Town Planning Report for a Material Change of Use (Impact ...€¦ · • NHOM1 – Acid Sulfate Soils Hazard Overlay Map – 5mAHD; • NHOM3 – Storm Surge Overlay Map • Part

Town Planning Report for a Material Change of Use

(Impact Assessment) to establish Multiple Dwelling Units

(2 Units (Duplex)) at 41 Armstrong Beach Road, Armstrong

Beach

Being Lot 7 on SP266405

Prepared By:

© Gemclass Pty Ltd 2015

Phone: 0433 145 514

Facsimile: (07) 5597 3336

Postal Address: P.O. Box 8564,G.C.M.C, Bundall, Qld, 9726

Email: [email protected]

tracyh

Received (Manual Date)

Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41

Armstrong Beach Road, Armstrong Beach Page 2

Prepared Date: April 2015

TABLE OF CONTENTS

1.0 – EXECUTIVE SUMMARY ----------------------------------------------------------------------------------------------------------- 3

2.0 – DEVELOPMENT APPLICATION SUMMARY ------------------------------------------------------------------------------------------------ 3

3.0 - SITE HISTORY ------------------------------------------------------------------------------------------------------------------------ 5

4.0 – THE PROPOSAL --------------------------------------------------------------------------------------------------------------------- 5

4.1 – PROPOSED LAND USE ----------------------------------------------------------------------------------------------------------------------- 6 4.2 – ARCHITECTURAL DESIGN ------------------------------------------------------------------------------------------------------------------- 6 4.3 – PUBLIC AND PRIVATE OPEN SPACE ------------------------------------------------------------------------------------------------------ 7 4.4 - SITE COVER ------------------------------------------------------------------------------------------------------------------------------------ 7 4.5 – SETBACKS -------------------------------------------------------------------------------------------------------------------------------------- 7 4.6 – CAR PARKING AND TRAFFIC DESIGN ---------------------------------------------------------------------------------------------------- 8 4.6 - LANDSCAPING DESIGN ----------------------------------------------------------------------------------------------------------------------- 9 4.7 - STORMWATER MANAGEMENT -------------------------------------------------------------------------------------------------------------- 9 4.8 – ENVIRONMENTAL PROTECTION AGENCY – CONTAMINATED LAND REGISTER ------------------------------------------------- 9 4.9 – EASEMENTS AND OR INFRASTRUCTURE MAINS (SEWER, STORMWATER AND WATER) ------------------------------------- 9 4.10 – STATE AND SARINA PLANNING SCHEME OVERLAYS ----------------------------------------------------------------------------- 10 4.11 – INFRASTRUCTURE CONTRIBUTIONS -------------------------------------------------------------------------------------------------- 15

5.0 - SITE CHARACTERISTICS AND SURROUNDING AREA --------------------------------------------------------------- 16

5.1. - Location ----------------------------------------------------------------------------------------------------------------------- 16 5.1.2 - Neighborhood and Surrounding Areas --------------------------------------------------------------------------- 17

6.0 – SITE ANALYSIS -------------------------------------------------------------------------------------------------------------------- 20

7.0 – PREVIOUS APPROVALS -------------------------------------------------------------------------------------------------------------------- 21

8.0 – DEVELOPMENT ASSESSMENT ---------------------------------------------------------------------------------------------- 22

8.1 – ‘IDAS’ ASSESSMENT ---------------------------------------------------------------------------------------------------------------------- 22 8.2 – SARINA SHIRE PLANNING SCHEME 2005 --------------------------------------------------------------------------------------------- 22 8.2.1 – OVERALL OUTCOMES FOR VILLAGE ZONE CODE -------------------------------------------------------------------------------- 23 8.3 - DESIRED ENVIRONMENTAL OUTCOMES ------------------------------------------------------------------------------------------------ 27 8.4 – SOUTH EAST QUEENSLAND REGIONAL PLAN ---------------------------------------------------------------------------------------- 29 8.5 – STATE PLANNING POLICIES -------------------------------------------------------------------------------------------------------------- 32 8.6 – PUBLIC NOTIFICATION --------------------------------------------------------------------------------------------------------------------- 33 8.7 – REFERRAL AGENCIES---------------------------------------------------------------------------------------------------------------------- 33 8.8 – ALTERNATIVE SOLUTIONS ---------------------------------------------------------------------------------------------------------------- 33 8.9 – APPLICABLE CODES ------------------------------------------------------------------------------------------------------------------------ 33

9.0 CONCLUSION------------------------------------------------------------------------------------------------------------------------- 34



1.0 – Executive Summary

Findasite.net.au, has been requested by Escape Homes and Developments Pty Ltd on behalf of the

owner James Nugent to prepare a town planning report for a Material Change of Use (Impact

Assessment) for Multiple Dwelling Units (2 Units (Duplex)) at 41 Armstrong Beach Road, Armstrong

Beach.

This proposal is to establish Multiple Dwelling Units (2 Units) on Lot 7 on SP266405 for residential

purposes on the site. The site is currently vacant and has an area of 814m2. The site is of a rectangular

formation measuring 19.3m in width (Armstrong Beach Road) and 42.2m in length.

The subject allotment was created via a 1 to 11 lot subdivision (Court Order D251 of 2012). All

Operational Works are now completed and the plans sealed creating the subject site (OW-2012-167).

The subject site will contain Multiple Dwelling Units (2 Units), which equates to a density of 1 Dwelling

per 407m2. Access for the subject site will be via Armstrong Beach Road.

The subject site is located within the Village Zone of the Sarina Planning Scheme 2005. Under Division

9, Table 9 Assessment Categories and Relevant Assessment Criteria for the Village Zone, Multiple

Dwellings are Impact Assessable. Therefore the site is subject to Impact assessment under the

Sustainable Planning Act (2009).

Following a detailed review of the proposal against the relevant codes of the current planning scheme

(Sarina Planning Scheme 2005), it is our view that this proposal is an appropriate scale and form of

development for the sites within the local context.

2.0 – Development Application Summary

Site Address: 41 Armstrong Beach Road, Armstrong Beach

Lot and Plan (Title)

Description:

Lot 7 on SP266405

Site Area: 41 Armstrong Beach Road (Lot 7) – 814m2

Existing Structures: Vacant Land

Local Government Area: Mackay Regional Council



Applicable Planning Scheme: Sarina Shire Planning Scheme 2005

Precinct: Not Applicable

Zoning: Village Zone

Applicant Escape Homes and Developments

C/- Findasite.net.au

P.O. Box 8564

Gold Coast MC, Qld, 4217

Registered Owner at time of

lodgement

James Nugent

Proposal: Material Change of Use to establish Multiple Dwelling Units

(2 Units (Duplex))

Approval being sought: Development Permit (Impact Assessment)

Public Notification Period:

15 Business Days (s298(1)b of the Sustainable Planning Act

2009)

Site Coverage: 33.7%

Easements: Lot 7 on SP266405 – Easement E - 715682902

Referral Agencies: • No Referral or Concurrence Agencies triggered

Locality Code and Zoning: • Part 4, Zones – Division 9 – Assessment Tables for

Village Zone

• Part 4, Zones – Division 10 – Relevant Assessment

Criteria for Self Assessable Development and

Assessable Development in the Village Zone

Specific Development Codes: • Part 6, Assessment provisions for development of a



stated purpose or a stated type, Division 16 – Dual

Occupancy, Multiple Dwelling and Motel Code

Overlays / Constraint Codes: • NHOM1 – Bushfire Hazard Overlay Map – Medium

Bushfire Hazard;

• NHOM1 – Acid Sulfate Soils Hazard Overlay Map –

5mAHD;

• NHOM3 – Storm Surge Overlay Map

• Part 5, Overlays, Division 6 – Assessment Criteria for

the Natural Hazards Management Areas Overlay

• COM1 – Remnant Vegetation Overlay Map – Of

Concern and Not of Concern

• COM2 – Aquatic Habitat Overlay Map – Coastal

Wetlands Habitat




the Conservation Overlay

Author Christopher John Waning and Stephen Northey

3.0 - Site History

Both allotments were created via a 1 to 11 lot subdivision (Court Order D251 of 2012). Subsequently all

Operational Works are now completed (OW-2012-167) and the plans sealed creating the subject

allotments. Prior to this, little is known about the subject site.

4.0 – The Proposal

The following chapters outline the key components of the proposal.



4.1 – Proposed Land Use

The proposal is to establish Multiple Dwelling Units (2 units). Pursuant to the definitions within the

Sarina Shire Planning Scheme 2005, Schedule 1 – Dictionary, Part 1 Defined Uses the proposal

complies with the following Use Definitions:

This type of development is desirable and supported within the Village Zone under the Sarina Shire

Planning Scheme 2005, however due to the increased density within a village area that is not fully

serviced with council services, the proposed use triggers Impact Assessment.

4.2 – Architectural Design

The architectural design and site layout of the proposal are shown in architectural plans prepared by

Escape Homes and Developments (refer to Part 5 – Architectural Plans).

The proposed Multiple Dwelling Units (2 Units) will both have three Bedrooms, a single Garage, two

Bathrooms, an Alfresco Area, Kitchen and Dining Room. Large areas of Private Open Space will be

available at the rear of each Dwelling and is outlined below:

Private Open Space Calculations

Lot 7 Unit 1 10.395m2 – Alfresco Area

159.46m2 – Rear Yard

Lot 7 Unit 2 10.395m2 – Alfresco Area

172.76m2 – Rear Yard



A further car park will be available on the side of the driveway and a visitor car park available on the

road. Both Dwellings will be accessible via Armstrong Beach Road.

4.3 – Public and Private Open Space

The proposal will comply with Table 6.45 Specific Outcomes SO5 and Acceptable Solution PS5.4 of

Part 6, Division 11 – Multiple Dwellings, Dual Occupancy and Motel Code of the Sarina Planning

Scheme 2005, providing a minimum of 25m2 (with a minimum dimension of 4 metres). The Private

Open Space area for each unit will consist of an alfresco area of approximately 10m2 and a large rear

yard of over 150m2.

4.4 - Site Cover

The proposed Multiple Dwelling Units will have the following site coverage:

Site Coverage

33.7%

4.5 – Setbacks

The Setbacks of the Multiple Dwelling Units from the boundaries of the subject site are as follows:

Setbacks

Road Frontage 5.5 metres to OMP

Eastern Boundary 1.495 metres to OMP

Western Boundary 1.495 metres to OMP

Rear 16.93 metres to OMP



4.6 – Car Parking and Traffic Design

Schedule 3 of the Sarina Shire Planning Scheme, Standards for provision and construction of parking

areas defines the car parking rate for Multiple Dwellings.

