoining premises ; and(c) 15 metres of a dwelling house on the same site.

Outbuildings (Class 10a)

PO4Outbuildings are not used for habitable or domestic purposes.

AO4Outbuildings are used for non-habitable purposes only.

(a) contribute to the maintenance of the ruralcharacter of the zone; and(b) manage potential amenity impacts on sensitiveland uses on adjoining premises .

Buildings and structures are setback a minimum 15 metres from all boundaries of the site.

Animal husbandry

Building height

PO1Building height :(a) maintains a low rise built form; and(b) is subordinate to the predominant character andenvironment and features values of the locality.

AO1Building height does not exceed two storeysand 11.5 metres above ground level .

Building setbacks

PO2Building setbacks:

AO2


For accepted development subject to requirements and assessable development

RURAL ZONE CODE

Complies

Proposed development will not adversely impact air or water quality

N/A

Complies - Use will occur within anexisting building located greaterthan 50m from all adjoining boundaries.

The use will not adversely impact the amenity of the locality.

Complies.

Tourism Development

PO13The design, location and operation of development does not result in any undue adverse impact on the amenity of the locality, having regard to:(a) hours of operation;(b) lighting;(c) noise;(d) dust, odour and other airborne emissions;(e) public health and safety;(f) traffic generation;(g) the use of advertising devices ;(h) visual amenity; and(i) overlooking and privacy.


PO14Development must take into account and seek to ameliorate any existing negative environmental impacts, having regard to:(a) noise;(b) hours of operation;(c) traffic;(d) lighting;(e) advertising devices ;(f) visual amenity;(g) privacy;(h) odour; or(i) emissions



PO12Liquid and solid waste disposal, including carcass disposal, and emissions of contaminants to surface or groundwater (including contaminated stormwater) do not result in environmental harm or nuisance.


Amenity

wildlife corridors or important stands of remnant vegetation.

Buildings and storage areas and parking and loading areas are located at least 20m from any natural features such as creeks, gullies, waterways and wetlands.


Environmental management

PO11Rural activities operate in accordance with contemporary best practice environmental management principles and do not result in any adverse impacts on the following environmental values:(a) air quality; and(b) water quality.

AO11.1The use is operated in accordance with the Environmental Protection (Air) Policy 2008 . AO11.2The use is operated in accordance with the Environmental Protection (Noise) Policy 2008 .AO11.3The use is operated in accordance with the Environmental Protection (Water) Policy 2009 .

N/A

Existing dwelling is consistent with built form and character of locality.

N/A

PO16Building siting, spacing, scale, bulk, height, design, form, colours and materials is sympathetic to the character of the site and locality.

AO16No acceptable outcomes provided.

PO17Development for shop or food and drink outlet is:(a) ancillary to a tourism development;(b) low key in scale, nature and employment;(c) of a size that only serves the needs of theassociated tourism development;(d) does not generate traffic on roads in the Ruralzone that is additional to traffic otherwise generated bythe associated tourism development; and(e) does not create impacts on centres or townshipsthrough clustering of small- scale business activities .

AO17Development for shop or food and drink outlet is:(a) ancillary to a tourism development such as afunction facility, nature- based tourism , short-termaccommodation , tourist park or winery use; and(b) has a gross floor area that is equal to or lessthan 250 square metres

PO15Tourism development is separated from rural activities so that it does not result in:(a) adverse impacts on the ongoing operation ofexisting rural activities or the potential operation offuture rural activities;(b) adverse impacts on rural amenity; and(c) inability for a tourism development to operate asintended having regard to the nature of rural activities.Note – Tourism development in the Rural zone includes any use that attracts visitors for entertainment, functions, recreation or short-term stays, includingnature based tourism, short-term accommodation, tourist park, winery, tourist attraction or function facility.

AO16Buildings and structures associated with tourism development are set back a minimum of:(a) 50 metres from a public road .(b) 100 metres from the boundary of the site.

