Town Planning Report · 1998 – Western Suburbs League Club opened to the public; ... Refer to...

Town Planning Report

54 Branscombe Road, Walkerston HRP13124

Development Permit for a Material Change of Use – Indoor Entertainment (Gymnasium and Extension to Existing Clubhouse), Sport and Recreation (Undercover Bowls Green), Local Commercial Premises and Local Shop/s

Prepared for Western Suburbs Rugby League Football Club (Mackay) Inc.

June 2013

Town Planning Report

54 Branscombe Road, Walkerston Lot 1 on RP826419 HRP13124

tracyh

Received (Manual Date)

Town Planning Report 54 Branscombe Road, Walkerston

June 2013 Cardno HRP13124 ii

Document Information

Prepared for Western Suburbs Rugby League Football Club (Mackay) Inc.

Project Name 54 Branscombe Road, Walkerston

File Reference Town Planning Report v1

Job Reference HRP13124

Date May 2013

Contact Information

Cardno HRP

Trading as Cardno (Qld) Pty Ltd

ABN 57 051 074 992

PO Box 244 Mackay Qld 4740

Telephone: 07 4953 2877

Facsimile: 07 4953 2577

[email protected]

www.cardno.com.au

Document Control

Version Date Author Author Initials

Reviewer Reviewer Initials

1 12.06.2013 Rachel Daniels RD Michael Jewell MJJ

2 19.06.2013 Rachel Daniels RD Michael Jewell MJJ

Prepared for: Western Suburbs Rugby League Football Club (Mackay) Inc. Po Box 115, Walkerston, Qld, 4751

Prepared by: Cardno HRP

Cardno HRP retains ownership and copyright of the contents of this document including drawings, plans, figures and other work produced by Cardno HRP. This document is not to be reproduced in full or in part, unless separately approved by Cardno HRP. The client may use this document only for the purpose for which it was prepared. No third party is entitled to use or rely on this document. This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply. For a copy, please contact us or visit http://www.hrppc.com.au/TermsConditions. Our report is based on information made available by the client. The validity and comprehensiveness of supplied information has not been independently verified and, for the purposes of this report, it is assumed that the information provided to Cardno HRP is both complete and accurate. Whilst, to the best of our knowledge, the information contained in this report is accurate at the date of issue, changes may occur to the site conditions, the site context or the applicable planning framework. This report should not be used after any such changes without consulting the provider of the report or a suitably qualified person.

