Town Planning Assessment Report · 2020. 8. 26. · Plan A Town Planning Pty Ltd Level 3, 16 McDougall Street, Milton Q 4064 p 07 3846 0807 abn 17 634 960 937 Town Planning & Development

Plan A Town Planning Pty Ltd Level 3, 16 McDougall Street, Milton Q 4064 p 07 3846 0807 abn 17 634 960 937

Town Planning & Development Consultants PO Box 1661 Milton Q 4064 e [email protected] www.planatownplanning.com.au

Town Planning Assessment Report

Brisbane Valley Highway, Wivenhoe Pocket

Lot 4 on RP156368

Material Change of Use (Development Permit)

Dwelling House

Prepared by Plan A Town Planning Pty Ltd

For Shaun Marx

Version 1.0

August 2020

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Material Change of Use

Dwelling House – Brisbane Valley Highway, Wivenhoe Pocket

TABLE OF CONTENTS

1.0 SUMMARY _________________________________________________________________________ 3 2.0 APPLICATION DETAILS ______________________________________________________________ 4

2.1 SITE AND DEVELOPMENT APPLICATION DETAILS _____________________________________ 4 2.2 SITE ANALYSIS ___________________________________________________________________ 5

3.0 TOWN PLANNING STATUTORY CONSIDERATIONS _______________________________________ 6 3.1 STATE GOVERNMENT CONSIDERATIONS ____________________________________________ 6 3.1.1 Planning Act 2016 __________________________________________________________________ 6 3.1.2 South East Queensland Regional Plan _________________________________________________ 6 3.1.3 State Planning Policy _______________________________________________________________ 6 3.1.4 State Development Assessment Provisions ______________________________________________ 7 3.2 LOCAL GOVERNMENT CONSIDERATIONS ____________________________________________ 7 3.2.1 Zoning ___________________________________________________________________________ 7 3.2.2 Neighbourhood/ Local Plan ___________________________________________________________ 7 3.2.3 Defined Use ______________________________________________________________________ 7 3.2.4 Level of Assessment ________________________________________________________________ 8 3.3 GROUNDS FOR APPROVAL_________________________________________________________ 8

4.0 PLANNING SCHEME ASSESSMENT ____________________________________________________ 9 4.1 APPLICABLE PLANNING SCHEME CODES ____________________________________________ 9 4.1.1 Rural Zone Code _________________________________________________________________ 10 4.1.2 Dwelling House Code _____________________________________________________________ 12 4.1.3 Biodiversity Areas Overlay Code _____________________________________________________ 14 4.1.4 Bushfire Hazard Overlay Code ______________________________________________________ 21 4.1.5 High Impact Activities Management Overlay Code _______________________________________ 23 4.1.6 Infrastructure Overlay Code _________________________________________________________ 23 4.1.7 Scenic Amenity Overlay Code _______________________________________________________ 26 4.1.8 Stock Route Management Overlay Code ______________________________________________ 28

5.0 CONCLUSION _____________________________________________________________________ 29 6.0 APPENDICES ______________________________________________________________________ 30

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1.0 SUMMARY

This Town Planning Report has been prepared to accompany an application to Somerset Regional Council for

the purpose of a new Dwelling House, prepared by Plan A Town Planning Pty Ltd on behalf of Shaun Marx over

land located along Brisbane Valley Highway described as Lot 4 on RP156368.

The Applicant is seeking a Development Permit for a Material Change of Use and a Development Permit for

Operational Work.

Council’s mapping indicates that the site is located within the Rural Zone of the Somerset Region Planning

Scheme.

The proposal includes:

• Development of a new Dwelling House; and

• Access to the new Dwelling House via Brisbane Valley Highway.

The proposed dwelling will be constructed in a manner that is generally consistent with the adjoining land uses

and is considered appropriate for the site.

The information contained in this report demonstrates compliance with the relevant Somerset Region Planning

Scheme Development Codes and the proposals suitability for the site.

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2.0 APPLICATION DETAILS

2.1 SITE AND DEVELOPMENT APPLICATION DETAILS

SITE DETAILS

Site Address Brisbane Valley Highway

RPD Lot 4 on RP156368

Site Area 64,030m2

Current Land Use Vacant

Local Government Somerset Regional Council

Planning Scheme Somerset Region Planning Scheme

Planning Scheme Zoning Rural Zone

Planning Scheme Overlays Biodiversity Overlay

Bushfire Overlay

HIA Management Area Overlay

Infrastructure Overlay

Stock Route Overlay

Planning Scheme Local Plan N/A

APPLICATION DETAILS

Approval Sought Material Change of Use (Development Permit)

Description Dwelling House

Level of Assessment Code Assessable

Applicant Shaun Marx

c/- Plan A Town Planning Pty Ltd

PO Box 1661

MILTON QLD 4064

Contact Person: Fergus De Guzman

Phone: (07) 3846 0807

Email: [email protected]

File Reference 20-203

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2.2 SITE ANALYSIS

Site Description

Site Improvements The site is currently vacant.

Shape of the Site The site is irregular in shape.

Street Frontage The site has a frontage of approximately 261m to Brisbane Valley

Highway.

Surrounding Land Use The surrounding land uses are predominantly vacant or contain single

detached dwelling houses.

Site Context The subject site is located in the suburb of Wivenhoe Pocket. The site is

approximately 30km from the City of Ipswich. This area of Wivenhoe

Pocket predominantly consists of vacant land, agricultural land uses

and is in proximity to the Wivenhoe Dam.

The below is an aerial photo extract that shows the location of the site –

- Subject Site

Figure 1 – Aerial photo of subject site (Source: Nearmap)

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3.0 TOWN PLANNING STATUTORY CONSIDERATIONS

3.1 STATE GOVERNMENT CONSIDERATIONS

3.1.1 Planning Act 2016

In accordance with the provisions of the Planning Act 2016, the application is for a Material Change of Use

(Development Permit). The subject application is subject to Code Assessment

3.1.2 South East Queensland Regional Plan

Under the South East Queensland Regional Plan, the subject site is included within the Urban Footprint. The

Urban Footprint identifies land predominantly allocated to provide for the region’s urban development needs.

The Regulatory provisions of the South East Queensland Regional Plan do not apply to the site as it is

contained within the Urban Footprint.

3.1.3 State Planning Policy

The current state interests detailed within the State Planning Policy are listed below:

Liveable communities and housing:

- Liveable communities

- Housing supply and diversity

Economic growth:

- Agriculture

- Development and construction

- Mining and extractive resources

- Tourism

Environment and heritage:

- Biodiversity

- Coastal environment

- Cultural heritage

- Water quality

Hazards and safety:

- Emissions and hazardous activities

- Natural hazards

Infrastructure:

- Energy and water supply

- State transport infrastructure

- Strategic airports and aviation facilities

- Strategic ports

As identified in the planning scheme, all relevant elements of the SPP have been integrated into the planning

scheme. As such, an assessment against the development assessment provisions of the SPP is not required. It

is noted under the planning scheme, that the Coastal Environment and Strategic Ports policies are not relevant

to the Council area.