The Sarina Shire Planning Scheme 2005 – Schedule 12 – Multiple Dwelling parking rate is calculated

using the following:

Therefore using the car parking rate above, four (4) car spaces are required for the two (2) Multiple

Dwelling units and 0.5 car spaces are required for visitors per subject site. Therefore a total of 5 car

parks are required per subject site.

The car parking rate for the subject site will be calculated as follows:

Lot 7 = 2 covered car spaces (1 per Dwelling) + 2 further car parks (either side of the driveway or

behind the driveway) + 1 visitor car space on Armstrong Beach Road Reserve = 5 car parks proposed

per allotment

The proposed development complies with schedule 3 of the Sarina Shire Planning Scheme by

providing two (2) vehicle spaces for each dwelling located within a single garage for each unit with an

additional one (1) car spaces located behind the garage of each dwelling unit. Finally, a visitor car park

will be available on the road reserve. There is ample space on the road to allow for the parking of visitor

cars.

The proposed development will gain access from Armstrong Beach Road. The proposed development

has located their Vehicle Crossover in the middle of the road frontage and it will be 5.0 metres in width

and comply with the Sarina Shire Planning Scheme requirements. The driveways will splay to the front



of the garages of each dwelling unit. A single driveway design (per lot) also assists with traffic flow

around the proposed development and minimises any risk of impact to the surrounding road users.

4.6 - Landscaping Design

Detailed landscaping plans have been prepared and drafted by The Garden Planners and is attached

(refer to Part 6 – Landscape Plans).

4.7 - Stormwater Management

In relation to stormwater management on site, stormwater will be connected to the lawful point of

discharge (new stormwater pipe) (refer to section 4.9) located along Armstrong Beach road. However,

a detailed Stormwater Management Plan (Quantity and Quality) will be prepared if required by council.

This will be prepared and submitted within the information response.

4.8 – Environmental Protection Agency – Contaminated Land Register

An EPA Contaminated Land Register search has been completed and this site does not contain any

contaminates (refer to Part 10 – EPA Contaminated Land Search).

4.9 – Easements and or Infrastructure Mains (Sewer, Stormwater and

Water)

A search was carried out with the Mackay Regional Council for as constructed infrastructure locations

on or adjacent to the site. It was found that a water main and stormwater pipe runs parallel with the

front boundary of the site on the opposite side of the pavement. There is a drainage easement located

at the rear of the site (Easement E – No 715682902) (refer to Part 2 – Title Search).

The subject site is serviced by water and stormwater infrastructure (Refer to Figure 4.9.1 below). The

proposed development intends to connect to these services. The subject site does not have access to

the sewer system, however an Effluent Disposal system will be installed that transports the effluent

from each individual dwelling to an absorption bed at the rear of each allotment (Refer to Figure 4.9.2



below). This system was proposed by CQ Soil Testing and appears to satisfy the requirements of

Mackay Regional Council in relation to Effluent Disposal (Refer to Part 8 – Effluent Disposal Report).

The proposed development intends to connect to Sewer Infrastructure once it becomes available along

Armstrong Beach Road.

4.10 – State and Sarina Planning Scheme Overlays

The following overlays are applicable:

Remnant Vegetation Overlay

The subject site triggers the Remnant Vegetation overlay within the Sarina Shire Planning Scheme,

furthermore the site is adjacent to DEHP Remnant Vegetation that is a least concern. The Remnant

Vegetation overlay is triggered due to there being, of concern and not of concern remnant vegetation

(Refer to Figure 4.10.1 and 4.10.2 below). All remnant vegetation has been dealt with in the Court

Figure 4.9.1 – Existing Infrastructure Figure 4.9.2 – Proposed Effluent Disposal

Subject Site

Extracted from Mackay Regional Council

41 Armstrong Beach Road



Order D251 of 2012 , ROL-93/2007/HISAR and OW-2012-167 for the 11 lots subdivision that preceded

the formation of the subject site. Any remnant vegetation that was required to be retained by this Court

Order has been retained. Regardless, the subject sites are clear of any vegetation and there will be no

adverse affect on surrounding vegetation following the establishment of the Multiple Dwellings.

Figure 4.10.1 – Remnant Vegetation Overlay

Extracted from the Sarina Shire Planning Scheme

Subject site

Extracted from the Queensland State Government Mapping

Figure 4.10.2 – DEHP Remnant Vegetation

Legend

Subject site



Bushfire Hazard and Acid Sulfate Soils

The subject site triggers the Sarina Planning Scheme’s Bushfire and Acid Sulfate Soils overlay map

(Rfeer to Figure 4.10.3 below). The Bushfire overlay is triggered due to the site being listed as a

Medium Potential Bushfire Hazard and the Acid Sulfate Soils overlay is triggered as it has the 5m AHD

contour dissecting the site. The Acid Sulfate Soils overlay is also triggered, however, no substantial

earthworks will be required on either site. It is proposed that the only excavation will be that of the

footings of the duplex as well as the Rainwater Tanks and Bio-cycle system.

State Planning Policy 1/03 Mitigating the adverse impacts of Flood, Bushfire and Landslide, applies to

the subject development as it triggers a Medium Potential Bushfire Hazard. This SPP as well as the

Sarina Planning Scheme requirements have been addressed and conditioned in the Court Order D251

of 2012 , ROL-93/2007/HISAR and OW-2012-167 for the 11 lots subdivision.

The proposed development will not trigger the State Planning Policy 2/02 Planning and Managing

development involving Acid Sulfate Soils as the development will not involve excavating more than

100m3 or filling more than 500m3.

Figure 4.10.3 – Bushfire and Acid Sulfate Soils overlay

Subject site

Legend




Aquatic Habitat

The original site (728 Armstrong Beach Road) triggered the Sarina Planning Scheme’s Aquatic Habitat

overlay maps (Refer to Figure 4.10.4 below). The DERM referable wetlands map also was applicable

as an Estuarine System is located on the boundary with the wetlands. The Sarina Planning Scheme

requirements have been addressed and conditioned in the Court Order D251 of 2012, ROL-

93/2007/HISAR and OW-2012-167 for the 11 lot subdivision that commenced the proposal. DEHP was

a concurrence agency during the application process with Council. Both the Court order as well as

ROL-93/2007/HISAR has included concurrence agency conditions for DEHP (DERM) that addresses

any impacts the construction works will have on the wetlands and estuarine areas. These conditions

will be complied with.

However, as the subject site has now been subdivided into land parcels for sale, this overlay map, no

longer triggers Aquatic Overlay map.

Figure 4.10.4 – Aquatic Habitat Overlay

Subject site

Legend




Storm Surge

The Storm Surge overlay is triggered as the site is located within a 1000 year ARI and a Probable

Maximum Surge Event. This has been addressed and conditioned in the Court Order D251 of 2012,

ROL-93/2007/HISAR and OW-2012-167 for the 11 lot subdivision which preceded the proposal. Any

proposed development on the subject site will comply with the condition set out in Court Order D251 of

2012, ROL-93/2007/HISAR and OW-2012-167 regarding storm surge protection, as well as address the

Sarina Planning Scheme codes for the same.

The proposal is also noted within the Coastal Hazard Areas Map and Erosion Prone Areas of the

Queensland State Mapping (Refer to Figure 4.10.6 below).

Extracted from Queensland State Mapping

Subject site

Figure 4.10.5 – DEHP Referable Wetlands



4.11 – Infrastructure Contributions

Infrastructure Charges will be paid in accordance with the Adopted Infrastructure Charges Regime

2014.

Figure 4.10.5 – Storm Surge Overlay

Subject site

Legend


Figure 4.10.6 – Coastal Hazard and Erosion overlay

Subject site

Legend

Extracted from the Queensland state Government Mapping



5.0 - Site Characteristics and Surrounding Area

Armstrong Beach is a small beachfront town that is situated approximately 19 kilometres east of Sarina

and 50 kilometres from Mackay. The neighbourhood surrounding the subject site consists of a mixture

of Detached Dwellings on medium to large allotments, Dual Occupancies (Duplexes), Parks, a Local

Shop in the Caravan Park, undeveloped residential and the Pacific Ocean on a range of allotment sizes

and shapes ranging from 600m2 to rural sized allotments (100ha).

The site is within 400 metres from local parks/ reserves, 500 metres from the Pacific Ocean and

beaches and 600 metres from the Armstrong Beach Caravan Park (the local shop) and the site is in

close proximity to Sarina where there are such facilities as schools, shopping centres and sports

grounds. Public transport routes are available from the doorstep of the proposed development as there

is a bus stop in Melba Street (refer to Part 12 – Public Transport Routes).

At present the subject site is vacant land and is the result of a recent urban subdivision. The site

topography is flat, only having a slight fall toward the rear of the allotments so to allow for the

appropriate grade of stormwater runoff. A detailed site analysis has been prepared (Refer to Part 7 –

Site Analysis).

5.1. - Location

The subject site is located at 41 Armstrong Beach Road, Armstrong Beach and is described as (Refer

to Figure 5.1.1 below):

! Lot 7 on SP266405

The site is 814m2.



5.1.2 - Neighborhood and Surrounding Areas

The site is in close proximity to existing local amenities including public transport nodes, parks, a local

convenience centre (located within the Armstrong Beach Caravan Park) and the Pacific Ocean. All

schooling, shopping and medical facilities for example primary schools, childcare centres, regional

shopping centres and a state high school) are located either within Mackay CBD or in Sarina 19

kilometers away. The proposal will assist in supporting these local amenities.

The immediate surrounding area contains a number of 800m2 plus residential sites mainly consisting of

single dwelling lots and vacant lots. However, Multiple Dwelling Units (Duplex’s) are now established at

7 and 9 Swan Street illustrating the changes to the urban fabric of Armstrong Beach. Adjacent to the

western boundary of the site, are rural residential allotments flowing onto rural lands. Within the village

of Armstrong Beach however, there are a few medium density allotments consisting of duplexes,

Caravan Park, and Tourist Cabins.

Figure 5.1.1 – Location of site

Extracted from Nearmap

Subject sites



The character of Armstrong Beach is that of what we have listed above. After careful analysis of the

surrounding land uses, we consider the multiple dwelling unit use for 2 units to not cause any adverse

impact on the surrounding neighbourhood.

The below images illustrate the subject site and surrounding area:

Image 1 – The subject site (taken from Armstrong Beach Road)

Image 2 – Facing north along Armstrong Beach Road. (Subject site located on the left)



The immediate area surrounding the subject site is made up of a number of residential (village)

allotments, backing on to the subject site as well as larger, rural residential properties, west of the

subject site. The site is within 400 metres of local parks/ reserves, 500 metres from the Pacific Ocean

and beaches and 600 metres from the Armstrong Beach Caravan Park (the local shop). Furthermore,

the site is in close proximity to Sarina where there are such facilities as schools, shopping centres and

sports grounds.