Performance outcomes Acceptable outcomes Justification

PO1Development avoids being sited and does not increase the number of persons living or working on land subject to Very High (potential intensity) Bushfire Hazard or High (potential intensity) Bushfire Hazard identified on

AO1.1Uses within the following Activity groups are located outside of a Very High (potential intensity) Bushfire Hazard or High (potential intensity) Bushfire Hazard identified on Bushfire hazard overlay map OM-004a-b:(a) Accommodation activities group ;

Caretaker's accommodation building located within potential impact buffer - Complies

PO2Essential community infrastructure and facilities are able to function effectively during and immediately after a bushfire event and are located and designed to minimise susceptibility to bushfire events.

AO2.1Development involving essential community infrastructure or facilities are not located within a confirmed a Bushfire Hazard Area.OR

N/A

AO2.2Where it is not possible to avoid locating in a Bushfire Hazard Area, development involving essential community infrastructure or facilities is to be designed to function effectively during and after bushfire events in accordance with a bushfire hazard and risk assessment and a bushfire management plan.Note- A bushfire hazard and risk assessment and a bushfire management plan are prepared in accordance with SC6.6 Planning Scheme Policy 6

Bushfire mitigation measures on ecological and landscape values


Bushfire hazard

Bushfire hazard overlay map OM-004a-b;unless it is demonstrated that:(a) the subject land or the proposed siting of thedevelopment is in an area of the subject land thatis a Medium (potential intensity) Bushfire Hazard (or lesser); or bushfire mitigation measures are adequate for the potential bushfire intensity level of the site, being supported by a bushfire hazard risk assessment and bushfire management planwhich has been prepared by a suitably qualified person(s).Note- A bushfire management plan is prepared in accordance with SC6.6 Planning Scheme Policy 6 –

(b) Business activities group ;(c) Community activities group ; and(d) Entertainment activities group;OR AO1.2A site specific bushfire hazard and risk assessment is prepared to confirm that the subject land or proposed development site is not in a Bushfire Hazard Area or is in a Medium (potential intensity) Bushfire Hazard Area or lesser.Note- A bushfire hazard and risk assessment is prepared in accordance with SC6.6 Planning Scheme Policy 6 –

OR AO1.3The development is sited, designed andoperated in accordance with a bushfire management plan prepared by a suitably qualified person(s) which demonstrates that appropriate measures will be put in place to mitigate risks to life and property and/or lessen the bushfire (potential intensity) hazard level to the site.Note- A bushfire management plan is prepared in accordance with SC6.6 Planning Scheme Policy 6 –

OR AO1.4New lots are designed with a size and shape:(a) capable of accommodating efficient emergency access to building for fire fightingvehicles through avoiding rear lot configurations andlong narrow lots with long accessways to buildingson site; and(b) to ensure the buildings and structures are sited in the area of lowest potential intensity bushfire hazard on the lot and in accordance with abushfire management plan to be conditioned on the Reconfiguring a Lot approval.Note- A bushfire management plan is prepared in accordance with SC6.6 Planning Scheme Policy 6 –

BUSHFIRE HAZARD OVERLAY CODE

PO3In Medium (potential intensity) Bushfire Hazard Areas as identified on Bushfire hazard overlay map OM-004a-b, the development layout (including buildings and structures) is sited:(a) in cleared areas where the environmental impacts of vegetation clearing are minimised;(b) on the area of the site which is least prone to bushfire hazard and /or where the measures taken to reduce the bushfire hazard risk do not adversely impact on biodiversity values and functionality due to the need to address aspect, slope and vegetation cover;(c) to provide that adequate cleared setbacks between buildings, structures and areas of identified potential intensity bushfire hazards take into consideration the existence and retention of significant vegetation, where practical.