http://www.hrppc.com.au/TermsConditions


June 2013 Cardno HRP13124 iii

Table of Contents

1 Executive Summary 5

1.1 Site Details 5

1.2 Application Details 5

2 Introduction 6

2.1 Previous Approvals / Land Use 6

3 Site Details and Characteristics 7

3.1 Site Details 7

3.1.1 Location 7

3.2 Site Characteristics 7

3.2.1 Current Use of the Site 7

3.2.2 Road Frontages 7

3.2.3 Car Parking 8

3.2.4 Existing Significant Vegetation and Waterway Values 10

3.2.5 Ownership 10

3.2.6 Easements 10

3.2.7 Surrounding Land Uses and Zoning 10

3.2.8 Existing Infrastructure and Services 11

3.2.9 Site Contamination 11

3.2.10 Topography 11

4 Proposed Development 12

4.1 Application Particulars 12

4.2 Proposal Description 12

4.3 Staging 12

4.4 Built Form 13

4.5 Parking and Access 13

4.6 Landscape Design 15

4.7 Infrastructure Services 15

4.8 Adopted Infrastructure Charges 15

5 Statutory Town Planning Framework 16

5.1 Introduction 16

5.2 Sustainable Planning Act 2009 16

5.2.1 Code Assessment 16

5.2.2 Referral 17

5.2.3 Public Notification 18

5.2.4 State Planning Regulatory Provisions 18

5.2.5 State Planning Policies 19

5.3 MIW Regional Plan 20

5.4 Consolidated Mackay City Planning Scheme 2009 20

5.4.1 Defined Land use 21

5.4.2 Area Classification 21

5.4.3 Applicable Development Codes 21

6 Compliance Summary 22

6.1 Introduction 22

6.2 State Planning Regulatory Provisions 22

6.3 State Planning Policies 22


June 2013 Cardno HRP13124 iv

6.4 Consolidated Mackay City Planning Scheme 2009 22

6.5 Compliance with Applicable Codes 22

6.5.1 Mackay Hinterland Locality Code 22

6.5.2 Sport and Recreation Zone within the Mackay Hinterland Locality Code 22

6.5.3 Retail and Commercial Code 23

6.5.4 Environment and Infrastructure Code 23

6.5.5 Development in the Flood and Inundation Management Overlay Code 24

6.5.6 Development in the Good Quality Agricultural Land Overlay Code 24

7 Conclusions and Recommendations 25

Figures

Figure 1 Location Map 26

Figure 2 Zoning Map 26

Appendices

Appendix A – Statement of Code Compliance

Appendix B – Proposal Plan of Development

Appendix C – Owners Consent

Appendix D – Title Search

Appendix E – Registered Survey Plan and Smart Map

Appendix F – Searches: CLR and EMR

Appendix G – Vegetation and Strategic Cropping Land Searches


June 2013 Cardno HRP13124 5

1 Executive Summary

1.1 Site Details

Site Details

Address 54 Branscombe Road, Walkerston

RPD Lot 1 on RP826419

Owner Western Suburbs Rugby League Football Club (Mackay) Inc.

Locality Hinterland

Precinct Pioneer River and Southern Streams

Zoning Sport & Recreation

Size 5.364Ha

Retail Hierarchy N/A

1.2 Application Details

Application Details

Development Type Development Permit for a Material Change of Use – Indoor Entertainment (Gymnasium and Extension to Existing Clubhouse Facility), Sport and Recreation (Covered Bowling Green), Commercial Premises and Shop/s

Level of Assessment Impact

Proposal Summary Expansion of the existing club facilities and community uses

Defined Land Use Indoor Entertainment, Sport and Recreation, Commercial Premises and Shop/s

Referral – Concurrence N/A

Referral – Advice N/A

Applicant Western Suburbs Rugby League Football Club (Mackay) Inc.

Applicant’s Representative

Michael Jewell

Reference HRP13124



2 Introduction

This planning report accompanies a development application over land located at 54 Branscombe Road,

Walkerston (refer to Figure 1 – Location Plan).

Western Suburbs Rugby League Football Club (Mackay) Inc. is seeking a Development Permit for a Material

Change of Use to undertake the proposed development.

The Applicant proposes expansion to the existing Wests Tigers League Club, being complementary with the

current land uses within the locality. It is proposed to expansion will enable the continued growth of the club,

being a key Community and Sport & Recreational Facility in the Pioneer Valley.

Section 4 – The Proposed Development of this report together with Appendix B – Proposal Plans of

Development contains detailed information with regard to the design of the proposed development.

The proposal is assessable development under the Consolidated Mackay City Planning Scheme 2009

(including amendments 1 of 2009, and 1, 3, & 4 of 2010). The planning scheme requires an impact

assessable development application to be made in this instance.

Section 314 of the Sustainable Planning Act 2009 (―the SPA‖) prescribes the requirements for impact

assessment.

Section 6 – Summary of Compliance of this report provides a summary of the proposed development‘s

compliance with the applicable provisions of the relevant planning framework. Appendix A – Statement of

Code Compliance to this report contains the complete assessment of the proposed development against

the applicable criteria of the relevant codes of the Consolidated Mackay City Planning Scheme 2009.

2.1 Previous Approvals / Land Use

The site is currently maintains the Wests Tigers League Clubhouse, with existing supporting sporting facilities. Timeline of events:

1997 – Application lodged with the Minister for Department of Tourism, Sport ad Racing for

funding, with support from Federal, State and Local Members;

1998 – Confirmation that Council‘s Development Assessment unit has approved the proposed

development subject to conditions, to be implemented as part of application for Building Works

Permit;

1998 – Western Suburbs League Club opened to the public;

1999 – Transitional Planning Scheme 1999 implemented;

2006 – Mackay City Planning Scheme 2006 implemented;

2011 – Confirmation provided from Council that an awning over the veranda and DOSA area

does not trigger the requirement for a Material Change of Use to be lodged;

2013 – Confirmation of Council‘s support to enclose the existing verandah; and

2013 – Proposed expansion to the Wests Tigers League Club facilities.



3 Site Details and Characteristics

3.1 Site Details

3.1.1 Location

The subject site is situated at 54 Branscombe Road, Walkerston and is located within the Sport & Recreation

Zone of the Pioneer River and Southern Streams Planning Precinct in the Hinterland Planning Locality.

The subject site is large in nature, being 5.364Ha, with the area being generally characterised by single

residential dwellings to the south and west, with existing cane farmland to the north and east. A location map

is included in Figure 1.

3.2 Site Characteristics

3.2.1 Current Use of the Site

The Wests Tigers League Club was constructed and opened to the public in 1998, providing a Licensed

Club, Indoor Entertainment and Outdoor Entertainment for the local community of the Pioneer Valley.