Mackay is also 45km’s away with all the facilities of a large city including regional shopping centres,

parks, public and private schools, large medical facilities including a hospital and the regional Airport.

Public transport routes are located within the immediate vicinity (Please refer to Part 12 – Public

Transport Routes). The local public transport corridor is located within 500 metres of the subject site.

Image 3 – 9 Swan Street, Armstrong Beach (Example of a new Multiple Dwelling (Duplex))



6.0 – Site Analysis

The predominant features of the subject site are indentified on the ‘Site Analysis’ attached to this report

(refer to Part 7 – Site Analysis).

Image 4 – Location of the subject site

Image 5 – Local Shop at the Armstrong Beach Caravan Park



7.0 – Previous Approvals

Previous Approvals that have been granted by Mackay City Council for Dual Occupancy or Multi

Dwelling Use in Armstrong Beach:

• Dual Occupancy (Duplex – 2 Units) at 7 Swan Street, Armstrong Beach – DA-2012-370

• Dual Occupancy (Duplex – 2 Units) at 9 Swan Street, Armstrong Beach – DA-2012-408

• Multiple Dwelling (2 Units) at 12 Rasmussen Court, Armstrong Beach – MCUIMP-445/2009

• Armstrong Beach Caravan Park – Approval status unknown



8.0 – Development Assessment

The following State and Regional Planning mechanisms are applicable to this application.

8.1 – ‘IDAS’ Assessment

In accordance with section 314 of the Sustainable Planning Act 2009, in determining the Impact

Assessable planning application, the Assessment Manager (Mackay Regional Council) must have

regard to:

• The common material; and

• Any development approval for, and any lawful use of, premises the subject of the application or

adjacent premises; and

• Any referral agency’s response for the application;

On this basis, the planning framework and associated provisions that are applicable in this

assessment include:

• Sarina Shire Planning Scheme 2005;

• South East Queensland Regional Plan 2009 - 2031

• State Development Assessment Provisions

• Queensland Development Code Mandatory Parts

8.2 – Sarina Shire Planning Scheme 2005

The Sarina Shire Planning Scheme 2005 is the current, applicable document for planning assessment

for applications. The site is located within the Village Zone (Refer to Figure 8.2.0.1 below). Therefore,

the proposal will be assessed against the following codes in accordance with the Sarina Shire Planning

Scheme 2005:

• Part 4, Zones – Division 9 – Assessment Tables for Village Zone

• Part 4, Zones – Division 10 – Relevant Assessment Criteria for Self Assessable Development

and Assessable Development in the Village Zone



• Part 6, Assessment provisions for development of a stated purpose or a stated type, Division 16

– Dual Occupancy, Multiple Dwelling and Motel Code

• Part 5, Overlays, Division 2 – Assessment Criteria for the Conservation Overlay

• Part 5, Overlays, Division 6 – Assessment Criteria for the Natural Hazards Management Areas

Overlay.

8.2.1 – Overall Outcomes for Village Zone Code

1. The overall outcomes are the purpose of the Village Zone Code.

Noted.

2. The overall outcomes sought for the Village Zone are the following:

a. The village of Koumala is the rural service centre for the southern part of the

Shire, with commercial activities centrally located on the Bruce Highway (Brown

Street);

Not Applicable – This Application is in the Village Zone of Armstrong Beach.

Figure 8.2.0.1 – Zoning Maps

Extracted from Sarina Planning Scheme 2005

Subject site

Legend



b. Campwin Beach is a residential community primarily consisting of detached

houses, where residential expansion occurs to the south of Morris Street;


c. Grasstree Beach is a predominantly residential community primarily consisting of

detached houses with a small range of local support facilities. Residential

expansion is to the north-west and west of Hillside Drive, but only to the extent

consistent with protection of the coastal landscape, biodiversity and slope

characteristics of this land;


d. The town of Grasstree is an historic settlement consisting of detached residential

housing;


e. The beachside community of Half Tide provides residential development in close

proximity to the Hay Point coal terminals and some limited local shopping

facilities servicing these areas;


f. Salonika Beach accommodates detached housing, a resort/motel and a

retirement village;


g. Salonika Beach accommodates detached housing, a resort/motel and a

retirement village;




h. Louisa Creek is the Shire’s most northerly beach community, affected by the

nearby Hay Point and Dalrymple Bay coal terminals. The effective function of

these coal terminals are not compromised by further expansion of residential

development at Louisa Creek particularly higher density residential development

and; progressive purchasing of residential lots in the community continues by the

Ports Corporation of Queensland which is implementing a program of

revegetating vacant blocks;


i. The villages are attractive towns that provide a safe, low-key, relaxed lifestyle;

Complies – The proposed Multiple Dwelling units will not detract from the town’s

attractiveness or character and will not jeopardize the safe, low-key, relaxed

lifestyle that Armstrong Beach prefers.

j. Villages are provided with water supply, electricity and roads of an appropriate

standard;

Complies – The subject site is provided with Council reticulated water and a

sufficient sealed road and electricity supply. The subject sites will be connected

to stormwater mains and on site sewer treatment is proposed.

k. New development in the Village Zone is consolidated within existing nodes;

Complies – The subject site is in the centre of new and existing urban

development.

l. Local parks in the villages are provided to serve primarily the local community;

and

Not Applicable – No park will be provided



m. The natural scenic coastal values and the natural coastal processes are

protected providing an attractive destination for residents and visitors.

Complies – The proposed development does not detract in any way from the

natural scenic coastal values and the natural coastal processes and protects the

character of the area.

The overall outcomes of the Village Zone, support the establishment of Multiple Dwelling Units (2 units)

on the site as the proposed development complies with all applicable overall outcomes. Furthermore,

the table of assessable development for the Village Zone supports Multiple Dwelling Units (2 units) as

an Impact Assessable use of the site (Refer to Figure 8.2.1.1 below).

Further supportive evidence for the proposed use is the compliance with the planning scheme’s density

provisions. Within Part 4, Division 16 – Multiple Dwelling, Accommodation Units and Dual Occupancy

Code, the density of Multi Dwelling Units are not defined within the Urban Expansion Zone, however

within Part 5, Division 10 – Village Zone states that:

The subject site is part of a beachfront village community. Within Armstrong Beach the density is

primarily low with a few sites containing low/medium density style developments. Therefore it could be

stated that the consistent and desirable density for the surrounding area, would be low to medium

density style developments. Within the Village Zone code, density is considered to be a variable as long

as it is compatible with the surrounding area (please refer to Figure 6.2.2.) The proposed Multiple

Dwelling units (2 units) will result in a density on site of 1 dwelling per 807m2. Additionally, the proposal

Figure 8.2.1.1 – Level of Assessment for the proposed use

Extracted from the Sarina Shire Planning Scheme 2005



will reach a maximum height of one (1) storey (a height to the top of the ceiling of 2.440m) and provide

site coverage of 33.7%, which is considered to be of a scale and intensity that would conform to the

character of the surrounding area and would be supported by Council.

8.3 - Desired Environmental Outcomes

1. The desired environmental outcomes are based on ecological sustainability established by the

IPA and are the basis for the measures of the planning scheme.

Noted

2. Each desired environmental outcome is sought to be achieved to the extent practicable having

regard to each of the other desired environmental outcomes.

Noted

3. The desired environmental outcomes for the local government area are as follows:

a. The overall biodiversity and coastal values of the Shire are maintained, and natural

ecological processes are protected and enhanced;

Complies – The proposed development is wholly contained within an already

subdivided allotment that is clear of all vegetation and does not propose to remove any

further vegetation. The proposed development will have no impact or interfere with

biodiversity and coastal values, nor the natural ecological processes.

b. The Shire's natural resources, including its agricultural soils, fisheries, timber resources

and construction materials, are protected and utilised in a manner that ensures their

ecological and economic values are available for future generations;

Complies – The proposed development is wholly contained within an already

subdivided allotment that is clear of all vegetation and does not propose to remove any



further vegetation nor interfere with agricultural soils, fisheries, timber resources and

construction materials.

c. Sarina Shire contains a prosperous community with a sustainable industrial and rural

base, with a wide range of employment opportunities due to the diversity of local

industries, including the Port of Hay Point, the Plane Creek Sugar Mill and Distillery,

Jilalan QR maintenance yards, the cane industry and new rural industries, home based

business activities and tourism (particularly at Sarina Beach and Salonika Beach), and

through Sarina Township performing a strong role as the main service centre for the

Shire;

Complies – The proposed development is for Multiple Dwelling Units (2 units) and will

not jeopardise Sarina Town from performing a strong role as the main service centre for

the Shire.

d. Reconfiguration of lots and material changes of use for urban and rural residential

purposes are located where they increase the efficient and sustainable use of existing

infrastructure in terms of water supply, stormwater management and waste disposal and

protects infrastructure (including transport corridors) from inappropriate activities;

Complies – This area of Armstrong Beach has been developed for small residential

housing allotments and as such all available infrastructure has been provided. The

proposed development is located in a village, urban subdivision with provision of town

water, electricity and phone. Stormwater will also be connected to the lawful point of

discharge and all sewerage will be dealt with by on site sewerage facilities.

e. Places of cultural significance in the Shire (Indigenous and non-Indigenous settlement)

are respected, the village character in the Shire settlements is maintained and the

relationship of traditional owners to the land and water resources is recognised;

Complies – All places of cultural significance in the Shire (Indigenous and non-

Indigenous settlement) will not be touched and the proposed development will not

impact on the village character in any way.



f. Sarina Shire offers a high standard of living with a range of different residential lifestyles

and housing types. New residential (both urban and rural residential) areas are

developed in an efficient and sustainable manner with regard to infrastructure, are

accessible to services provided in established settlements and maintain amenity by

avoiding the establishment of adjacent incompatible land uses;

Complies – The proposed development has been developed to provide Armstrong

Beach with another type of housing choice that will be a sustainable and affordable

solution for the future. The proposal has been developed in a manner to reduce any

impact on the surrounding environment and to be an efficient use of the site. Water,

Electricity and Telephone is provided to the site and sewerage will be treated on site

(Refer to Part 8 – Effluent Disposal Report and Plans). Access to public transport is

available via a bus stop at the front of the property along Armstrong Beach Road. There

is also sealed roads from Armstrong Beach to the town of Sarina, for ease of

accessibility to services.

g. Residents of the Shire and visitors have a high level of access to community services

and facilities, including public transport.