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3.1.4 State Development Assessment Provisions

The proposed development has been assessed against the State Development Assessment Provisions listed

below:

- State Code 1. Development in a state-controlled road

- State Code 2: Development in a rail environment

- State Code 3: Development in a busway environment

- State Code 4: Development in a light rail environment

- State Code 5: Development in a state-controlled transport tunnel environment

- State Code 6: Protection of state transport networks

- State Code 7: Maritime safety

- State Code 8: Coastal development and tidal works

- State Code 9: Great Barrier Reef wetland protection areas

- State Code 10: Taking or interfering with water

- State Code 11: Removal, destruction or damage of marine plants

- State Code 12: Development in a declared fish habitat area

- State Code 13: Unexploded ordnance

- State Code 14: Queensland heritage

- State Code 15: Removal of quarry material from a watercourse or lake

- State Code 16: Native vegetation clearing

- State Code 17: Aquaculture

- State Code 18: Constructing or raising waterway barrier works in fish habitats protection

- State Code 19: Category 3 levees

- State Code 20: Referable dams

- State Code 21: Hazardous chemical facilities

- State Code 22: Environmentally relevant activities

- State Code 23: Wind farm development

- State Code 24: Urban Design

- State Code 25: Development in the South East Queensland Koala Habitat Areas

A copy of the SDAP Mapping Search is attached to this report. The mapping search indicates that the subject

site is located within 25m of a state-controlled road. As such, the development will require referral to State

Government.

3.2 LOCAL GOVERNMENT CONSIDERATIONS

Somerset Region Planning Scheme is the relevant Planning Scheme for the Local Government Area of the

Somerset Regional Council. This section provides an assessment of the proposal against the applicable

Development Codes under the Planning Scheme.

3.2.1 Zoning

The subject site is included within the Rural Zone of the Somerset Region Planning Scheme.

The purpose of the Rural zone is to:

a) provide for rural uses and activities; and

b) provide for other uses and activities that are compatible with—

(i) existing and future rural uses and activities; and

(ii) the character and environmental features of the zone; and

c) maintain the capacity of land for rural uses and activities by protecting and managing significant natural

resources and processes.

3.2.2 Neighbourhood/ Local Plan

The subject site is not located within a neighbourhood plan.

3.2.3 Defined Use

The proposal is for a Dwelling House, which is defined as follows under Somerset Region Planning Scheme.

“dwelling house means a residential use of premises involving—

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(a) 1 dwelling for a single household and any domestic outbuildings associated with the dwelling; or

(b) 1 dwelling for a single household, a secondary dwelling, and any domestic outbuildings associated with

either dwelling.”

3.2.4 Level of Assessment

The application is seeking approval for a Material Change of Use (Development Permit) for the purpose of a

Dwelling House in the Rural Zone and is subject to Code Assessment.

3.3 GROUNDS FOR APPROVAL

The proposed development is considered appropriate for the site and beneficial to the sites future use. Reasons

that the proposal should be granted approval are as followed:

• The proposed use is for a Dwelling House, which is an appropriate land use for the site;

• The proposed dwelling comprises of a building footprint which is appropriate to the scale of the subject site;

• The Dwelling House is setback appropriately such that impacts to the adjacent trade route, koala habitat and

koala movement are minimised;

• The proposed dwelling house comprises of a bulk and scale such that it will not detract from the amenity and

privacy of adjoining residents or the local streetscape;

• The proposed dwelling house seeks to improve the residential amenity by incorporating positive design

outcomes that seeks to preserve the surrounding scenic amenity; and

• The proposal is generally compliant with the provisions of the Somerset Region Planning Scheme.

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4.0 PLANNING SCHEME ASSESSMENT

4.1 APPLICABLE PLANNING SCHEME CODES

The following provides an assessment of the proposal against the relevant Planning Scheme Codes identified

above. For details of the proposal, please refer to the Proposal Plans included in the Appendix.

• Rural Zone Code;

• Dwelling House Code;

• Rural Zone Code;

• Biodiversity Overlay Code;

• Bushfire Overlay Code;

• High Impact Activities Management Overlay Code;

• Infrastructure Overlay Code;

• Scenic Amenity Overlay Code; and

• Stock Route Overlay Code

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4.1.1 Rural Zone Code

Performance outcomes Acceptable outcomes Proposed Solutions

For accepted development subject to requirements and assessable development

Building height

PO1 Building height: (a) maintains a low rise built form; and (b) is subordinate to the predominant character and environment and features values of the locality.

AO1 Building height does not exceed two storeys and 11.5 metres above ground level.

AO1 Complies The proposal at hand maintains a maximum building height of 11.5 metres and 2 storey.

Building setbacks

PO2 Building setbacks: (a) contribute to the maintenance of the rural character of the zone; and (b) manage potential amenity impacts on sensitive land uses on adjoining premises.

AO2 Buildings and structures are setback a minimum 15 metres from the primary street frontage of the site.

AO2 Complies The proposed Dwelling House maintains a setback in excess of 15m to the primary street frontage.

Animal husbandry

PO3 Development for animal husbandry does not result in: (a) environmental harm and nuisance on sensitive land uses located on adjoining premises; and (b) adverse impacts on water quality values of local receiving environments.

AO3.1 Animal 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 Park residential precinct); or (ii) Township zone; (b) 100 metres of a sensitive land use on an adjoining premises; and (c) 15 metres of a dwelling house on the same site.

AO3.1 Not Applicable The proposal at hand is not for Animal Husbandry.

Outbuildings (Class 10a)

PO4 Outbuildings are not used for habitable or domestic purposes.

AO4 Outbuildings are used for non-habitable purposes only.

AO4 Not Applicable The proposal at hand does not involve a Class 10a Outbuilding.

For assessable development

Environmental management

PO5 Rural 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; (b) water quality; and (c) acoustic environment.

AO5.1 The use is operated in accordance with the Environmental Protection (Air) Policy 2008. AO5.2 The use is operated in accordance with the Environmental Protection (Noise) Policy 2008. AO5.3 The use is operated in accordance with the Environmental Protection (Water) Policy 2009.

AO5.1-AO5.3 Complies The proposal for a Dwelling House complies with the relevant Environmental Protection Policies.

PO6 Liquid and solid waste disposal, including carcass disposal, and

AO6 No acceptable outcome provided.

PO6 Complies The proposal for a Dwelling House will ensure waste disposal and

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emissions of contaminants to surface or groundwater (including contaminated stormwater) do not result in environmental harm or nuisance.

any potential emissions are managed accordingly such that no environmental harm or nuisance will occur.

Amenity

PO7 The 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.