AO3.1Buildings and structures in areas of Medium Bushfire (potential intensity) Hazard as identified on Bushfire hazard overlay map OM-004a-b:(a) are located 100 metres from ridgelines;(b) are not located on north to west facing slopes;(c) have a firebreak with a minimum dimension of 20 metres.ORAO3.2A bushfire management plan details the requiredextent of vegetation clearing and landscaping andwhere required, a modified development designand/or lot layout will minimise clearing of significant vegetation.Note- A bushfire management plan is prepared in accordance with SC6.6 Planning Scheme Policy 6 –

N/A - Located within potential Imapctbuffer area

PO4In Medium (potential intensity) Bushfire Hazard Areas as identified on Bushfire hazard overlay map OM-004a-b, development maintains the safety of people and property by providing an adequate (with sufficient flow), accessible and reliable water supply for fire-fighting purposes.

AO4For uses involving new or existing development (including buildings and structures) in areas of Medium (potential intensity) Bushfire Hazard as identified on Bushfire hazard overlay map OM-004a-b, each lot has:(a) a reliable reticulated water supply that has sufficientflow and pressure characteristics for fire fighting purposes at all times (minimum pressure and flow in 10 litres a second at 200kPa); or(b) an accessible on-site dam or tank with fire fightingfittings, or a swimming pool of not less than 40,000 litres; or(c) pumps that produce water pressure output from adam, tank or swimming pool, which are able to be operated without reticulated power.

N/A - Located within potential Imapctbuffer area


N/A - No reconfiguring a lot proposed

Existing crossover and drivewayprovides suitable access for emergencyservices

N/A - Not located within Medium (potential intensity) Bushfire Hazard.

favour of the Local Government and QFES.

Water supply for fire fighting purposes

Vehicular access ( including fire fighting and emergency evacuation)

PO5In Medium (potential intensity) Bushfire Hazard Areas as identified on Bushfire hazard overlay map OM-004a-b, vehicular access is designed to mitigate against bushfire hazard by:(a) ensuring adequate access for fire fighting andother emergency vehicles;(b) ensuring adequate access for the evacuation of residents and emergency personnel in an emergency situation, including alternative safe access routes should access in one direction be blocked in the event of a fire;(c) providing for the separation of developed areasand adjacent bushland.

AO5.1Development for Reconfiguring a Lot in a Medium (potential intensity) Bushfire Hazard Area as identified on Bushfire hazard overlay map OM-004a-b incorporates a perimeter road firebreak that:(a) is located between the boundary of the lots andstands of native vegetation ;(b) has a minimum cleared width of 20 metres;(c) has a constructed road width of 6 metres;(d) is constructed to an all weather standard.AO5.2The road design is capable of providing access for fire fighting and other emergency vehicles.

AO5.3In areas of Medium (potential intensity) Bushfire Hazard as identified on Bushfire hazard overlay map OM-004a-b, roads are provided in accordance with the following:(a) Roads are designed and constructed with amaximum gradient of 12.5 percent;(b) Cul-de-sacs are not used except where:(i) a perimeter road designed in accordancewith AO5.1 isolates the development fromhazardous vegetation; and(ii) provided with alternative access linking thecul-de-sac to other through roads; and(iii) the maximum length of the cul-de-sac is 200 metres.ORAO5.4Where it is not practicable to provide perimeter road firebreaks in accordance with A05.1, fire maintenance trails are provided in accordance with the following:(a) located as close as possible to the boundaries of the lot and the adjoining hazardous vegetation;(b) the minimum cleared width is not less than 6metres;(c) the formed width is not less than 2.5 metres;(d) the formed gradient is not greater than 15percent;(e) vehicular access is provided at both ends;(f) passing bays and turning areas are provided for fire-fighting appliances either locatedon public land or in an access easement that isgranted in


PO1Development does not result in a loss of extent, function or operational efficiency of the stock route as identified on Stock route management overlay maps OM0013a-b.

AO1Buildings , structures and works are not located within a stock route buffer area as identified on Stock route management overlay maps OM0013a-b.

The caretaker's accommodation is proposed within an existing dwelling an will not result in the diminished capacity or operation of the stock route.

PO2Reconfiguring a lot protects public health, and safety, appropriately manages amenity impacts, and does not result in a loss of extent, function or operational efficiency ofthe stock route as identified on Stock route management overlay maps OM0013a-b.

AO2Reconfiguring a lot provides an access easement over land identified as a stock route on Stock route management overlay maps OM0013a-b.