Since 1998, the site has been and is currently ―home‖ to the Wests Tigers League Club, maintaining

clubhouse facilities and supporting sporting facilities (i.e. football grounds, team change rooms, cricket nets,

etc).

The clubhouse facilities and sporting grounds are also used by local schools for co-curricular sport activities

and other community groups and fundraising events.

The clubhouse is approximately 780m2 of GFA, including a public bar, bistro, gaming room and public

amenities.

Figure 3: Current Land Use (Source: Photograph taken by R. Daniels dated 23 March 2013)

3.2.2 Road Frontages

The subject site has direct frontage to Branscombe Road being a Council controlled Rural Traffic Distributor

with an open table drain for the full frontage of the site. Branscombe Road has a wide road reserve, being

approximately 20m.

A pedestrian footpath is also located within the road reserve, being maintained for the full site frontage. Refer

to Figure 4 for site frontage to Branscombe Road.

Dwelling Houses



Refer to section 3.25 for further information.

Figure 4: Branscombe Road and existing drainage (Source: Photograph taken by R. Daniels dated 23 March

2013)

3.2.3 Car Parking

The subject site and use currently maintains three (3) existing car parking areas. These parking areas have

historically formed part of the current use, as per aerial photography dated August 2004, October 2008, and

July 2012, covering approximately 5,650m2 of the subject site (including access points, driveways and

parking areas).

Figure 5: Existing car parking areas (Source: MiMaps)

The main car parking area, directly in front of the clubhouse, is imperviously sealed and provides 44 car

parking spaces, including two (2) parking spaces for persons with disabilities.

Refer to Figure 6 for the standard of the existing main car parking area.

Dwelling Houses



Figure 6: Existing main car parking area (Source: Photograph taken by R. Daniels dated 23 March 2013)

Two additional existing car parking areas are located to the north (figure 8) and south (figure 9) of the main

car park respectively. These car parking areas are imperviously sealed, however require upgrades and line

marking.

Refer to Figure 7 and Figure 8 for the standard of the existing second and third car parking area. As these

car parking area are not marked, the number of existing parks is unknown.

Figure 7: Existing third car parking area to north of main car park (Source: Photograph taken by R. Daniels dated 23 March 2013)

Figure 8: Existing second car parking area to south of main car park (Source: Photograph taken by R. Daniels dated 23 March 2013)



3.2.4 Existing Significant Vegetation and Waterway Values

Being an established urban area, no mapped remnant vegetation remains on the site. In addition there are

no waterways identified within the vicinity of the subject site.

The site is mapped as ―Potential Strategic Cropping Land‖ in accordance with Strategic Cropping Land Act

2011 (Refer to Appendix G). However, as the proposal is for ―development proposed on SCL or potential

SCL in an area described as an urban footprint under a statutory regional plan or state planning regulatory

provision‖, the State Planning Policy does not apply.

3.2.5 Ownership

The registered owner of the subject site is Western Suburbs Rugby League Football Club (Mackay). Refer to

Appendix D – Current Title Search for details

3.2.6 Easements

The site currently maintains one easement over the site, being Easement A on RP742213. The easement

burdens the subject site, in favour of the Council (formerly Council of the Shire of Pioneer) for the purpose of

Drainage. Refer to Appendix D – Current Title Search and Appendix E – Registered Survey Plan and

Smart Map for details.

3.2.7 Surrounding Land Uses and Zoning

Table 3 below outlines the various land uses and zones of the properties surrounding the subject lot. Refer

to Figure 9 for further detail.

Table 1: Surrounding land uses and Zoning

Direction Zoning Land use

North Rural Cane Farm

East Rural Cane Farm

South Rural Residential Residential Dwellings

West Rural Residential Dwellings and Cane Farm

Figure 9: Surrounding Land Uses (Source: MiMaps)

Dwelling Houses



3.2.8 Existing Infrastructure and Services

Table 4 provides a description of the location of existing services on-site.

Table 2 – Existing Service Location

Water Council reticulated water supply (100mm Ø main) is available within the

Branscombe Road reserve.

Sewerage An existing Sewer manhole is located at rear of the site in the south-wester corner.

An existing 150mm Ø main is located at the south-west corner, traversing the site

to the southern boundary and continuing into Youngs Lane.

Stormwater There is existing stormwater infrastructure, and open table drain, located in the

Branscombe Road reserve. Future, drainage infrastructure is located along the

southern boundary of the site, exiting the site via Easement A on RP742213.

Electricity Overhead electricity is located within the Branscombe Road reserve.