PO7 Complies The proposed Dwelling House will not result in any undue impacts to the amenity of the locality.

PO8 Development 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.


AO8 Not Applicable The subject site is vacant and does not contain any existing negative environmental impacts.

Tourism Development

PO9 Tourism development is separated from rural activities so that it does not result in: (a) adverse impacts on the ongoing operation of existing rural activities or the potential operation of future rural activities; (b) adverse impacts on rural amenity; and (c) inability for a tourism development to operate as intended 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, including nature based tourism, short-term accommodation, tourist park, winery, tourist attraction or function

AO9 Buildings and structures associated with tourism development are set back a minimum of: (a) 50 metres from a public road. 100 metres from the boundary of the site.

AO9 Not Applicable The proposal at hand is not for Tourism Development.

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facility. PO10 Building siting, spacing, scale, bulk, height, design, form, colours and materials is sympathetic to the character of the site and locality.

AO10 No acceptable outcomes provided.

PO10 Complies The proposal at hand incorporates a Dwelling House situated upon a 6.403 hectare lot. The Dwelling House incorporates design elements which are sympathetic to the character of the site and the immediate locality.

PO11 Development 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 the associated tourism development; (d) does not generate traffic on roads in the Rural zone that is additional to traffic otherwise generated by the associated tourism development; and (e) does not create impacts on centres or townships through clustering of small-scale business activities.

AO11 Development for shop or food and drink outlet is: (a) ancillary to a tourism development such as a function facility, nature-based tourism, short-term accommodation, tourist park or winery use; and has a gross floor area that is equal to or less than 250 square metres

AO11 Not Applicable The proposal at hand is not for a shop or food and drink outlet.

4.1.2 Dwelling House Code



General

PO1 The scale, intensity, and siting of dwelling houses maintains the character and amenity of the locality.

AO1.1 Building height does not exceed two storeys and 8.5 metres above ground level. AO1.2 Site cover does not exceed 50 per cent in the General residential zone. AO1.3 Site cover does not exceed 20 per cent in the: (a) General residential zone—Park residential precinct; or (b) Rural residential zone. AO1.4 The dwelling house is set back a minimum of 10 metres from the street frontage boundary in the: (a) General residential zone—Park residential precinct; or (b) Rural residential zone; or (c) Emerging community zone.

AO1.1 Complies The proposed Dwelling House comprises of 2 storeys and does not exceed a maximum building height of 8.5m. AO1.2 Not Applicable The subject site is located in the Rural Zone. AO1.3 Complies The proposed Dwelling House does not exceed 20 per cent site cover in the Rural Zone. AO1.4 Not Applicable The proposal at hand is located in the Rural Zone. AO1.5-AO1.6 Complies The proposal at hand maintains a setback in excess of 15m to any boundary.

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AO1.5 The dwelling house is set back no less than 15 metres from the street frontage boundary in the Rural zone. AO1.6 A dwelling house in the Rural zone is located a minimum of 15 metres from any side boundary.

Domestic outbuildings

PO2 Domestic outbuildings remain subordinate in scale to the dwelling house and do not detract from the streetscape character of dwelling house, or the character of the locality.

AO2.1 The total maximum gross floor area of all domestic outbuildings (other than in the Rural zone) shall not exceed 70 percent of the gross floor area of the dwelling house.

AO2.1 Not Applicable The proposal at hand does not incorporate any domestic outbuilding.

PO3 Domestic outbuildings do not dominate the streetscape or create unacceptable visual impacts when viewed from the street.

AO3.1 A maximum of two domestic outbuildings are constructed on the premises in the: (a) Centre zone; (b) Emerging community zone; (c) General residential zone; (d) Rural residential zone; and (e) Township zone.

AO3.1 Not Applicable The proposal at hand does not incorporate any domestic outbuilding.

Secondary dwellings

PO4 The secondary dwelling is not used by persons that are unrelated to the principal household.

AO4.1 The secondary dwelling is occupied by a relative of the principal household, which forms a single related household. Note -Two dwellings for separate unrelated households on the same premises is deemed to be dual occupancy.

AO4.1 Not Applicable The proposal at hand does not incorporate a secondary dwelling.


PO5 The secondary dwelling is small-scale, low-key, and subordinate to the dwelling house.

AO5.1 The total maximum gross floor area of the secondary dwelling shall not exceed 60percent of the gross floor area of the dwelling house on the same site.

AO5.1 Not Applicable The proposal at hand does not incorporate a secondary dwelling.

PO6 The site is capable of accommodating the secondary dwelling without resulting in over development of the site.

AO6.1 The lot size is a minimum of 800 square metres.

AO6.1 Complies The subject site maintains a lot size in excess of 800m2

PO7 Secondary dwellings: (a) are designed and sited to maintain local character and amenity; (b) are visually compatible with the existing dwelling house; and (c) are located in proximity to the principal dwelling.

AO7.1 The secondary dwelling is no closer to the front boundary of the premises than the principal dwelling house. AO7.2 In the Rural zone, the secondary dwelling is located a minimum of 15 metres from any side or rear boundary. AO7.3 The secondary dwelling is

AO7.1-AO7.3 Not Applicable The proposal at hand does not incorporate a secondary dwelling.

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provided with at least one covered parking space.

Proximity to Intensive Animal Industry or Extractive Industry

PO8 The location of any dwelling house does not compromise the continued operation of an existing intensive animal industry or extractive industry not identified as a key resource area.

AO8.1 Any new dwelling house is to be located a minimum of 500 metres from an existing intensive animal industry or extractive industry not identified as a key resource area, unless it is associated with one of these uses.

AO8.1 Complies The proposal at hand is separated a minimum 500 metres from any existing intensive animal industry or extractive industry.

4.1.3 Biodiversity Areas Overlay Code



Matters of Local Environmental Significance

Where within a Rural zone or Rural residential zone PO1 The biodiversity values of areas mapped as Matters of Local Environmental Significance (MLES) on the Biodiversity overlay maps OM003a-b are maintained or enhanced or are managed to ensure any significant residual impacts to MLES are offset in accordance with the Environmental Offsets Act 2014. Note - A supporting Ecological Site Assessment is prepared in accordance with SC6.1 - Planning Scheme Policy 1 – Ecological Site Assessment Guidelines.

Where within the Rural zone or Rural residential zone AO1.1 Buildings and structures are not located within areas mapped as having Matters of Local Environmental Significance (MLES on the Biodiversity overlay maps OM003a-b. AND AO1.2 No clearing of native vegetation unless defined as minor operational work is undertaken within areas mapped as having MLES on the Biodiversity overlay maps OM003a-b. OR AO1.3 Development is located, designed and operated to mitigate significant impacts on the environmental values of the areas mapped as MLES on the Biodiversity overlay maps OM003a-b, as identified through provision of a report prepared by an appropriately qualified person that demonstrates how the proposed development mitigates the impacts. AND AO1.4 An environmental offset is provided in accordance with the requirements of the Environmental Offsets Act 2014 for impacts to matters of local environmental significance, Note – A report prepared by a suitably qualified person should anticipated losses, and outline what actions are proposed to be undertaken to offset the loss of matters of local environmental significance in

AO1.1-AO1.4 Not Applicable Subject site is not located within areas mapped as having MLES under the Biodiversity Overlay Map.