N/A

PO3The operation of stock routes as identified on Stock route management overlay maps OM0013a-b is:(a) protected from encroachment by incompatibleland use and development ; and(b) land use and development is appropriately separated from the infrastructure to protect public health, and safety and appropriately manage amenity impacts.

AO3Sensitive land uses are setback a minimum of 75 metres from a stock route as identified on Stock route management overlay maps OM0013a-b.

The caretaker's accommodation is located within an existing dwelling and will be occupied in the same manner as a dwelling house use. Amenity of occupants will not be adversely impacted by the change of use.


STOCK ROUTE MANAGEMENT OVERLAY CODE

Justification

Caretaker's accommodation will be conneced to 45kL water tank for potable water supply

Caretakers accommodation is located within an existing dwelling which is connected to a effluent disposal system. The proposed use change will not increase the waste output of the existing dwelling.

N/A

Complies.

Rural Zone - N/A - Can confirm if development is connected to a telecommunications network if required

Complies - Existing dwelling - Noclearing required

PO6Vegetation must be protected to ensure that:

AO6.1No vegetation clearing (unless minor operational work ).OR

PO4Safe and reliable electricity supply is provided to the development .

AO4Other than in the Rural zone, development is connected to a reticulated electricity supply.

PO5Reliable telecommunications is provided to the development .

AO5Other than in the Rural zone, development is connected to a telecommunications network.

Vegetation clearing

ORAO1.4Where the site is not located in a reticulated water supply service catchment area, the development is connected to a potable water supply from an approved bore, and has a tank with a minimum storage capacity of 10,000 litres, per dwelling .

PO2Provision is made for the treatment and disposal of sewage and effluent to protect public health and prevent contamination of soils, ground water or surface water or adversely impact on water quality .

AO2.1Where the site is located in a reticulated sewerage service catchment area, the development is connected to the reticulated sewerage supply.ORAO2.2Where the site is not located in a reticulated sewerage service catchment area, the development is connected to an on-site and efficient on-site waste water disposal system in accordance with Queensland, Plumbing and Wastewater Code and Australian Standard A3500 .

PO3Reticulated water and sewerage systems are designed and constructed in accordance with accepted standards.

AO3.1Water supply systems and connections are designed and constructed in accordance with the Central SEQ Distributor-Retailer Authority (QUU) standardsAO3.2Sewerage systems and connections are designed and constructed in accordance with the Central SEQ Distributor-Retailer Authority (QUU) standards.

PO1Premises have an adequate volume and supply of water that:(a) meets the needs of users;(b) is adequate for fire fighting purposes.(c) ensures the health, safety and convenience ofthe community; and(d) minimises adverse impacts on the receivingenvironment.

AO1.1Where the site is located in a reticulated water supply service catchment area, the development is connected to the reticulated water supply.ORAO1.2Where the site is not located in a reticulated water supply service catchment area, the development is provided with a potable water supply.ORAO1.3Where the site is not located in a reticulated water supply service catchment area, the development is provided with a potable water supply from a tank with a minimum storage capacity of 45,000 litres per dwelling .



SERVICES WORKS AND INFRASTRUCTURE CODE

N/A

N.A


Works for infrastructure (gates and grids)

PO8The installation of gates and grids across public roads is undertaken to ensure that they do not interfere with:(a) the safe movement of pedestrians andvehicles; or(b) the proper maintenance of the public road.


Protection of infrastructure

(a) vegetation of historical, cultural or visualsignificance is retained;(b) vegetation is retained for erosion preventionand slope stabilisation;(c) the character of the local area is maintained;(d) pedestrian shading is maintained;(e) the conservation of natural biodiversity isassisted.