Complies – The proposed development has a bus stop directly out the front of the

property along Armstrong Beach Road.

4. The desired environmental outcomes are supported by the information contained in the Desired

Environmental Outcomes – Supporting Information.

Noted

8.4 – South East Queensland Regional Plan

In accordance with the South East Queensland Regional Plan the proposed development site is located

within the Urban Footprint (Refer to Figure 7.3.1 below).

Town Planning Report for a Material Change of Use (Impact Assessment)

Armstrong Beach Road, Armstrong Beach

The Urban Footprint is defined as follows:

Urban Footprint:

Intent

The Urban Footprint identifies land to provide for the region’s urban development needs to 2026.

Description

The Urban Footprint includes existing urban areas and greenfield areas potentially suitable for future urban development.

It defines the limits of urban development to 2026 through the use of cadastral or other clearly defined boundaries.

The area includes sufficient land to accommodate the full range of acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban open spaces projected to be required over the next 20 years.

Inclusion of land in the Urban Footprint does not imply that all such lands can be developed for urban purposes. The Urban Footprint includes some land not available or appropriate to develop. This


own Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41

Armstrong Beach Road, Armstrong Beach

The Urban Footprint is defined as follows:


The Urban Footprint includes existing urban areas and greenfield areas potentially suitable for future

It defines the limits of urban development to 2026 through the use of cadastral or other clearly defined

includes sufficient land to accommodate the full range of acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban open spaces projected to be

n Footprint does not imply that all such lands can be developed for urban purposes. The Urban Footprint includes some land not available or appropriate to develop. This

Figure 7.3.1 – Urban Footprint

Subject site


Units (2 Units) at 41 Page 30


The Urban Footprint includes existing urban areas and greenfield areas potentially suitable for future

It defines the limits of urban development to 2026 through the use of cadastral or other clearly defined

includes sufficient land to accommodate the full range of acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban open spaces projected to be

n Footprint does not imply that all such lands can be developed for urban purposes. The Urban Footprint includes some land not available or appropriate to develop. This

Legend



includes national parks, state forests and wetlands. These lands will continue to be protected under state legislation such as the Vegetation Management Act 1999 or local government planning schemes. Land in the Urban Footprint may otherwise be unsuitable for urban development for a range of more local reasons, including constraints such as flooding, land slope, scenic amenity, and protection of biodiversity values of state, regional or local significance.

Local government planning schemes and detailed local structure plans will be the principal instruments for establishing the desired use of land and the preferred timing of development within the Urban Footprint.

The Urban Footprint focuses urban growth in areas that:

! are well located with respect to existing and planned urban infrastructure, activity centres and services;

! promote cohesive communities which support a wide range of services and facilities; ! provide opportunity for redevelopment and infill in existing urban areas; ! are an orderly extension of existing urban areas or support existing centres, including the

region’s smaller townships; and ! have access to existing or planned employment centres.

The Urban Footprint includes some areas designated or already developed for rural residential purposes that are well located with respect to urban services and facilities. Local government is required to review these areas in order to identify potential opportunities to develop or redevelop some of these areas for urban purposes.

The Urban Footprint also takes account of existing urban development, urban and contiguous rural residential land zonings, and forward planning allocations in existing and proposed local government planning schemes as at 31 May 2005.

The site is located within the Urban Footprint of the South East Queensland Regional Plan, it is

considered the development site is suitable for development and is in accordance with the definition of

the Urban Footprint as specified in the South East Queensland Regional Plan 2009 – 2031 (now

referred to as SEQRP).



8.5 – State Planning Policy 2014

State Planning Policy 2014 for Coastal Environment triggers, see below:

These provisions have been addressed in the Coastal Environment State Planning Code. Please refer

to Part 16 – State Planning Policy Codes.

8.6 – State Development Assessment Provisions

The proposal does not trigger any State Planning Policy Codes.



8.7 – Public Notification

Public Notification with be undertaken once a response to any Information Request that has been

issued, has been submitted. The Public Notification will be completed by Veronica Ford from SPA

Signs Pty Ltd.

8.8 – Referral Agencies

The application will trigger no concurrence agency or referral agencies.

8.9 – Alternative Solutions

None applicable.

8.10 – Applicable Codes

In accordance with the Sarina Shire Planning Scheme (2005), the following Planning Scheme codes

apply: -

Locality Code and Zoning • Part 4, Zones – Division 9 – Assessment Tables for

Village Zone

• Part 4, Zones – Division 10 – Relevant Assessment

Criteria for Self Assessable Development and

Assessable Development in the Village Zone

Specific Development Codes: • Part 6, Assessment provisions for development of a

stated purpose or a stated type, Division 16 – Dual

Occupancy, Multiple Dwelling and Motel Code

Constraints / Constraint

Codes:

• NHOM1 – Bushfire Hazard Overlay Map – Medium

Bushfire Hazard;

• NHOM1 – Acid Sulfate Soils Hazard Overlay Map –



5mAHD;

• NHOM3 – Storm Surge Overlay Map



• COM1 – Remnant Vegetation Overlay Map – Of

Concern and Not of Concern

• COM2 – Aquatic Habitat Overlay Map – Coastal

Wetlands Habitat




the Conservation Overlay

The Codes have been addressed and are attached to this application, refer to Part 4 – Planning

Scheme Codes.

9.0 Conclusion

The subject proposal is for a Material Change of Use to establish Multiple Dwelling Units (2 Units). The

proposed development is located at 41 Armstrong Beach Road, Armstrong Beach, being real property

description Lot 7 on SP266405.

As outlined in the report, the proposed development has been assessed against the provisions of all

relevant codes of the Sarina Shire Planning Scheme 2005 relating to this application.

The proposal is generally in keeping with the following codes:

! Locality Code and Zoning;

o Part 4, Zones – Division 9 – Assessment Tables for Village Zone

o Part 4, Zones – Division 10 – Relevant Assessment Criteria for Self Assessable

Development and Assessable Development in the Village Zone

! Specific Development Code;

o Part 6, Assessment provisions for development of a stated purpose or a stated type,

Division 16 – Dual Occupancy, Multiple Dwelling and Motel Code



! Constraint Code(s);

! Part 5, Overlays, Division 2 – Assessment Criteria for the Conservation Overlay

! Part 5, Overlays, Division 6 – Assessment Criteria for the Natural Hazards Management

Areas Overlay

The proposal has also demonstrated compliance with:

! Sarina Shire Planning Scheme 2005;

! South East Queensland Regional Plan 2009 - 2031

! State Development Assessment Provisions

! Queensland Development Code Mandatory Parts

It is recommended that Council support of the application is warranted and approval should be granted

subject to reasonable and relevant conditions.

Part 4 – Planning Scheme Codes

Appl

icab

le T

own

Plan

ning

Cod

es

Part

4 ,

Div

isio

n 10

– V

illag

e Co

de

(1)

Not

ed (R

efer

to P

art 3

– T

own

Plan

ning

Ass

essm

ent R

epor

t)

(2)

Not

ed (R

efer

to P

art 3

– T

own

Plan

ning

Ass

essm

ent R

epor

t)

(1)

Com

plie

s - T

he u

se is

for M

ulti

Dwel

ling

Uni

ts w

hich

are

a c

onsi

sten

t use

.

(1)

Not

App

licab

le –

No

inco

nsis

tent

use

is b

eing

app

lied

for.

(1)

a) C

ompl

ies -

The

re a

re n

o si

gnifi

cant

pla

ces o

f Ind

igen

ous o

r non

– In

dige

nous

cul

tura

l her

itage

val

ues o

n th

e su

bjec

t site

. b)

Com

plie

s - T

here

will

be

no a

dver

se e

ffect

s or

impa

ct o

n an

y am

enity

and

pub

lic h

ealth

or s

afet

y as

a r

esul

t of t

he p

ropo

sed

deve

lopm

ent.

All d

esig

n, s

cale

an

d si

ting

of b

uild

ings

is k

eepi

ng w

ithin

cha

ract

er o

f the

sur

roun

ding

are

a an

d al

l sew

age

disp

osal

will

be

trea

ted

on s

ite (R

efer

to

Part

8 –

Effl

uent

Dis

posa

l Re

port

and

Pla

ns).

Ther

e w

ill a

lso

be n

o ac

cess

or p

erm

anen

t or t

empo

rary

acc

ess t

o ar

eas s

ubje

ct to

nat

ural

haz

ards

.

c)

The

prop

osed

dev

elop

men

t will

hav

e an

ons

ite se

wag

e di

spos

al sy

stem

inst

alle

d (R

efer

to P

art 8

– E

fflue

nt D

ispo

sal R

epor

t and

Pla

ns)

d)

Not

App

licab

le –

The

use

is fo

r res

iden

tial p

urpo

ses.

e)

The

Resi

dent

ial D

ensi

ty o

n th

e si

te is

as f

ollo

ws:

- Lo

t Ar

ea (m

2 ) N

o of

Dw

ellin

gs

Uni

ts

Resi

dent

ial D

ensi

ty

7 81

4m2

2 1

per 4

07m

2

The

resi

dent

ial d

ensi

ty is

con

side

red

to c

ompl

y as

Mul

ti dw

ellin

gs a

re s

uppo

rted

in t

he s

chem

e by

s4.

49 c

onsi

sten

t us

es. T

he p

ropo

sed

deve

lopm

ent

has

also

bee

n de

sign

ed to

com

plem

ent t

he s

urro

undi

ng n

eigh

bour

hood

, with

gar

ages

not

dom

inat

ing

the

fron

tage

, min

imal

site

cov

er a

nd o

ne (1

) sto

rey

in h

eigh

t. Bo

th th

e fr

ont a

nd

side

set

back

s ha

ve a

lso

been

incr

ease

d to

red

uce

the

bulk

and

dom

inan

ce o

f th

e pr

opos

ed d

evel

opm

ent

to t

he s

tree

t fr

onta

ge a

nd t

o th

e no

rthe

rn a

nd s

outh

ern

boun

darie

s of t

he si

te.

f) Al

l Effl

uent

Dis

posa

l Sys

tem

s ha

ve b

een

desi

gned

by

CQ S

oil T

estin

g. T

he s

yste

ms

have

bee

n de

sign

ed to

the

corr

ect s

ize

for t

he a

mou

nt o

f was

te g

ener

ated

on

site

and

has

bee

n lo

cate

d to

cau

se n

o in

terf

eren

ce o

r ris

k of

con

tam

inat

ing

grou

ndw

ater

.

g)

The

prop

osed

dev

elop

men

t will

hav

e no

adv

erse

impa

cts

on a

ny ro

adw

ay o

r veh

icle

s us

ing

the

road

way

nor

will

it in

crea

se n

oise

or d

ust g

ener

ated

from

road

us

e.