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accordance with the Queensland Environmental Offsets Policy.

Matters of State Environmental Significance

PO2 Vegetation clearing in areas mapped as containing Matters of State Environmental Significance (MSES) is avoided unless: (a) it is demonstrated that the area does not support MSES as mapped; or (b) the loss or reduction in MSES is for community infrastructure, or any purpose associated with an Airport, or extractive resources in a key resource area Note - A supporting Ecological Site Assessment is prepared in accordance with SC6.1 - Planning Scheme Policy 1 – Ecological Site Assessment Guidelines.

AO2.1 Buildings and structures are not located within areas mapped as containing Matters of State Environmental Significance (MSES) on the Biodiversity overlay maps OM003a-b. AND AO2.2 No clearing of native vegetation unless defined as minor operational work is undertaken within areas mapped as containing MSES on the Biodiversity overlay maps OM003a-b. OR AO2.3 Development is located, designed and operated to mitigate significant impacts on the environmental values of the areas mapped as containing MSES on the Biodiversity overlay maps OM003a-b, as identified through provision of a report prepared by an appropriately qualified person that demonstrates how the proposed development mitigates the impacts.

AO2.1-AO2.3 Not Applicable The proposal at hand is not located in areas mapped as having MSES under the Biodiversity Overlay Map.

Where in an Urban Area PO3 Management arrangements facilitate the ongoing conservation and protection of nature conservation and biodiversity areas within Urban Areas. Note - A supporting Ecological Site Assessment is prepared in accordance with SC6.1 - Planning Scheme Policy 1 – Ecological Site Assessment Guidelines.

Where in an Urban Area AO3.1 Areas that are mapped as containing MSES on Biodiversity overlay maps OM002a-b are dedicated as public open space for purposes consistent with the ecological values and functions of the area.

AO3.1 Not Applicable The proposal at hand is not located in an urban area.

PO4 Development on land adjacent to areas identified as containing MSES protects the biodiversity values of MSES and: (a) does not interrupt, interfere, alter or otherwise impact on underlying natural ecosystem processes such as water quality, hydrology, geomorphology and biophysical processes; (b) avoids noise, light, vibration or other edge affects, including weed and pest incursion on identified biodiversity values. Note - A supporting Ecological Site Assessment is prepared in accordance with

Where for Material Change of Use AO4.1 A minimum setback of 50 metres is provided between buildings and structures and areas identified as containing MSES on the Biodiversity overlay maps OM003a-b. Where for Reconfiguring a Lot AO4.2 A minimum setback of 50 metres is provided between a new boundary created by reconfiguring a lot and areas identified as containing MSES on the Biodiversity overlay maps OM003a-b.

AO4.1 Complies The proposed Dwelling House maintains a minimum setback of 50 metres to any building or structure identified as containing MSES under the Biodiversity Overlay Map. AO4.2 Not Applicable The proposal at hand is not for Reconfiguring a Lot. AO4.3 Complies Any operational works on site will be setback 50 metres from any operational works in areas identified as containing MSES.

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SC6.1 - Planning Scheme Policy 1 – Ecological Site Assessment Guidelines.

Where for Operational Works (comprising works for infrastructure or excavating or filling or landscape works) AO4.3 A minimum setback of 50 metres is provided between operational works and areas identified as containing MSES on the Biodiversity overlay maps OM003a-b.

Biodiversity Corridors -rehabilitation and revegetation

PO5 Development provides for land identified as containing a Biodiversity Corridor on Biodiversity overlay maps OM003a-b to be restored and enhanced so as to contribute towards a functional and connected network of viable habitat areas. Note – where an environmental offset applies, restoration and enhancement activities are to be included as a requirement of a Direct Benefit Management Plan under the Queensland Environmental Offsets Policy.

AO5.1 Development provides for cleared, degraded or disturbed areas identified as containing a Biodiversity Corridor on Biodiversity overlay maps OM003a-b to be rehabilitated or allowed to regenerate naturally. AO5.2 Development provides for locally native plant species to be predominantly used in the revegetation and landscape planting on the site. AO5.3 Development provides for revegetation and landscape planting that does not use declared or environmental weeds.

AO5.1 Not Applicable No cleared, degraded or disturbed areas are identified on site. AO5.2-AO5.3 Not Applicable No landscaping is proposed on site.

Biodiversity Corridors –unimpeded movement for wildlife

PO6 Unimpeded movement of fauna within and through the site via Biodiversity Corridors identified on Biodiversity overlay maps OM003a-b are maintained. Note - A supporting Ecological Site Assessment is prepared in accordance with SC6.1 - Planning Scheme Policy 1 – Ecological Site Assessment Guidelines.

AO6.1 Where within a Biodiversity Corridor identified on Biodiversity overlay maps OM003a-b, fauna movement is maintained by: (a) retaining bands of vegetation at least 200 metres wide on a site; and (b) buildings,structures are not located within retained vegetation bands.

AO6.1 Complies The proposal at hand will involve clearing to facilitate the building footprint of the Dwelling House on site. The Dwelling House is situated on a 6.403 hectare lot and retains vegetation on site in excess of 200 metres wide.

Wetlands Note –Applies to Wetlands that are identified as matters of state environmental significance -as “High Ecological Significance Wetlands” or “High Ecological Value Waters (wetlands)”- on the Biodiversity overlay maps OM003e-f.

PO7 Wetlands are protected by: (a) maintaining adequate separation distances between wetlands and development; (b) maintaining and enhancing aquatic and terrestrial habitat including vegetated corridors to allow for native fauna (terrestrial and aquatic) movement; (c) maintaining water quality by providing buffers to allow filtering

AO7.1 No clearing of native vegetation is undertaken within wetland buffer areas identified on the Biodiversity overlay maps OM003e-f. Where for Material Change of Use AO7.2 A minimum setback is provided between buildings and structures and the edge of a wetland as

AO7.1-AO7.4 Not Applicable The proposal at hand is not located within any Wetland area under the Biodiversity Overlay.

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of sediments, nutrients and other pollutants; and (d) retaining and improving existing wetland associated vegetation. Note - A supporting Ecological Site Assessment is prepared in accordance with SC6.1 - Planning Scheme Policy 1 – Ecological Site Assessment Guidelines.

identified on the Biodiversity overlay maps OM003e-f by a distance not less than 100 metres. Where for Reconfiguring a Lot AO7.3 A minimum setback is provided between a new boundary created by reconfiguring a lot and the edge of a wetland as identified on the Biodiversity overlay maps OM003e-f by a distance not less than 100 metres. Where for Operational Works (comprising works for infrastructure or excavating or filling or landscape works) AO7.4 A minimum setback is provided between operational works and the edge of a wetland as identified on the Biodiversity overlay maps OM003e-f by a distance not less than 100 metres.