Access Access to the site is provided via two existing vehicle crossovers to Branscombe

Road (refer to Figure 3 for southern access).

Each cross over is approximately 8.5m wide and are located approximately 40m

from each other.

Legal access is not permitted via Youngs Lane.

Roads The subject site has direct frontage to Branscombe Road via the western boundary,

being a constructed road with an open table drain for the full site frontage.

3.2.9 Site Contamination

On 28 May 2013 a search of the Environmental Register and Contaminated Land Register was executed,

which confirmed that the subject site is not included in either register.

Refer to Appendix F – Searches CLR & EMR for details.

3.2.10 Topography

The site is relatively flat, maintaining contours of RL 22m across the site, refer to Figure 10 for further

details.

Figure 10: Site Topography (Source: MiMaps)



4 Proposed Development

4.1 Application Particulars

Application Particulars

Development Type Development Permit for a Material Change of Use – Indoor Entertainment (Gymnasium and

Extension to Existing Clubhouse Facility), Sport and Recreation (Covered Bowling Green),

Commercial Premises and Shop/s

Level of Assessment Impact

Proposal Summary Expansion of the existing club facilities and community uses

Defined Land Use Indoor Entertainment, Sport and Recreation, Commercial Premises and Shop/s

Referral – Concurrence N/A

Referral – Advice N/A

4.2 Proposal Description

The applicant proposes to expand the existing Wests Tigers League Club community and recreational

facilities. That being, not only an expansion to the existing clubhouse, but further including a new

gymnasium, covered bowling green, bowls bar and amenities, and commercial/retail uses (e.g. sports

memorabilia, sporting equipment, etc., however subject to future lease agreements).

4.3 Staging

The proposed expansion is part of the Wests Tigers League Club strategic plan to expand community

sporting and social activities within the Pioneer Valley. As such, it is proposed to undertake the development

in two (2) stages. This will enable the club to develop Stage 1 and open to the public, whilst construction on

Stage 2 continues in the background.

The following provides details of each proposed land use:

Table 3: Proposed Staging Plan

Stage Defined Land Use Use Additional GFA Car parks required

1 Indoor Entertainment Gymnasium 711m2 1 car park per 15m

2 of GFA

1 Commercial Premises Subject to lease 123m2 1 car park per 50m

2 of GFA

1 Shop/s Subject to lease 135m2 1 car park per 20m

2 of GFA

2 Indoor Entertainment Extension to Clubhouse 862m2 1 car park per 15m

2 of GFA

2 Sport and Recreation Covered Bowling Green N/A 30 parks per green + bus set-down

Refer to Appendix B – Proposed Plan of Development for further details.

Car parking spaces and services will be provided in accordance with the requirements and demand of each

stage.

As the proposed development is for a mixed-use development, also subject to future leases, the total

number of employees and business hours are currently unknown. This will be determined once the proposed

uses are re-tenanted and operational.

The Wests Tigers League Club clubhouse and facilities is currently open to the public Monday – Sunday,

10am – 12am with approximately 12 staff members on at any one time.



4.4 Built Form

The proposed development will maintain the existing clubhouse building (Figure 3) currently on the subject

site, expanding to the north and south.

Existing Clubhouse and Northern Extension

The existing building is single storey, being approximately 6.5m high. The proposed extensions will maintain

the existing height of the building, continuing to the north.

The proposed development proposes a metal deck roof to match the existing clubhouse roof, while the

façade of the building to Branscombe Road will be improved and modernised with the use of aluminium

composite panels, rendered finish and metal mesh screens sounding the main entrance.

The façade of the clubhouse and northern extension from the playing fields will be designed to match the

existing materials and design.

Covered Bowls Green

The bowls green will be located to the north-east of the existing clubhouse, connected to the proposed

clubhouse extension via a deck area.

The bowls green will be surrounded by a still frame, open from all sides, and covered by a tensile

membrane. This is not considered to be Gross Floor Area, as per the definition in the Consolidated Mackay

City Plan 2006.

For further information refer to Appendix B – Proposal Plan of Development and Figure 5: Existing Main

Building.

Mixed Use Building - Gymnasium and Commercial/Retail Uses

The proposed mixed-use building, gym and commercial/retaill tenancies, are to be located south of the

existing clubhouse. The building proposes a modern external finish with aluminium batten screens and metal

fascias, similar to proposed clubhouse upgrades. At the ground level, tinted glazed glass will be proposed.

The mixed-use building will be approximately 7m high.

4.5 Parking and Access

Access

It is proposed to maintain the existing vehicle crossover access points to Branscombe Road. These existing

crossovers are approximately 8.5m wide and provide access to two (2) existing car parking areas.