The

prop

osed

dev

elop

men

t has

als

o be

en d

esig

ned

to c

ompl

emen

t the

surr

ound

ing

neig

hbou

rhoo

d, w

ith g

arag

es n

ot d

omin

atin

g th

e fr

onta

ge, m

inim

al si

te c

over

and

on

e (1

) sto

rey

in h

eigh

t. Bo

th th

e fr

ont a

nd si

de se

tbac

ks h

ave

also

bee

n in

crea

sed

to re

duce

the

bulk

and

dom

inan

ce o

f the

pro

pose

d de

velo

pmen

t to

the

stre

et

fron

tage

and

to th

e no

rthe

rn a

nd so

uthe

rn b

ound

arie

s of t

he si

te.

a)

The

prop

osed

dev

elop

men

t has

bee

n ci

ted

in th

e be

st lo

catio

n fo

r eac

h re

side

nt a

s w

ell a

s th

e re

side

nts

on a

djoi

ning

lots

to e

njoy

thei

r dw

ellin

g by

max

imis

ing

the

acce

ss to

nat

ural

ligh

t and

ven

tilat

ion

and

keep

ing

the

priv

acy

of a

ll re

side

nts

(By

prov

isio

n of

a 1

800m

m h

igh

‘goo

d ne

ighb

our’

fenc

e. T

he a

ppro

pria

te u

se,

type

and

scal

e of

land

scap

ing

also

will

be

used

to in

crea

se b

oth

priv

acy

and

nois

e at

tenu

atio

n.

b)

Not

App

licab

le -

No

fillin

g or

exc

avat

ion

wor

ks w

ill b

e co

mpl

eted

on

site

.

c)

The

prop

osed

dev

elop

men

t will

be

conn

ecte

d to

Cou

ncil’

s re

ticul

ated

wat

er s

uppl

y an

d w

ill h

ave

an o

nsite

sew

erag

e sy

stem

des

igne

d by

CQ

Soi

l Tes

ting

(Ref

er

to P

art

8 –

Efflu

ent

Disp

osal

Rep

ort

and

Plan

s) w

hich

has

bee

n de

sign

ed t

o co

mpl

y w

ith a

ll re

leva

nt S

arin

a Sh

ire P

lann

ing

Sche

me

polic

ies.

The

pro

pose

d de

velo

pmen

t is n

ot c

onst

ruct

ing

any

road

s.

d)

Not

App

licab

le -

The

prop

osed

dev

elop

men

t is n

ot c

onst

ruct

ing

any

road

s.

e)

Each

pro

pose

d dw

ellin

g un

it w

ill h

ave

prov

isio

n of

(2) v

ehic

le c

ar s

pace

s, o

ne w

hich

will

be

loca

ted

with

in a

Sin

gle

Lock

up G

arag

e an

d th

e ot

her

next

to

the

driv

eway

or o

n th

e ro

ad fr

onta

ge o

f eac

h dw

ellin

g un

it. T

his

is th

e re

quire

d nu

mbe

r of c

ar s

pace

s ne

eded

for t

he in

tend

ed u

se (r

efer

to S

ched

ule

3 of

the

Sarin

a Sh

ire P

lann

ing

Sche

me

2005

). Fu

rthe

rmor

e a

sing

le v

isito

r car

spac

e w

ill b

e av

aila

ble

eith

er o

n th

e ro

ad o

r beh

ind

the

gara

ges.

f) Th

e pr

opos

ed d

rivew

ay h

as b

een

desi

gned

to m

axim

ise

safe

ty to

all

resi

dent

s an

d vi

sito

rs to

the

site

, min

imis

e dr

ivew

ay g

radi

ent,

prov

ide

drai

ned

and

seal

ed

and

has

clea

rly m

arke

d ca

r par

king

spa

ces.

All

car p

arki

ng s

pace

s an

d th

e dr

ivew

ay h

ave

been

des

igne

d to

com

ply

with

the

stan

dard

s se

t out

in S

ched

ule

3, p

art

1 an

d pl

anni

ng sc

hem

e po

licie

s 5 a

nd 1

1.

Part

5, D

ivis

ion

6 –

Asse

ssm

ent C

rite

ria

for

the

Natu

ral H

azar

ds M

anag

emen

t Are

as O

verl

ay C

ode

Ta

ble

5.1

8 S

pec

ific

Ou

tco

me

s a

nd

Ac

ce

pta

ble

So

luti

on

s f

or

the N

atu

ral

Ha

zard

s M

an

ag

em

en

t A

rea

s C

od

e

Sp

ec

ific

Ou

tco

mes

Ac

ce

pta

ble

/ P

rob

ab

le S

olu

tio

ns

Co

mp

lie

s

/ D

oes

no

t C

om

ply

E

lem

en

t (i

): L

OT

LA

YO

UT

an

d S

AF

ET

Y

S01

D

eve

lopm

ent m

ain

tain

s th

e s

afe

ty o

f peo

ple

an

d p

rop

ert

y b

y:

(a)

avo

idin

g a

reas

of

Hig

h o

r M

ed

ium

bush

fire h

aza

rd;

or

(b

) m

itigatin

g th

e r

isk thro

ugh:

•

lot

desi

gn a

nd t

he s

iting o

f build

ings;

and

•

incl

udin

g

firebre

aks

that

pro

vid

e

ad

eq

uate

se

tback

s build

ings/

stru

cture

s a

nd h

aza

rdous

veg

eta

tion and

; acc

ess

fo

r fir

e

fightin

g a

nd o

ther

em

erg

ency

vehic

les;

•

pro

vid

ing

ade

qu

ate

ro

ad

acc

ess

fo

r fir

e

fightin

g

an

d

oth

er

em

erg

ency

vehic

les

an

d s

afe

eva

cua

tion; a

nd

• pro

vid

ing

an a

de

qua

te a

nd a

ccess

ible

wate

r su

pply

for

fire f

ightin

g

purp

ose

s.

PS

1.1

T

he

road

layo

ut

pro

vid

es

for

“thro

ugh-

roads”

and

do

es

not

incl

ude

cul-d

e-s

ac

and “

dead

en

d”

roads

(see F

igu

re A

).

PS

1.2

The

solu

tions

iden

tifie

d

for

speci

fic

outc

om

e 1

., A

ppen

dix

5B

, S

tate

Pla

nnin

g

Polic

y 1/0

3

Guid

elin

e-M

itigatin

g

the

A

dve

rse Im

pact

s of

Flo

od

, B

ush

fire a

nd

Landslid

e.

No

t A

pp

licab

le

–

The

pro

pose

d

deve

lopm

ent

does

not

pro

vide a

ny

roads

Co

mp

lies

–

The

pro

pose

d

deve

lopm

ent

Com

plie

s w

ith

App

end

ix 5

B,

Sta

te P

lan

nin

g P

olic

y 1/0

3

Gu

ide

line-M

itigatin

g

the

A

dve

rse I

mpact

s of

Flo

od,

Bush

fire

and L

an

dsl

ide.

Ele

men

t (i

i):

FIR

EB

RE

AK

S

S02

W

here

deve

lopm

ent

invo

lves

reco

nfig

urin

g a

lot, f

ire

bre

aks

must

be

aro

un

d a

nd thro

ug

h th

e d

eve

lopm

ent (w

here

ap

pro

pri

ate

), a

nd m

ust

:

- have

suff

icie

nt

wid

th t

o b

oth

serv

e a

s an e

ffect

ive

fire b

reak a

nd

allo

w c

on

tinuo

us

acc

ess

for

fire f

ightin

g v

eh

icle

s; a

nd

-

be in

secu

re t

enure

an

d m

ain

tain

ed.

PS

2.1

F

irebre

aks

are

pro

vid

ed b

y:

- a minim

um

20m

wid

e c

lea

red r

oad

re

serv

e lo

cate

d b

etw

een t

he d

eve

lopm

ent

site

and s

urr

ou

ndin

g v

egeta

ted la

nds;

or

- road

wa

ys s

itua

ted a

rou

nd

the o

uts

ide o

f th

e d

eve

lopm

ent si

te;

or

- the d

eve

lopm

ent bein

g s

epara

ted f

rom

m

ediu

m/h

igh b

ush

fire h

aza

rd a

reas

by

a

cleare

d b

uff

er

of

1.5

tim

es

the h

eig

ht of

the c

an

op

y; a

nd

PS

2.2

F

ire b

reakin

g tra

ils a

re p

rovi

de

d b

etw

ee

n

the d

eve

lopm

ent si

te a

nd s

urr

ound

ing

ve

geta

ted la

nds

an

d s

uch

tra

ils:

-

have

a m

inim

um

cle

are

d w

idth

of

6

metr

es;

-

have

a m

inim

um

form

ed w

idth

of

4

metr

es;

-

have

a m

axi

mum

gra

die

nt

of

1 in

6

No

t A

pp

lic

ab

le –

The s

ubje

ct s

ite

is

a

cleare

d

site

a

nd

it w

ill

be

a

min

imum

of

15

metr

es

from

th

e

dw

elli

ngs

to the

ne

are

st v

egeta

tion.

(16%

);

- are

const

ruct

ed a

nd m

ain

tain

ed t

o

pre

vent ero

sion

an

d p

rovi

de c

ontin

uous

acc

ess

for

fire f

ightin

g v

eh

icle

s;

- allo

w f

or

vehic

le a

ccess

at

least

eve

ry

200 m

etr

es;

and

- pro

vide p

ass

ing o

r tu

rnin

g a

reas

at

least

eve

ry 4

00 m

etr

es.

Ele

men

t (i

i):

Sto

rm S

urg

e

S03

Life

an

d p

ropert

y is

pro

tect

ed f

rom

the r

isk o

f st

orm

surg

e

PS

3.1

B

uild

ings

or

stru

cture

s are

const

ruct

ed a

t le

ast

a m

inim

um

of

0.3

m a

bove

5.

5.0

AH

D in

coast

al c

om

muniti

es

in t

he

Tow

n Z

one a

s id

entif

ied o

n Z

onin

g M

ap

ZM

3 a

nd t

he V

illage Z

one o

n Z

on

ing

Maps

ZM

1c,

ZM

1d &

ZM

1e

or

0.3

m

abo

ve t

he 1

00 Y

ear

AR

I (in

cludin

g 1

00

Year

AR

I and 5

0 Y

ear

AR

I) id

entif

ied o

n

Ove

rla

y M

ap

NH

OM

3.