PO7 Stormwater and wastewater discharges are treated prior to entering a wetland or associated buffer area to ensure the biological integrity of terrestrial and aquatic ecosystems. Note - A performance outcome must be supported by:

an Ecological Site Assessment prepared in accordance with SC6.1 - Planning Scheme Policy 1 – Ecological Site Assessment Guidelines; and

a Site Based Stormwater Management Plan.

AO8.1 No stormwater is discharged to a wetland or wetland buffer area identified on the Biodiversity overlay maps OM003e-f. AO8.2 No wastewater (treated or untreated) is discharged to a wetland or wetland buffer area identified on the Biodiversity overlay maps OM003e-f.

AO8.1-AO8.2 Not Applicable The proposal at hand is not located within any Wetland area under the Biodiversity Overlay.

PO9 Wetland buffer areas identified in accordance with AO6.1 to AO6.4 which are cleared, degraded or disturbed as a consequence of the development are rehabilitated to contribute to the establishment of a functional and connected habitat area having regard to: (a) the use of native plant species of local provenance that support habitat needs; and (b) replication of the species and structure of adjacent remnant habitats. Note - A supporting Ecological Site Assessment is prepared in accordance with SC6.1 - Planning Scheme Policy 1 – Ecological Site Assessment Guidelines.

AO9.1 No acceptable outcome provided.

PO9 Not Applicable The proposal at hand is not located within any Wetland area under the Biodiversity Overlay.

Watercourses

PO10 Watercourses are protected by:

AO10.1 No clearing of native vegetation is

AO10.1-AO10.4 Complies The proposal at hand will not

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(a) maintaining adequate separation distances between watercourses and development; (b) maintaining and enhancing aquatic and terrestrial habitat including vegetated corridors to allow for native fauna (terrestrial and aquatic) movement; (c) maintaining bank stability by minimising bank erosion and slumping; (d) maintaining water quality by providing buffers to allow filtering of sediments, nutrients and other pollutants; and (e) retaining and improving existing riparian vegetation. Note - A supporting Ecological Site Assessment is prepared in accordance with SC6.1 - Planning Scheme Policy 1 – Ecological Site Assessment Guidelines.

undertaken within watercourses or watercourse buffer areas identified on the Catchment management overlay maps OM005a-b. Where for Material Change of Use AO10.2 A minimum setback is provided between buildings and structures and the top of the high bank of a watercourse as identified on the Catchment management overlay maps OM005a-b by a distance not less than identified in Table 7.2.3.3.B. Where for Reconfiguring a Lot AO10.3 A minimum setback is provided between a new boundary created by reconfiguring a lot and the top of the high bank of a watercourse as identified on the Catchment management overlay maps OM005a-b by a distance not less than identified in Table 7.2.3.3.B. Where for Operational Works (comprising works for infrastructure or excavating or filling or landscape works) AO10.4 A minimum setback is provided between operational works and the top of the high bank of a watercourse as identified on the Catchment management overlay maps OM005a-b by a distance not less than identified in Table 7.2.3.3.B.

involve any clearing of native vegetation within watercourses or a watercourse buffer area. AO10.2 Complies The proposal at hand maintains a minimum setback in excess of 50 metres to the high bank of a watercourse. AO10.3 Not Applicable The proposal at hand is not for Reconfiguring a Lot. AO10.4 Complies Any operational works will be setback a minimum 50 metres to the high bank of a watercourse.

PO11 Stormwater and wastewater discharges are treated prior to entering a watercourse or associated buffer area to ensure the biological integrity of aquatic ecosystems. Note - A performance outcome must be supported by:

an Ecological Site Assessment prepared in accordance with SC6.1 - Planning Scheme Policy 1 – Ecological Site Assessment Guidelines; and

a Site Based Stormwater Management Plan.

AO11.1 No stormwater is discharged to a watercourse or watercourse buffer area identified on the Catchment management overlay maps OM005a-b. AO11.2 No wastewater (treated or untreated) is discharged to a watercourse or watercourse buffer area identified on the Catchment management overlay maps OM005a-b.

AO11.1-AO11.2 Complies Stormwater and wastewater will not be discharged to a watercourse or watercourse buffer.

PO12 Areas of watercourse buffer identified in accordance with AO9.1 to AO9.4 which are cleared, degraded or disturbed as a consequence of the development are rehabilitated to


PO12 Not Applicable No provisions exist for AO9.1 to AO9.4.

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contribute to the establishment of a functional and connected habitat network having regard to: (a) the use of native plant species of local provenance that support habitat needs; and (b) replication of the species and structure of adjacent remnant habitats. Note - A supporting Ecological Site Assessment is prepared in accordance with SC6.1 - Planning Scheme Policy 1 – Ecological Site Assessment Guidelines. PO13 Management arrangements facilitate the ongoing conservation and protection of nature conservation and biodiversity areas within Urban Areas.

AO13.1 Watercourses identified on Catchment management overlay maps OM005a-b and associated buffer areas identified in accordance with AO9.2 to AO9.4 are: (a) dedicated as public open space for purposes consistent with the ecological values and functions of the area where for Reconfiguring a Lot; or included within a voluntary statutory covenant for purposes consistent with the ecological values and functions of the area where for Material Change of Use.

AO13.1 Not Applicable AO9.2 to AO9.4 does not exist.

Koalas

PO14 Development is sufficiently setback and minimises impacts on koalas, koala habitat values, and koala habitat connectivity and employs measures to manage impacts on koala biodiversity values. Note - Koalas are listed as vulnerable under the Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act). Referral under the EPBC is required for certain actions. Note - Where a suitably qualified person demonstrates that the mapped koala habitat values attributed to the site are not present on the site the above performance outcome may not apply (subject to Council discretion).