AO6.2Vegetation clearing is essential for carrying out work authorised or required under another Act.ORAO6.3Vegetation clearing is within the path of, or within three metres of road, water supply, sewage or stormwater drainage works.ORAO6.4Vegetation clearing is within three metres (as measured from the centre of the diameter of the tree’s trunk, at ground level) of an existing building or structure.ORAO6.5Vegetation clearing is authorised by Council and is considered as one or more of the following:(a) actually or potentially dangerous as a result ofbeing dead, dying or diseased, structurally unsound, orhaving a growth form or habit which is hazardous;(b) a threat to the safety of persons or property or theenvironment integrity;(c) restricting the habitability of the dwelling on thesite.ORAO6.6Vegetation clearing is essential for the survey of theproperty boundary by a licensed cadastral surveyor.ORAO6.7Vegetation clearing is undertaken to:(a) maintain an existing fire break;(b) undertake works in order to implement anapproved fire management plan; or(c) establish a fire break during a fire event or tocontain fire in some other way during a fire event.

PO7Vegetation cleared from the site is disposed of in a manner that does not result in smoke being released into an urban area which would likely cause an impact on human health and safety.

AO7.1Vegetation is transported off-site for disposal or reuse.ORAO7.2Vegetation is processed on site for use in landscaping or erosion and sedimentation control.

N/A

Existing dwelling - Stormwater collected in rainwater tanks. Overflow of tanksis dispersed overland to mimic natural overland flow conditions.

Please see above.

Existing dwelling will utilise existing effluent disposal system. No proposed increase to use that will affect the treatment requirements.

Water quality objectives

PO11Development implements stormwater quality treatment measures that do not adversely impact on water quality .

AO11.1A site-based stormwater quality management plan (SQMP) is prepared, and provides for achievable stormwater quality treatment measures that meet design objectives listed in Table 8.3.5.3.B (SQMP Construction Phase) and Table 8.3.5.3.C (SQMP Post Construction Phase), or current best practice environmental management.

Point source wastewater discharge (other than contaminated stormwater and sewage)

PO12Where wastewater discharge to watercourses, waterbodies and wetlands cannot be avoided, development does not discharge wastewater unless demonstrated to be best practice environmental management for that site having regard to:(a) ecological values of receiving waters;(b) cumulative effects including impacts onecosystem health; and(c) the applicable water quality objectives for thereceiving waters.

AO12.1A wastewater management plan (WWMP) is prepared by a suitably qualified person and addresses:(a) wastewater type and(b) climatic conditions; and(c) water quality objectives; and(d) best-practice environmental management.ANDAO12.2The WWMP provides that wastewater is managed inaccordance with a waste management hierarchy that:(a) avoids wastewater discharges to waterways; or(b) if wastewater discharge to waterways cannotpracticably be avoided, minimises wastewaterdischarge to waterways by re-use, recycling, recoveryand treatment for disposal to sewer, surface water andgroundwater.

PO9Development near utility services does not:(a) adversely affect the function of the service;(b) protects the infrastructure from physicaldamage; and(c) allows ongoing necessary access formaintenance purposes.


Stormwater quantity

PO10Drainage and stormwater management systems:(a) are designed and constructed to ensure all lotsare free draining;(b) do not adversely impact on the flooding ordrainage performance of downstream properties;(c) direct stormwater to a point of lawful discharge;(d) protect the design flood immunity levels ofinfrastructure and other development ;(e) provide security of tenure for rights to conveyand/or discharge stormwater through easements;and(f) protects the downstream built or naturalenvironment.

AO10.1A site based stormwater management plan (SBSMP) is prepared in accordance with PSP4 – Design Standards.

N/A

N/A

N/A

Water cycle management

PO15The design and management of the development integrates water cycle elements so that:(a) potable water demand is reduced;(b) wastewater generation is minimised;(c) stormwater peak discharges and runoff volumesare not worsened;(d) natural drainage lines and hydrological regimesare maintained as far as practicable;


(e) large, uninterrupted impervious surfaces areminimised;(f) reuse of stormwater and grey water isencouraged where public health and safety will notbe compromised; and(g) water is used efficiently.

PO13Wastewater discharge to watercourses, waterbodies and wetlands fromnutrient hazardous areas or salineareas is managed in a way that maintains ecological processes, riparian vegetation, integrity, and downstream ecosystem health and does not adversely impact on water quality


Erosion and sediment control

PO14Construction and operation does not adversely impact on water quality.