Co

mp

lies

-

All

pro

pose

d

dw

elli

ng

units

w

ill

be

const

ruct

ed

at

a

min

imum

of

5.3

m A

HD

.

Ele

men

t (i

ii):

Refe

ren

ce p

oin

ts f

or

iden

tifi

cati

on

of

acid

su

lfate

so

ils

S04

T

he

rele

ase

of

aci

d

and

ass

oci

ate

d

meta

l co

nta

min

ants

in

to

the

envi

ronm

ent is

avo

ided o

r m

anaged.

PS

4.1

R

efe

rence

po

ints

for

identific

atio

n o

f aci

d

sulfa

te

soils

are

no

t dis

turb

ed

wh

en

exc

ava

ting o

r oth

erw

ise r

em

ovi

ng s

oil

or

sedim

ent, e

xtra

ctin

g g

rou

nd

wate

r or

fillin

g

lan

d; or

P

S4.2

T

reatm

ent

and

if

req

uired,

on

goin

g

managem

ent

of

an

y d

istu

rbed a

cid s

ulfa

te

soils

and d

rain

age

wate

rs is

undert

aken.

Co

mp

lies

–

There

w

ill

be

no

dis

turb

ance

of

Aci

d S

ulfa

te S

oils

on

si

te a

s t

here

is

no

in

tentio

n t

o c

arr

y out a

ny

furt

her

Eart

hw

ork

s.

Ele

men

t (i

v):

Ero

sio

n P

ron

e A

reas

S05

S06

The

inte

gri

ty

an

d

stab

ility

of

coast

al

are

as

and

fronta

l du

nes

is

pro

tect

ed

.

Ero

sio

n

pro

ne

are

as

are

to

re

main

unde

velo

pe

d

apart

fr

om

acc

epta

ble

te

mpora

ry

or

relo

cata

ble

st

ruct

ure

s fo

r sa

fety

a

nd

re

creatio

nal p

urp

ose

s.

PS

5.1

W

here

re

config

uring

a

lot

invo

lves

land

w

ithin

ero

sion

pro

ne

limits

id

entif

ied

on

O

verla

y M

ap N

HO

M2

, w

ork

s ass

oci

ate

d

with

re

config

uri

ng

a

lot

are

se

t back

outs

ide th

e e

rosio

n p

ron

e li

mits

identif

ied.

P

S6.1

D

welli

ng

units

are

lo

cate

d

ou

tsid

e

of

ero

sion p

rone l

imits

identif

ied o

n O

verl

ay

Map N

HO

M2.

Co

mp

lies

–

All

dw

elli

ng

units

are

lo

cate

d

outs

ide

the

ero

sion

limits

sp

eci

fied in

Ove

rla

y M

ap N

HO

M2.

Part

6, D

ivis

ion

2 –

Build

ing

Mat

ters

Cod

e

Ta

ble

6.9

Sp

ec

ific

Ou

tco

me

s a

nd

Pro

ba

ble

an

d A

cc

ep

tab

le S

olu

tio

ns

fo

r th

e B

uil

din

g M

att

ers

Co

de

Sp

ec

ific

Ou

tco

mes

Ac

ce

pta

ble

/

Pro

ba

ble

S

olu

tio

ns

C

om

pli

es

/ D

oe

s n

ot

Co

mp

ly

S01

B

uild

ing s

cale

, si

ting a

nd d

esi

gn i

s co

mpatib

le w

ith t

he e

xist

ing c

hara

cter

of

the a

rea

.

PS

1.1

T

he

build

ing

ha

s a

maxi

mum

build

ing

he

igh

t of

2

store

ys o

r 8.5

m w

hic

he

ver

is t

he

less

er;

an

d

PS

1.2

If

the b

uild

ing is

a h

ouse

, th

e b

uild

ing is

set

back

6m

fro

m

the r

oad f

ronta

ge.

Where

on a

co

rner

allo

tment,

or

with

tw

o

stre

et

fronta

ges,

th

e

setb

ack

fr

om

the p

rinci

pa

l ro

ad f

ronta

ge

is 6

m a

nd 4

.5m

setb

ack

to t

he

seco

ndary

ro

ad

fronta

ge.

The

sam

e

road

setb

ack

dis

tance

s app

ly

if th

e

build

ing

is

an

outb

uild

ing;

an

d

PS

1.3

If

th

e bu

ildin

g is

fo

r an

ind

ust

ry u

se,

the b

uild

ing i

s se

t back

not le

ss tha

n:

(i)

10

metr

es

from

m

ajo

r tr

ansp

ort

co

rrid

ors

(s

ee

M

ap

MT

EC

1);

(ii) 6

metr

es

from

an

y oth

er

road

w

hic

h

is

the

pri

nci

pa

l ro

ad

fronta

ge;

(iii)

3

metr

es

from

an

y ro

ad

fronta

ge; a

nd

(iv)

10 m

etr

es

to a

ny

bou

ndary

adjo

inin

g

land

in

th

e

Vill

ag

e

Zone,

Rura

l R

esi

dentia

l Z

one o

r th

e

Resid

entia

l P

reci

nct

o

r th

e

Com

munity

Pre

cinct

of

the T

ow

n

Zone.

Co

mp

lies –

The p

rop

ose

d d

eve

lopm

ent

is a

tota

l of

on

e (

1)

store

y in

heig

ht

or

2.4

4 m

etr

es

to th

e c

eili

ng o

f th

e d

we

lling

. T

he

pro

pose

d

de

velo

pm

ent

com

plie

s w

ith a

ll re

leva

nt

setb

ack

s.

S02

O

n-s

ite p

ark

ing a

ccom

modate

s th

e n

um

ber

and

natu

re o

f ve

hic

les

requ

ired

to s

erv

ice u

ses

on th

e s

ite.

O

n-s

ite p

ark

ing is

pro

vided t

o

standard

s st

ate

d in

sch

edu

le 3

C

om

plies

–

On

site

park

ing

com

plie

s w

ith S

che

du

le 3

part

2.

S03

D

rive

wa

ys,

turn

ing

are

as,

park

ing

and

veh

icle

st

and

ing

are

as

are

desi

gned,

const

ruct

ed

an

d m

ain

tain

ed s

uch

that:

(i)

the g

rad

ient

is s

uita

ble

for

vehic

le p

ark

ing;

it is

eff

ect

ively

dra

ined a

nd s

eale

d;

sp

ace

s are

cle

arl

y m

ark

ed a

nd s

igne

d a

s a

ppro

priate

; and

confli

cts

are

min

imis

ed a

nd

pub

lic s

afe

ty m

axi

mis

ed

.

PS

3.1

Dri

vew

ays

, tu

rnin

g a

reas,

park

ing a

nd v

eh

icle

sta

nd

ing

are

as

are

pro

vid

ed t

o s

tan

dard

s st

ate

d in

sch

edule

3,

part

1.

Co

mp

lies

–

All

dri

vew

ays

and

veh

icle

cr

oss

ove

rs w

ill co

mply

w

ith th

e desig

n

standard

s of

sched

ule

3,

part

1.

S04

B

uild

ings

and

stru

cture

s are

lo

cate

d

to

min

imis

e

impact

s fr

om

natu

ral

dis

ast

ers

incl

ud

ing f

lood

ing

.

PS

4.1

Bu

ildin

gs

and

str

uct

ure

s are

co

nst

ruct

ed

at

least

0.3

m

abo

ve

5.0

AH

D

in

coast

al

com

muniti

es

in t

he T

ow

n Z

one

as

identif

ied

on

Zo

nin

g

Map

ZM

3

and

the

Vill

ag

e

Zon

e

on

Zonin

g

Ma

ps

ZM

1c,

Z

M1d

&

ZM

1e

or

0.3

m

above

th

e

100

Year

AR

I (incl

udin

g

100

Year

AR

I a

nd 5

0 Y

ear

AR

I) i

de

ntif

ied

on

Ove

rla

y M

ap

NH

OM

3

or

0.3

m above

th

e 1 in

10

0 ye

ar

flood e

vent

for

oth

er

part

s of

the

Shir

e.

Co

mp

lies –

The p

rop

ose

d d

eve

lopm

ent

will

be c

onst

ruct

ed

a m

inim

um

of

5.3

m

AH

D.

Part

6, D

ivis

ion

11 –

Mul

ti D

wel

ling,

Dua

l Occ

upan

cy a

nd M

otel

Cod

e

Ta

ble

6.4

5 S

pe

cif

ic O

utc

om

es

an

d P

rob

ab

le a

nd

Ac

ce

pta

ble

So

luti

on

s f

or

the

Mu

ltip

le D

we

llin

g,

Du

al

Occu

pa

nc

y a

nd

Mo

tel

Co

de

S

pe

cif

ic O

utc

om

es

Ac

ce

pta

ble

/

Pro

ba

ble

S

olu

tio

ns

C

om

pli

es

/ D

oe

s n

ot

Co

mp

ly

S01

T

he d

esi

gn o

f th

e b

uild

ing

is

attra

ctiv

e a

nd v

isually

com

patib

le w

ith t

he

chara

cter

of

the lo

cal a

rea.

PS

1.1

Build

ings

are

ori

ente

d t

o

road f

ronta

ges;

an

d

PS

1.2

B

uild

ing

desi

gn

is

consi

stent

with

th

e he

ight,

ro

of

form

, deta

iling

, m

ate

rials

and

colo

urs

of

build

ings

in t

he

loca

l are

a; a

nd

PS

1.3

B

uild

ings

ha

ve

a

maxi

mum

length

of

15 m

etr

es

to

the ro

ad fr

onta

ge.

The fr

ont

of

the

bu

ildin

g

incl

udes

ba

y w

ind

ow

s,

ba

lcon

ies,

ve

randahs

or

wall

off

sets

fo

r art

icula

tion;

and

PS

1.4

Carp

ort

s and g

ara

ge

s are

vi

sually

com

patib

le

with

a

nd

a

subord

inate

e

lem

ent

in

the

build

ing

desi

gn

and

adja

cent

pre

mis

es

in t

erm

s of

heig

ht,

roof

form

, deta

iling

, m

ate

rials

and

colo

urs

; a

nd

PS

1.5

Build

ing h

eig

ht

doe

s not

exc

eed 8

.5m

.

Co

mp

lies –

th

e p

rop

ose

d d

eve

lopm

ent

is

orienta

ted

tow

ard

A

rmst

rong

Be

ach

ro

ad.