Where in a Primary Habitat Area AO14.1 No clearing of native vegetation is undertaken within areas mapped as bushland koala habitat – primary habitat areas on Biodiversity overlay maps OM-003c-d, except in the urban area and only where it is demonstrated that there is no alternative to its removal and where koala habitat trees are incorporated into the proposed site layout. Where in a Secondary Habitat Area AO14.2 No acceptable outcome provided. Where for Material Change of Use AO14.3 A minimum setback of 50 metres is provided between buildings and structures and areas mapped as bushland koala habitat on Biodiversity overlay maps OM-003c-d. Where for Reconfiguring a Lot

AO14.1 Not Applicable The subject site is not located in Primary Habitat Area. PO14 Complies The proposal Dwelling House is an appropriate scale to the site an incorporates setbacks in excess of 75m to ensure koala habitat and connectivity is minimised as best as possible. PO14 Performance Solution The subject site is predominantly mapped in areas of bushland koala habitat on the Biodiversity Overlay map. The proposed Dwelling House consists of a building footprint that is of an appropriate scale to the site and incorporates sufficient measures to ensure that koala habitat and connectivity is retained over the site. AO14.4 Not Applicable The proposal at hand is not for Reconfiguring a Lot. PO14 Performance Solution The subject site is predominantly

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AO14.4 A minimum setback of 50 metres is provided between a new boundary created by reconfiguring a lot and areas mapped as bushland koala habitat on Biodiversity overlay maps OM-003c-d. Where for Operational Works (comprising works for infrastructure or excavating or filling or landscape works) AO14.5 A minimum setback of 50 metres is provided between operational works and areas mapped as bushland koala habitat on Biodiversity overlay maps OM-003c-d. Where within the Rural zone or Rural residential zone AO14.6 Where within the Rural zone or Rural residential zone the minimum setbacks identified in AO14.3 to AO14.5 are taken to be 100 metres.

mapped in areas of bushland koala habitat on the Biodiversity Overlay map. Any operational works will seek to retain koala habitat values and connectivity on site as best as possible. PO14 Performance Solution The proposal in the Rural Zone is predominantly mapped in areas of Bushland Koala Habitat under the Biodiversity Overlay Map. The proposal at hand seeks to minimise impacts to koala habitat areas and connectivity as best as possible.

PO15 During construction phases: (a) measures are taken in construction practices to not increase the risk of death or injury to koalas; and (b) native vegetation that is cleared and in an area intended to be retained for safe koala movement opportunities is progressively restored and rehabilitated.

AO15.1 No acceptable outcome provided

PO15 Complies The proposal at hand will ensure sufficient measures are taken to prevent the increase of death or injury to koalas on site. Any vegetation to be cleared and retained will ensure sufficient opportunity for movement is restored and rehabilitated.

PO16 Fencing design provides safe koala movement opportunities appropriate to the type of the development and habitat connectivity values of the site. Note - Koala exclusion fencing is only to be used where it can be demonstrated that it will prevent koalas from entering an area that poses a direct threat to their safety.

AO16.1 Where within bushland koala habitat on Biodiversity overlay maps OM-003c-d and within the Rural Zone or Rural residential zone, fencing: (a) consists of post and rail with a minimum gap of 300 millimetres between rails, or (b) other fencing material that has holes or gaps of a minimum of 300 millimetres in diameter, and the first gap is flush with the ground or no more than 400 millimetres from the ground.

AO16.1 Complies Any fencing on site will consist of post and rail with a minimum gap of 300 millimetres between rails that are no greater than 400 millimetres from the ground.

PO17 Significant habitat areas are not dissected or further fragmented by roads and road siting and design facilitates safe koala movement by

AO17.1 New roads near identified bushland koala habitat: (a) are designed to limit traffic speeds by incorporating the

AO17.1 Not Applicable No new roads are proposed. AO17.2 Not Applicable The proposal at hand is not for Reconfiguring a Lot.

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taking into account: (a) the number of vehicles likely to use the proposed road; (b) anticipated vehicle speeds; and (c) the likely volumes of traffic between 6pm and 6am.

following ‘go slow’ features: (i) narrowing roads; and/or (ii) curving roads; and/or (iii) incorporating structures to slow vehicles, such as speed bumps. (b) include minor deviations in roads and driveways to retain important koala habitat trees; (c) include lighting at identified or potential koala crossing points to reduce koala and vehicle collisions; (d) provide vegetation and landscaping to increase the visibility of koalas entering the road within verges and median strips; (e) incorporates trees within traffic islands and streetscapes; (f) retains or provides interlocking tree canopies over roads; and (g) includes koala crossing warning signs. Where for Reconfiguring a Lot AO17.2 No new roads are created within bushland koala habitat on Biodiversity overlay maps OM-003c-d.

PO18 Landscaping enhances koala habitat values through the development site and assists in providing for unimpeded koala movement within and across the site.

AO18.1 Landscaping comprises local koala habitat trees.

AO18.1 Not Applicable No landscaping is proposed on site.

4.1.4 Bushfire Hazard Overlay Code



PO1 Development 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 Bushfire Hazard Overlay Map OM-004a-b.

AO1.1 Development does not increase the number of lots in areas of Very High (potential intensity) Bushfire Hazard or High (potential intensity) Bushfire Hazard as identified on Bushfire Hazard Overlay Map OM-004a-b. AO1.2 Uses 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;

AO1.1 Not Applicable The proposed Dwelling House is not located in areas of Very High Bushfire Hazard Areas or High Bushfire Hazard Areas. AO1.2 Not Applicable The proposal at hand is for a Dwelling House.

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(b) Business activities group; (c) Community activities group; and (d) Entertainment activities group; with community infrastructure being designed to minimise susceptibility to bushfire events.

PO2 In Medium (potential intensity) Bushfire Hazard Areas as identified on Bushfire Hazard Overlay Map OM-004a-b, buildings and structures are 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 having regard to aspect, slope and vegetation; (c) to provide adequate setbacks between buildings, structures, and areas of identified bushfire hazard.

AO2 Buildings 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; have a firebreak with a minimum dimension of 20 metres.

AO2 Complies The proposal at hand is not located within 100 metres of a ridgeline or a north to west facing slope.

PO3 In 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 and accessible water supply for fire-fighting purposes.

AO3 For uses involving new or existing buildings 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 sufficient flow and pressure characteristics for fire fighting purposes at all times (minimum pressure and flow in 10 litres a second at 200kPa); or an accessible on-site dam or tank with fire fighting fittings, or a swimming pool of not less than 40,000 litres.

AO3 Complies The Dwelling House will be supplied with adequate and accessible water supply for fire fighting purposes.

PO4 In 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 and other 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 areas and adjacent

AO4.1 Development 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 and stands of native vegetation; (b) has a minimum cleared width of 20 metres; (c) has a constructed road width of six metres; and (d) is constructed to an all weather standard. AO4.2

AO4.1 Not Applicable The proposal at hand is not for Reconfiguring a Lot. AO4.2 Complies Road access to the site will be designed such that it will be capable of providing access for fire fighting and other emergency vehicles. AO4.3 Complies Any roads to the site will not comprise of a gradient greater than 12.5%.

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bushland. Note - Where it is not practicable to provide firebreaks in accordance with A03.1 Fire Maintenance Trails are provided in accordance with the following:

located as close as possible to the boundaries of the lot and the adjoining hazardous vegetation;

the minimum cleared width not less than 6 metres;

the formed width is not less than 2.5 metres;

the formed gradient is not greater than 15percent;

vehicular access is provided at both ends; passing bays and turning areas are

provided for fire-fighting appliances either located on public land or in an access

easement that is granted in favour of the Local Government and QFRS.