AO14An erosion and sediment control plan (ESCP) is prepared by a suitably qualified person.

Existing access to dwelling to be utilised. Complies.

Complies - Sufficient on-site carparking space provided.

N/A

N/A

Complies

Sufficient space provided behind building for carparking

N/ACar parking location minimises impacts on the streetscape and contributes to the intended character of the zone and locality. AO7.2

The location of visitor parking is discernible from the street or alternatively appropriate signage is provided.

Site access

PO5Vehicular access points are positioned along the frontage where they do not impact on the safety, capacity and operation of the existing road network having regard to:(a) the amount and type of vehicular traffic;(b) the type of use and traffic generation;(c) the current and future on-street parkingarrangements;(d) proximity to intersections; and(e) available sight distances.

AO5.1Where the site has two street frontages, vehicular access is provided from the minor street.AO5.2Direct access is not provided to an arterial or higher order road .

PO6The number of crossovers and design standard is appropriate to the use, expected traffic volumes, vehicle types, andfunction of the road

AO6The maximum number of crossovers is two for non-residential activities and one for residential activities.

Car parking locations and treatments

PO7 AO7.1Car parking is located behind or within a building.

All weather access in the Rural zone

PO2A suitable standard of access is provided to the dwelling house .

AO2All weather access is provided to eachdwelling house in the Rural zone.

Vehicle parking and servicing

PO3The amount of on-site car parking and service vehicle loading/ unloading is consistent with:(a) the nature of the use;(b) the traffic generation of the use;(c) the loading/ unloading needs of the use;(d) the availability of street parking in the Centre zone; and(e) the impact of the road network.Car parks, service vehicle access, loading and manoeuvring areas are of suitable standard for the intended use.

AO3.1The minimum number of car parking spaces complies with Table 8.3.6.3.B– Minimum car parking requirements.AO3.2The service vehicle complies with Table 8.3.6.3.B– Minimum loading vehicle requirements.AO3.3The service vehicle is able to enter and leave the site in forward gear.AO3.4Service vehicles stand entirely within the sitewhile unloading/ loading.


Impacts on residential streets

PO4Non-residential activities do not impact on the amenity of land zoned or intended for residential purposes.

AO4Non-residential activities do not use residential streets for access or haulage purposes.

(a) the site area is a minimum 2,000 square metres;

(b) the vehicle is parked behind the rear building line of dwelling house ; and(c) the vehicle can enter and leave the premises in aforward gear.

The parking of non-domestic vehicles in association with a dwelling house does not:(a) occur in urban residential areas;(b) detrimentally impact on the visual amenity of the residential street;(c) cause environmental nuisance to nearby sensitive land uses ; and(d) impact on the safe operation of the road network.

A maximum of one (1) non-domestic vehicle is parked on the premises at any time in the following zones:(a) Centre zone;(b) General residential zone—Park residential precinct only;(c) Rural residential zone; and(d) Township zone.

Complies

AO1.2Non-domestic vehicles must be parked onpremises where: Complies - No non-domestic vehicles proposed/required.



Parking of non-domestic vehicles associated with a dwelling house

PO1 AO1.1

TRANSPORT ACCESS AND PARKING CODE

All parking greater than 50m from property boundaries

N/A

Vehicle standing and manoeuvring areas will not cause environmental nuisance.

Rural Zone - N/A

N/A

Complies.

N/A

N/A

Active transport

Loading and unloading

PO13Loading and unloading activities do not impact on the amenity of the sensitive land uses.

AO13Where there are adjoining sensitive land uses , refuse collection and other loading and unloading activities occurs during the following period:(a) 7.00am and 6.00pm Monday to Friday; and(b) 8.00am to 5.00pm Saturday and Sunday.

Pick up/ set-down areas

PO14Car parking and pick-up/set-down areas are located in areas and designed in a way that does not detract from the amenity of streetscape and maintains the safety of users.