Co

mp

lies –

th

e p

rop

ose

d d

eve

lopm

ent

is

consi

ste

nt

and

keepin

g

with

in

chara

cter

of

the

surr

oundin

g

neig

hb

ourh

ood

and

beach

side

co

mm

unity

. C

om

plies –

The p

rop

ose

d d

eve

lopm

ent

site

has

a to

tal f

ronta

ge

of

19.2

75m

. C

om

plies

- A

ll g

ara

ges

are

vi

sua

lly

com

patib

le

with

an

d

a

subord

inate

ele

ment

in

the

bu

ildin

g

desi

gn

and

adja

cent

pre

mis

es

in

term

s of

heig

ht,

ro

of

form

, deta

iling,

mate

ria

ls

and

co

lours

. T

he g

ara

ge h

as

been l

imite

d t

o

one (

1)

vehic

le s

pace

so t

he g

ara

ge w

ill

not d

om

inate

the r

oa

d f

ronta

ge

C

om

piles

–

The

tota

l heig

ht

of

the

pro

pose

d d

eve

lopm

ent

wa

s 2.4

4 m

etr

es

to th

e c

eili

ng.

S02

T

he loca

tion a

nd

desi

gn o

f build

ings

pro

vid

e f

or

ade

qu

ate

pri

vacy,

su

nlig

ht

and v

entil

atio

n.

PS

2.1

Each h

ab

itab

le r

oo

m h

as

eith

er:

(i)

a w

ind

ow

or

door

in o

pp

osi

te

walls

wh

ich m

ay

be

op

en

ed t

o

the o

uts

ide; or

(ii)

opens

direct

ly

on

to

a

vera

nda

h,

ba

lcon

y or

unobst

ruct

ed b

ree

zew

ay

that

is

Co

mp

lies – E

ach

h

ab

itab

le ro

om

has

eith

er

a w

ind

ow

or

door

tha

t opens

up t

o

the o

uts

ide.

a m

inim

um

of

900m

m w

ide

with

a m

inim

um

are

a o

f 2m

2; and

PS

2.2

B

uild

ing

desi

gn

m

axi

mis

es

win

ter

sunlig

ht

from

th

e

east

an

d

nort

h

and

min

imis

es

sum

mer

sun f

rom

the

west

; an

d

PS

2.3

The m

axi

mum

site

cove

r is

60%

; and

P

S2.4

The s

ite h

as

a m

inim

um

are

a o

f 80

0m

2; and

PS

2.5

Win

do

ws

and

do

ors

are

oriente

d t

o th

e f

ront a

nd r

ear

of

the s

ite, a

nd a

ny

sid

e w

ind

ow

s or

vera

ndas

are

scr

eene

d t

o

rest

rict

vie

ws

to o

r fr

om

adjo

inin

g p

ropert

ies

by

the u

se

of

timber

lattic

e s

creens,

fro

sted

gla

ss o

r si

mila

r.

Com

plie

s –

T

he

bu

ildin

g

alig

nm

ent

is

from

Nort

h t

o S

outh

giv

ing t

he b

ack

yard

and

the

dw

elli

ngs

a

maxi

mis

atio

n

of

sunlig

ht

duri

ng

win

ter

an

d

min

imis

es

sum

mer

sun f

rom

the w

est

. C

om

plies –

th

e s

ite c

ove

r is

33.7

%.

Co

mp

lies –

The s

ite is

81

4m

2.

Co

mp

lies

–

All

main

doors

a

nd

w

ind

ow

s are

ori

en

tate

d t

ow

ard

the f

ront

and r

ear

of

the d

welli

ng u

nits

. A

ll sid

e

win

do

ws

will

be f

og

ged

or

scre

ened.

S03

T

he s

etb

ack

of

build

ings

makes

eff

icie

nt

use

of

the s

ite,

pro

vid

es

am

enity

fo

r re

sidents

an

d a

llow

s sp

ace

for

the r

eq

uire

d v

eh

icle

park

ing.

PS

3.1

B

uild

ing

setb

ack

s (incl

usi

ve

of

an

y ve

randa

, balc

on

y an

d

the

like)

from

th

e

stre

et fr

onta

ge

are

as

follo

ws:

Min

imum

princi

pal

road

fronta

ge

setb

ack

(m

)

Min

imum

si

de

se

condary

ro

ad

fr

onta

ge

setb

ack

to

co

rner

stre

et

(m)

4.0

2.0

T

he s

etb

ack

may

be ave

raged

, pro

vid

ing n

o p

art

of

the b

uild

ing

is

set back

less

than

2m

: and

PS

3.2

Where

the r

oa

d f

ronta

ge

setb

ack

of

an a

dja

cent

exi

stin

g

build

ing i

s gre

ate

r th

an 3

m,

the

min

imum

road f

ronta

ge s

etb

ack

of

infil

l de

velo

pm

ent

is t

o b

e t

he

le

sser

of:

Co

mp

lies

- T

he

pro

pose

d

deve

lopm

ent’s

fr

ont

setb

ack

is

as

follo

ws:

F

ront – 5

.5m

C

om

plies

- T

he

pro

pose

d

deve

lopm

ent’s

fr

ont

setb

ack

is

as

follo

ws:

F

ront – 5

.5m

(i)

the s

am

e d

ista

nce

as

one o

r th

e

oth

er

of

the

adjo

inin

g

build

ings,

pro

vide

d

the

diff

ere

nce

betw

een t

he s

etb

ack

s of

the t

wo a

djo

inin

g b

uild

ings

is

less

tha

n o

r e

qua

l to 2

m; or

(ii)

the

ave

rage

of

the

ro

ad

fronta

ge

setb

ack

s of

the

adjo

inin

g

dw

elli

ngs,

if

the

diff

ere

nce

betw

een t

he s

etb

ack

s of

the

adjo

inin

g

build

ing

s is

gre

ate

r th

an

2m

; and

PS

3.3

Where

the r

oa

d f

ronta

ge

setb

ack

s of

adja

cent

exi

stin

g

build

ings

are

0-3

m,

infil

l deve

lopm

ent

is t

o be s

et

back

fr

om

the r

oad f

ronta

ge t

he s

am

e

dis

tance

as

on

e o

r th

e o

ther

of

the a

djo

inin

g b

uild

ings;

and

PS

3.4

W

alls

of

build

ings

inco

rpora

ting

a

hab

itable

ro

om

to

be

set

back

a

min

imum

of

1.5

m

from

sh

are

d

drive

wa

ys,

com

munal

stre

ets

and

visi

tor

car

park

s; a

nd

PS

3.5

Where

tandem

park

ing is

pro

vide

d, th

e c

ar

acc

om

modatio

n is

set b

ack

a

min

imum

of

5.5

m fro

m the r

oad

fronta

ge b

oun

dary

.

Co

mp

lies

- T

he

pro

pose

d

deve

lopm

ent’s

fr

ont

setb

ack

is

as

follo

ws:

F

ront – 5

.5m

C

om

plies

–

All

hab

itab

le

room

s are

se

tback

a m

inim

um

of

1.5

metr

es

to a

ny

com

munal

drive

wa

y an

d

visi

tor’s

car

space

s.

No

t A

pp

licab

le –

There

is n

o r

esid

ents

ta

nd

em

car

park

ing r

equ

est

ed.

S04

D

eve

lopm

ent has

min

imal i

mpact

on n

eig

hb

ouri

ng r

esi

dentia

l am

enity.

P

S4.1

F

or

a

Multi

ple

D

welli

ng

each

d

welli

ng

un

it is

pro

vided

w

ith

a

separa

te

scre

ened

garb

age

bin

are

a

an

d

post

boxe

s w

hic

h

are

ap

pro

pri

ate

ly

desi

gned

and

posi

tioned

fo

r ease

of

use

b

y occ

up

iers

and

serv

ice p

eo

ple

; an

d

PS

4.2

Where

a s

ingle

garb

age

dis

posa

l are

a is

pro

vide

d,

it is

sc

reened

from

vi

ew

a

nd

is

acc

ess

ible

b

y se

rvic

e ve

hic

les;

and

PS

4.3

Clo

thes

dry

ing a

rea

s are

not

visi

ble

fro

m the s

treet; a

nd

PS

4.4

Pote

ntia

l so

urc

es

of

nois

e

such

as

air-c

onditi

on

ing

units

Co

mp

lies –

Each

pro

pose

d d

welli

ng u

nit

is

pro

vide

d

with

a

sep

ara

te

scre

ene

d

garb

age b

in a

rea a

nd

post

boxe

s N

ot

Ap

plic

ab

le –

Bin

sto

rage a

reas

will

not sh

are

d.

Co

mp

iles -

The c

loth

es

dry

ing a

reas

are

not

visi

ble

fro

m the s

treet.

and t

he li

ke a

re in

sula

ted.

C

om

plies –

All

air c

ond

itioned u

nits

will

be a

ppro

priate

ly in

sula

ted a

nd

posi

tioned

so

to

not

cause

a

ny

inte

rfere

nce

or

impact

on the a

djo

inin

g n

eig

hbo

urs

.

S05

O

pen s

pace

pro

vid

ed o

n t

he s

ite m

ust

meet

use

r re

qu

irem

ents

for

priva

cy,

acc

ess

, outd

oor

act

iviti

es,

landsc

ap

ing,

cloth

es

dry

ing

and

sto

rag

e n

eeds,

and t

ake a

dva

nta

ge o

f outlo

ok, natu

ral f

eatu

res

and s

unlig

ht an

d b

ree

zes.

PS

5.1

R

oa

d

fronta

ges,

apart

fr

om

ve

hic

le

and

ped

est

rian

acc

ess

poin

ts,

are

use

d

for

lan

dsc

apin

g

and

recr

ea

tion

al

are

as

to

a

min

imum

w

idth

of

3m

; and

PS

5.2

T

he la

ndsc

ape

d are

a is

kept

clear

of

all

obst

acl

es

such

as

cloth

es

ho

ists

, dri

vew

ays

, park

ing s

pace

s and r

ece

pta

cles;

and

PS

5.3

Pri

vate

ope

n s

pace

for

a

Multi

ple

Dw

elli

ng a

t gro

und

leve

l has

a m

inim

um

are

a o

f 2

0%

of

the

site

are

a

with

a

min

imum

dim

ensi

on o

f 3m

; and

PS

5.4

Pri

vate

ope

n s

pace

for

a

Multi

ple

D

welli

ng

for

each

gro

un

d

leve

l d

welli

ng

un

it in

clu

des

an are

a co

mprise

d of

25m

2

with

a

m

inim

um

dim

ensi

on o

f 4m

; and

PS

5.5

Pri

vate

ope

n s

pace

for

a

Multi

ple

D

welli

ng

for

each

d

welli

ng u

nit

ab

ove

gro

und

le

vel

is

pro

vid

ed

in

the

form

of

a

balc

on

y or

ba

lcon

ies

ha

ving

a

min

imum

are

a

of

10m

² and

a

min

imum

dim

ensi

on o

f 2m

with

direct

acc

ess

fro

m a

main

liv

ing

room

of

the d

welli

ng u

nit;

and

PS

5.6

Pri

vate

ope

n s

pace

for

a

Mote

l is

pro

vided i

n t

he f

orm

of

a m

inim

um

are

a o

f 35m

2 w

ith a

m

inim

um

dim

ensi

on o

f 2.5

m f

or

each

unit;

an

d

PS

5.7

Pri

vate

ope

n s

pace

for

a

Mote

l fo

r each

unit

above

gro

un

d l

eve

l is

pro

vided

in t

he

fo

rm o

f a b

alc

on

y or

ba

lconie

s havi

ng a

min

imum

are

a o

f 8m

² and

a

min

imum

dim

ensi

on

of

Co

mp

lies –

All

part

s of

the

road

fro

nta

ge

exc

ept

for

the

acc

ess

po

ints

a

nd

drive

wa

y is

use

d

for

lan

dsc

apin

g

an

d

has

a m

inim

um

wid

th o

f 3.0

metr

es.