The road design is capable of providing access for fire fighting and other emergency vehicles. AO4.3 In 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 a maximum gradient of 12.5percent; (b) Cul-de-sacs are not used except where: (i) a perimeter road designed in accordance with AO3.1 isolates the development from hazardous vegetation; and (ii) the cul-de-sac are provided with alternative access linking the cul-de-sac to other through roads; and the maximum length of the cul-de-sac is 200 metres.

4.1.5 High Impact Activities Management Overlay Code

The provisions of the High Impact Activities Management Overlay Code are not assessable as the proposal at

hand does not involve a High Impact Activities.

4.1.6 Infrastructure Overlay Code



Gas pipelines

PO1 Buildings and structures are designed and sited to: (a) minimise risk of harm to people and property; and (b) avoid damaging or adversely affecting the existing or future operation of gas pipelines and the supply of gas.

AO1.1 Buildings and structures are setback a minimum of 100 metres from a gas pipeline as identified on the Infrastructure overlay maps OM009a-g.

AO1.1 Complies All buildings and structures are setback a minimum of 100 metres from any gas pipeline.

High voltage electricity transmission lines

PO2 High voltage electricity transmission lines: (a) are protected from encroachment by incompatible development; and (b) sensitive land uses are appropriately separated from high voltage electricity transmission lines to protect public health and safety and to minimise the likelihood of nuisance or complaint

AO2.1 Development is not located within a high voltage electricity transmission line easement as identified on the Infrastructure overlay maps OM009a-g. AO2.2 Buildings associated with sensitive land uses are setback from high voltage electricity transmission lines as identified on the Infrastructure overlay maps OM009a-g and in accordance with the following: (a) 20 metres for transition lines

AO2.1 Complies The subject site is not located within a high voltage electricity transmission line. AO2.2 Complies The proposal at hand is setback a minimum 20 metres to any transition line, 30 metres from any 133kV and 330kV transmission line, and 40 metres from any transmission line exceeding 331kV. AO2.3 Not Applicable The proposal at hand does not directly overlook any high voltage

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between 110kV and 132kV; (b) 30 metres for transmission lines between133kV and 330kV; and (c) 40 metres for transmission lines exceeding 331kV. AO2.3 Buildings that directly overlook high voltage electricity transmission lines have living areas that are oriented away from the transmission line. AO2.4 No additional gates, fences or other access restrictions are created within or along the easement for high voltage electricity transmission lines. AO2.5 Vegetation planted within an easement of a high voltage electricity transmission line or, where there is no easement the area of influence1 of a high voltage electricity transmission line, has a mature height of no more than 3.5 metres. AO2.6 No earthworks are undertaken within 20 metres of a transmission tower or pole, or within 20 metres of the edge of the easement (whichever is greater) for overhead high voltage electricity transmission lines

transmission line. AO2.4-AO2.6 Not Applicable No high voltage transmission lines or easement for a transmission line are present on site.

Substations and power stations

PO3 Power stations: (a) are protected from encroachment by incompatible land use and development; and (b) sensitive land uses are appropriately separated from power stations to protect public health and safety.

AO3.1 Sensitive land uses are setback a minimum of 40 metres from a power station site as identified on the Infrastructure overlay maps OM009a-g. AO3.2 Sensitive land uses are setback a minimum of 5 metres from a substation as identified on the Infrastructure overlay maps OM009a-g

AO3.1-AO3.2 Complies The proposed Dwelling House is setback a minimum 40 metres from any power station and a minimum 5 metres from any substation.

Wastewater treatment plants

PO4 The operation and planned expansion of wastewater treatment plants: (a) are protected from encroachment by incompatible land use and development; and (b) sensitive land uses are appropriately separated from wastewater treatment plants to

AO4.1 Sensitive land uses are not established within a wastewater treatment plant buffer as identified on the Infrastructure overlay maps OM009a-g.

AO4.1 Complies The proposed Dwelling House is not established within a wastewater treatment plant buffer.

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protect public health and safety.

Highways and main roads

PO5 Development is located, designed and constructed to ensure that noise from Highways and Main roads do not adversely affect: (a) the development’s primary function; and (b) the wellbeing of occupants including their ability to sleep, work or otherwise undertake quiet enjoyment without unreasonable interference from road traffic noise.

AO5.1 Where adjoining a Highway or Main road and not located in an urban area, buildings are setback a minimum of 40 metres from the property boundary adjoining a Highway or Main road as identified on the Infrastructure overlay maps OM009a-g. AO5.2 Where adjoining a Highway or Main Road as identified on the infrastructure overlay maps OM009a-g, development ensures that a sensitive land use achieves the relevant road traffic noise criteria of the Queensland Development Code.

AO5.1 Complies The proposal at hand is setback in excess of 75 metres from the Brisbane Valley Highway. AO5.2 Complies The proposed Dwelling House achieves all the relevant traffic noise criteria of the QDC.

Waste stations

PO6 The operation and planned expansion of waste stations: (a) are protected from encroachment by incompatible development; and (b) sensitive land uses are appropriately separated from waste stations to protect public health and safety.

AO6.1 Sensitive land uses are not established within a waste station buffer as identified on the Infrastructure overlay maps OM009a-g.

AO6.1 Complies The proposed Dwelling House is not located within a waste station buffer.

Water pipelines

PO7 Development does not adversely impact on existing and planned water pipeline infrastructure.

AO7.1 Development is not located within a water pipeline easement as identified on the Infrastructure overlay maps OM009a-g.

AO7.1 Complies The proposal at hand is not located within a water pipeline easement.

Water treatment plants

PO8 The operation and planned expansion of water treatment plants: (a) are protected from encroachment by incompatible development; and (b) sensitive land uses are appropriately separated from water treatment plants to protect public health and safety.

AO8.1 Sensitive land uses are setback a minimum of 100 metres from a water treatment plant as identified on the Infrastructure overlay maps OM009a-g.

AO8.1 Complies The proposed Dwelling House is setback a minimum of 100 metres to a water treatment plan.

For assessable development

Kilcoy bypass

PO9 Development does not prejudice the future establishment, operation, or maintenance of the Kilcoy bypass as identified on the Infrastructure overlay maps OM008a-g.


PO9 Complies The proposal at hand will not prejudice the future establishment, operation or maintenance of the Kilcoy bypass.

Reconfiguring a Lot

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PO10 The operation and planned expansion of infrastructure as identified on Infrastructure overlay maps OM009a-g is: (a) protected from encroachment by incompatible land 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.


PO10 Complies The proposal at hand will not compromise the operation or planned expansion of any infrastructure identified by the Infrastructure Overlay map.