AO14Car parking and pick-up/set-down areas are located so that:(a) they are visible from the road ;(b) they can be overlooked from the use’s buildings or associated outdoor spaces;(c) they maintain the amenity of the street and adjacent properties; and(d) pedestrians are not required to cross the pick-up/set-down areas to gain access to the building.

Vehicular and pedestrian conflict minimisation

PO15The design and arrangement of access, car parking and vehicle movements on the site facilitates the safe and convenient use by delivery vehicles, staff and customers.

AO15Public access areas of the site are clearly separated from any area set aside for servicing the building.

PO11Long driveways are designed and treated to soften their visual appearance when viewed from the street frontage.

AO11Internal driveways (except in the Rural zone) do not exceed 50 metres in length.

Refuse storage and collection

PO12

On-site facilities are located in areas that:(a) provide reasonable standards of amenity tosensitive land uses ;(b) maintains the amenity of adjoining premises ;(c) are not visually obtrusive when viewed from the street;(d) are carefully sited so as to promote a cohesive streetscape in the Centre zone; and(e) can be conveniently accessed by contractors.

AO12.1In the Centre zone refuse storage areas are located behind the front building line and are screened from view.AO12.2For multiple dwellings refuse storage consists of:(a) wheelie bins for up to 10 dwellings ; or(b) a suitably sized bulk refuse bin(s) where there is more than 10 dwellings .AO12.3The refuse storage area:(a) is provided within the building and situated close to the point of collection; or(b) is an outdoor area that is:(i) no closer than 3 metres to any frontage and 1.5 metres to any other site boundary;

(ii) enclosed on three sides with a screen wall extending 0.2 metres above the height of the refuse receptacles;(iii) screened by dense planting with or without mounding; and(iv) separated from sensitive land uses by a minimum of 10m so as to avoid any undesirable impact of odour or noise from refuse storage and collection services.

PO8Car parking areas are sensitively designed to minimise impacts on sensitive land uses and visually soften and provide shade to ground parking.

AO8Screen fencing is provided next to any vehicle movement or vehicle parking areas along the side or rear boundary of a site .

Bicycle parking

PO9The provision of bicycle parking, storage and end of trip facilities is appropriate having regard to the nature and scale of the development activity.

AO9Bicycle parking is provided in accordance with the Australian Standards AS2890.3 and AUSTROADS Guide to Traffic Management Part 11: Parking.

Vehicle standing and manoeuvring areas

PO10Vehicle standing and manoeuvring areas are of suitable standard for the intended use and the areas are constructed to a standard that avoids environmental nuisance .

AO10Internal manoeuvring and standing areas of the site are sealed.

N/A

N/A

PO18The layout of the service station provides for

sufficient on-site queuing that does not impact on the safe operation of the street network.

AO18Minimum on-site queuing space, clear of any other access or manoeuvring path, is provided for 3 vehicles on the entry of any car wash bay or fuel pump.

N/A

PO16Development contributes to an active transport movement network incorporating pedestrian pathways and cycleways.

AO16No acceptable outcome provided

Road design standards and associated works

PO17Development provides for a safe, legible and efficient road network.


Service stations


14 | P a g e

6. CONCLUSION AND RECOMMENDATIONS

This application seeks a Development Permit for Material Change of Use to reclassify the existing dwelling as a Caretaker’s accommodation. The proposal is code assessable development under the Somerset Planning Scheme and a consistent use in that zone and can comply with the code requirements by compliance with the performance outcomes and overall outcomes.

The assessment finds the development meets the relevant outcomes of the planning scheme subject to the following grounds of approval:

The proposal will benefit the property owner by allowing for them to make constructive use of the existing dwelling while providing a dwelling that is suitable for their needs and the agricultural uses of the land.

The building generally satisfies the built form requirements including matching setbacks of adjoining allotments and maintains the character and history of the locality.

It is therefore suggested that the assessment manager decide the proposal favorably.

Documents

Planning Report (3)...- Planning report - Architectural Plans - Owners Consent There are no referral agencies for this application. Regards, Daniel Eichhorn Project BA (07) 5451 8784