C

om

plies –

The lan

dsc

ape

d a

rea w

ill b

e

free o

f all

obst

acl

es.

C

om

plies

–

The

pro

posed

units

w

ill

have

a

min

imum

of

165m

2

of

Priva

te

Open S

pace

with

a m

inim

um

dim

ensi

on

of

9 m

etr

es.

C

om

plies

–

The

pro

posed

units

w

ill

have

a

min

imum

of

165m

2

of

Priva

te

Open S

pace

with

a m

inim

um

dim

ensi

on

of

9 m

etr

es.

N

ot

Ap

pli

cab

le.

No

t A

pp

licab

le

No

t A

pp

licab

le

2m

w

ith

direct

acc

ess

fr

om

a

main

livi

ng r

oom

of

the u

nit;

and

PS

5.8

S

olid

sc

reenin

g

is

pro

vide

d t

o p

riva

te o

pe

n s

pace

are

as

to

a

heig

ht

of

1.8

m

to

ensu

re pri

vacy

of

the use

rs of

the o

pen

space

; and

PS

5.9

O

n- s

ite op

en sp

ace has

nort

h o

r nort

h-e

ast

ern

exp

osu

re.

Co

mp

lies

–

A

solid

tim

ber

1.8

m

etr

e

hig

h f

ence

will

be c

onst

ruct

ed o

n e

ach

boun

dary

of

the s

ite a

s w

ell

as

all

Priva

te

Open S

pace

are

as

to in

cre

ase

pri

vacy

leve

ls.

Co

mp

lies –

The p

riva

te o

pen s

pace t

o

each

u

nit

has

nort

h

or

nort

h-e

ast

ern

exp

osu

re.

S06

S

ite

pla

nnin

g

and

build

ing

desi

gn

maxi

mis

es

casu

al

surv

eill

ance

a

nd

resi

dents

’ secu

rity

.

PS

6.1

B

uild

ings

that

are

adja

cent

to p

ub

lic o

r co

mm

unal

stre

ets

or

public

space

ha

ve a

t le

ast

o

ne

hab

itable

ro

om

’s

win

do

w w

ith a

n o

utlo

ok t

o t

hat

are

a; a

nd

PS

6.2

Lig

htin

g i

s pro

vid

ed

to a

ll pedest

rian

path

s b

etw

een p

ub

lic

and s

hare

d a

reas,

park

ing a

reas

and b

uild

ing

en

trie

s.

Co

mp

lies –

The p

ropose

d d

welli

ng u

nits

w

ill

each

ha

ve

a

bedro

om

s w

ind

ow

s

faci

ng to

ward

Arm

stro

ng B

each

Ro

ad.

Co

mp

lies -

Appro

pri

ate

lig

htin

g w

ill be

in

sta

lled o

n t

he d

rive

wa

y a

nd o

uts

ide t

he

fr

ont

door

to

maxi

mis

e

safe

ty

to

the

re

sidents

and

the

ir g

uest

s.

S07

H

abita

ble

space

s do n

ot

dir

ect

ly o

verl

ook d

we

llings o

r habita

ble

room

s on

adja

cent

lan

d.

PS

7.1

W

here

habita

ble

ro

om

w

ind

ow

s d

irect

ly f

ace

hab

itable

ro

om

w

indo

ws

in

an

adja

cent

dw

elli

ng

with

in

2m

at

gro

und

le

vel

or

9m

at

leve

ls

above

gro

un

d

leve

l, pri

vacy

is

pro

tect

ed

by:

(i)

sill

he

ights

a

min

imum

of

1.5

m a

bove

flo

or

leve

l; or

(ii) f

ixed o

paqu

e g

lazi

ng i

n a

ny

part

of

the w

indo

w b

elo

w 1

.5m

abo

ve f

loor

leve

l; or

(iii)

fix

ed e

xtern

al s

creens;

or

(iv)

if

at

gro

und

floor

leve

l, fe

nci

ng

to

a

min

imum

1.5

m

abo

ve g

roun

d f

loor

leve

l; a

nd

PS

7.2

Where

scr

eenin

g o

f deck

s and b

alc

onie

s is

requ

ired

, it

is o

f so

lid

transl

uce

nt

scre

en

s,

or

perf

ora

ted

pa

ne

ls

or

trelli

s th

at

are

perm

anent

and

dura

ble

an

d

have

a

maxi

mum

of

25%

open

ings.

No

t A

pp

lic

ab

le –

No a

dja

cent

dw

elli

ngs

hab

itab

le r

oom

s are

with

in 2

.0 m

etr

es

at

gro

un

d l

eve

l of

an

y hab

itable

room

s of

the p

ropose

d d

welli

ngs.

N

ot

Ap

plic

ab

le –

There

is

no d

eck

that

requires

scre

en

ing.

S08

S

ite d

esig

n in

corp

ora

tes

landsc

apin

g in

a m

anner

that:

(i)

main

tain

s th

e v

isu

al a

menity

and c

hara

cter

of

the s

urr

oundin

g a

rea;

P

S8.1

Lan

dsc

apin

g is

est

ablis

he

d to t

he s

tand

ard

s C

om

plies

–

All

landsc

ap

ing

has

been

desi

gned

to

the

sta

nd

ard

s st

ate

d

in

(ii) d

oes

not

decr

ease

the

safe

ty o

r se

curi

ty o

f pedest

rians;

(iii)

ass

ists

mic

rocl

imate

managem

ent to

conse

rve e

nerg

y; a

nd

(iv)

is e

stab

lishe

d to

conse

rve w

ate

r usa

ge.

state

d in

pla

nn

ing s

chem

e

polic

y 2; a

nd

PS

8.2

Fe

nce

s are

of

open

const

ruct

ion w

ith a

min

imum

of

15%

bre

eze

penetr

atio

n w

hen

more

solid

const

ruct

ion is

not

need

ed t

o a

ssis

t in

nois

e

miti

gatio

n; a

nd

PS

8.3

Tre

es

and

oth

er

veg

eta

tion a

re s

ele

cte

d a

nd

loca

ted to

pro

vide a

s m

uch

sh

ade a

s poss

ible

in s

um

mer,

both

on-s

ite a

nd o

n-s

treet

with

out sh

adin

g n

ort

h f

aci

ng

win

do

ws

in th

e w

inte

r; a

nd

P

S8.4

Lan

dsc

apin

g p

rom

ote

s le

gib

ility

by

defin

ing e

ntr

an

ces

and p

ath

wa

ys;

an

d

PS

8.5

Lan

dsc

apin

g is

desi

gned

to

min

imis

e o

pport

uniti

es

for

conce

alm

ent b

y in

corp

ora

ting

trees

with

cle

an tru

nks

to a

heig

ht

of

at le

ast

1.8

m a

nd lo

w

pla

ntin

g o

f sh

rubs

and

gro

un

dco

ver

to a

maxi

mum

heig

ht

of

0.7

5m

; and

PS

8.6

Lan

dsc

apin

g

inco

rpora

tes

the r

ete

ntio

n o

f si

gnifi

can

t exi

stin

g v

egeta

tion

where

poss

ible

.

Pla

nn

ing

sch

em

e, P

olic

y 2

. C

om

plies -

All

bo

und

ary

fence

s w

ill b

e

1.8

m

etr

e

hig

h

go

od

ne

igh

bour

styl

e

fenci

ng.

Co

mp

lies

–

Ple

ase

re

fer

to

Part

6

- Landsc

ap

e P

lan.

Co

mp

lies

–

La

ndsc

ap

ing

defin

es

the

entr

ance

s to

each

pro

po

sed

dw

elli

ng

unit.

C

om

plies

–

Ple

ase

re

fer

to

Part

6

- Landsc

ap

e P

lan.

Co

mp

lies – A

ll exi

stin

g ve

geta

tion w

ill

be r

eta

ined.

S09

B

uild

ings

and

str

uct

ure

s are

loca

ted t

o m

inim

ise im

pact

s fr

om

natu

ral

dis

ast

ers

incl

ud

ing f

lood

ing

and b

ush

fires.

PS

9.1

Bu

ildin

gs

or

stru

cture

s are

const

ruct

ed

at

least

0.3

m

abo

ve 5

.0A

HD

in c

oast

al

com

muniti

es

in th

e T

ow

n Z

one

as

ide

ntif

ied o

n Z

on

ing M

ap

ZM

3 a

nd t

he V

illage Z

one o

n

Zonin

g M

aps

ZM

1c,

ZM

1d &

Z

M1e o

r 0.3

m a

bo

ve t

he 1

00

Year

AR

I (i

ncl

udin

g 1

00 Y

ear

AR

I a

nd 5

0 Y

ear

AR

I) id

entif

ied

on O

verla

y M

ap N

HO

M3

or

0.3

m a

bove

th

e 1

in 1

00 y

ear

flood e

vent fo

r oth

er

part

s o

f th

e

Shir

e; a

nd

PS

9.2

Bu

ildin

gs

or

stru

cture

s are

set b

ack

10m

fro

m e

xist

ing

re

mnant ve

geta

tion

.

Co

mp

lies –

The p

rop

ose

d d

eve

lopm

ent

will

be c

onst

ruct

ed

a m

inim

um

of

5.3

m

AH

D.

Documents

Town Planning Report for a Material Change of Use (Impact ...€¦ · • NHOM1 – Acid Sulfate Soils Hazard Overlay Map – 5mAHD; • NHOM3 – Storm Surge Overlay Map • Part