4.1.7 Scenic Amenity Overlay Code



Buildings within a scenic route section

PO1 Development within a scenic route section buffer identified on the Scenic amenity overlay maps OM012a-b: (a) retains existing vegetation and incorporates landscaping to visually screen and soften built form elements, whilst not impeding distant views or view corridors from the scenic route section; (b) incorporates building materials and external finishes that are compatible with the visual amenity and the landscape character of the scenic route section; and (c) minimises visual impacts on the scenic route section in terms of: (i) building setbacks; (ii) the scale, height and setback of buildings; (iii) the extent of earthworks and impacts on the landform including the location and configuration of roads and driveways; and (iv) the scale, extent and visual prominence of advertising devices (billboard).

AO1.1 Advertising devices within a scenic route section buffer identified on the Scenic amenity overlay maps OM012a-b: (a) refer only to the name and contact details for the proprietor, the name of the business or premises, the nature of uses conducted on the premises and the hours of operation; (b) are for one or more of the following uses: (i) Food and drink outlet; (ii) Winery; (iii) Tourist attraction; (iv) Nature-based tourism; (v) Rural activities; (vi) Short-term accommodation. (c) are setback 100 metres from waterway crossings; (d) has a sign face area not exceeding 1.5m² per side (up to two sides); (e) has a maximum height of 2 metres; (f) are not illuminated. AO1.2 Advertising devices (billboard) are not located within a scenic route section buffer identified on the Scenic amenity overlay maps OM012a-b. AO1.3 Buildings do not exceed 8.5 metres or 2 storeys in height. AND AO1.4 Buildings or structures within a scenic route section buffer

AO1.1-AO1.2 Not Applicable The proposal at hand is not for an Advertising device. AO1.3 Complies The proposal at hand does not exceed a building height of 8.5 metres and 2 storeys. AO1.4- AO1.5 Not Applicable The subject site is not located within a scenic route section buffer.

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identified on the Scenic amenity overlay maps OM012a-b are setback a minimum of 100 metres from the scenic route. OR AO1.5 Buildings or structures within a scenic route section buffer identified on the Scenic amenity overlay maps OM012a-b are setback behind the building line of an existing dwelling house.

Buildings within high scenic amenity area

PO2 Development within a high scenic amenity area identified on the Scenic amenity overlay maps OM012a-b: (a) maintains and enhances the landscape character and scenic amenity values of the locality and the Somerset region; (a) is not visible from the skyline or positioned on a ridgeline when viewed from a Highway or Main road; (b) is fully screened by an existing natural landform or vegetation, or will be fully screened by native vegetation within 5 years of construction when viewed from a Highway or Main road; (c) retains existing vegetation and incorporates landscaping to visually soften built form elements; (d) incorporates building materials and external finishes that are compatible with the visual amenity and the landscape character of the locality; and (e) minimises visual impacts on the high scenic amenity area in terms of: (i) the scale, height and setback of buildings; (ii) the extent of earthworks and impacts on the landform including the location and configuration of roads and driveways.

AO2.1 Buildings do not exceed 8.5 metres or 2 storeys in height. AO2.2 Buildings, structures and operational works are located a minimum of 50 metres from ridges or peaks within high scenic amenity areas identified on Scenic amenity overlay maps OM-012a-b. AO2.3 Where within high scenic amenity areas identified on Scenic amenity overlay maps OM-012a-b no vegetation clearing occurs: (a) within 100 metres of ridgelines or peaks; (b) on land with a slope greater than 15 percent; (c) within 100 metres of waterways; (d) within 100 metres of wetlands; (e) unless where in accordance with Part 8.2 - Bushfire hazard Overlay Co

AO2.1 Complies The proposal at hand does not exceed a building height of 8.5 metres and 2 storeys. AO2.3 Complies Any vegetation or clearing will not occur within 100 metres of a ridgeline or peak, on land with a slope greater than 15%, within 100 metres of a waterway or within 100 metres of wetlands .

Buildings within other scenic mountains

PO3 Development within other scenic mountain areas identified on the Scenic amenity overlay maps OM012a-b: (a) maintains the landscape character and scenic amenity values of the locality and the Somerset region; (b) retains existing vegetation and

AO3.1 Buildings do not exceed 8.5 metres or 2 storeys in height.

AO3.1 Not Applicable The subject site is not located within other scenic mountain areas.

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incorporates landscaping to visually soften built form elements; (c) incorporates building materials and external finishes that are compatible with the visual amenity and the landscape character of the locality; and (d) minimises visual impacts on other scenic mountain areas in terms of: (i) the scale, height and setback of buildings; (ii) the extent of earthworks and impact on the landform including the location and configuration of roads and driveways; and (iii) the scale, extent and visual prominence of advertising devices (billboard).

4.1.8 Stock Route Management Overlay Code



PO1 Development 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.

AO1.1 Buildings, structures and works are not located within a stock route buffer area as identified on Stock route management overlay maps OM0013a-b.

AO1.1 Complies The proposed Dwelling House is located adjacent to the stock route buffer. The Dwelling House will not compromise the extent, function or operational efficiency of the stock route.

PO2 Reconfiguring a lot protects public health, and safety, appropriately manages amenity impacts, and 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.

AO2.1 Reconfiguring a lot provides an access easement over land identified as a stock route on Stock route management overlay maps OM0013a-b.

AO2.1 Not Applicable The proposal at hand is not for Reconfiguring a Lot..

PO3 The operation of stock routes as identified on Stock route management overlay maps OM0013a-b is: (a) protected from encroachment by incompatible land 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.

AO3.1 Sensitive land uses are setback a minimum of 75 metres from a stock route as identified on Stock route management overlay maps OM0013a-b.

AO3.1 Complies The proposed Dwelling House is located in excess of 75m to the stock route.

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5.0 CONCLUSION

The proposal at hand relates to a new Dwelling House, in the Rural Zone of the Somerset Region Planning

Scheme.

The proposed Dwelling House at land located along Brisbane Valley Highway, Wivenhoe Pocket represents a

scale and built form compatible with the land and surrounding neighbouring properties.

The information contained in this report demonstrates compliance with the relevant Somerset Region Planning

Scheme Development Codes and the proposals suitability for the site.

The proposal at hand generally complies with Council’s Planning Scheme requirements to the extent that they

apply to the site.

We therefore request that the proposed development be considered favourably by Council and subsequently

approved subject to reasonable conditions.

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6.0 APPENDICES

Proposal Plans

SDAP and SPP

Plan A Town Planning Pty Ltd Level 3, 16 McDougall Street, Milton Q 4064 p 07 3846 0807 abn 17 634 960 937

Town Planning & Development Consultants PO Box 1661 Milton Q 4064 e [email protected] www.planatownplanning.com.au

Documents

Town Planning Assessment Report · 2020. 8. 26. · Plan A Town Planning Pty Ltd Level 3, 16 McDougall Street, Milton Q 4064 p 07 3846 0807 abn 17 634 960 937 Town Planning & Development