An additional access points is proposed from Branscombe Road, being designed and constructed in

accordance with Mackay Regional Council requirements. The additional access point will provide access to

the new car parking areas (near commercial uses and gymnasium), whist also enabling service vehicle

access.

Parking

To provide for the proposed uses, additional car parking areas, in accordance with Schedule 2 of the

Consolidated Mackay City Planning Scheme 2009, are strategically placed on the subject site. The proposed

development proposes to provide four (4) new car parking areas, adjoining existing areas. Refer to Figure

11 for specific locations.



Figure 11: Existing and Proposed Car Parking Areas

As per Figure 11, the four additional car parking areas total to an approximate area of 1,500m2, including an

additional 54 car parking spaces. When combined with the existing car parking spaces on the subject site

(marked as per Figure 11 and Attachment B – Plan of Development), a total of 199 car parking spaces

are proposed, including, including five (5) parks for persons with disabilities and a bus set-down area.

Car parking, as per Schedule 2 (Sch 2), will also be undertaken in accordance with Stages 1 and 2, outlined

in Section 4.2. That being;

Table 4: Existing and Proposed Car Parking

Stage Defined Land Use GFA Car parks required (Sch 2) Total Car Parks

1 Indoor Entertainment 711m2 1 car park per 15m

2 of GFA 48

1 Commercial Premises 123m2 1 car park per 50m

2 of GFA 3

1 Shop/s 135m2 1 car park per 20m

2 of GFA 7

2 Indoor Entertainment (Existing clubhouse)

781m2 1 car park per 15m

2 of GFA 52

2 Indoor Entertainment (proposed clubhouse extension)

862m2 1 car park per 15m

2 of GFA 58

2 Sport and Recreation (bowls green) N/A 30 parks per green plus bus set-down

30

Total Required 198 + 1 bus set-down

Total Provided 199 + 1 bus set-down

Proposed new car parking areas

Existing car parking areas



4.6 Landscape Design

It is proposed to maintain the existing landscaping located at the frontage of the subject site, whilst also

incorporating additional landscaping between car parking areas and site boundaries.

The total landscaping will be approximately 1,300m2, being 2.5% of the subject site. However, it is noted that

approximately 65% of the subject site is to be used for playing fields. When using approximately 35% of the

total site area (18,774m2), landscaping covers approximately 7% of the useable site area.

4.7 Infrastructure Services

The proposed development is currently serviced by the existing connection points to Council‘s reticulated

sewerage and water systems. The site will maintain connection to the existing sewer manhole in the south-

west corner of the site, with water connection via the existing water line located within the Branscombe Road

road reserve.

Stormwater will be collected and will discharge to the legal point of discharge being Branscombe Road and

Easement A on RP742213.

The existing building is currently connected to the overhead electrical system located within the road

reserve.

4.8 Adopted Infrastructure Charges

Infrastructure charges are applicable to the development in accordance with Council‘s Adopted Infrastructure

Charges Resolution (16 April 2013) (AICR).

That being said, our client reserves the right to negotiate with Council on any applicable Infrastructure Charges. The applicant herby requests a Draft Adopted Infrastructure Charges Notice for review, prior to the final decision being made on the application.



5 Statutory Town Planning Framework

5.1 Introduction

This section of the town planning report explains the applicable components of the statutory town planning

framework and their relevance to the proposed development.

5.2 Sustainable Planning Act 2009

The Sustainable Planning Act 2009 (the SPA) is the statutory instrument for the State of Queensland under

which, amongst other matters, development applications are assessed by local governments.

The SPA replaced the now repealed Integrated Planning Act 1997.

The SPA delivers an Integrated Development Assessment System (IDAS) for integrating State and local

government assessment and approval processes for development. Relevant stages in the IDAS process

including referral and public notification are addressed below.

5.2.1 Code Assessment

The planning framework relevant to assessing the development application at the time of lodgement

comprises the SPA and the Consolidated Mackay City Planning Scheme 2009 (including amendments 1 of

2009, and 1, 3, & 4 of 2010).

Section 238 of the SPA prescribes that a development permit is necessary for assessable development, as

declared under the relevant planning scheme.

In this instance, a Code Assessable development application is required to be made to the assessment

manager to acquire the necessary development permit (refer to Section 5.4 – Consolidated Mackay City

Planning Scheme 2009 of this report).

Section 313 of SPA set out the provisions for assessment managers to assess code assessable applications

as follows:

―(2) The assessment manager must assess the part of the application against each

of the following matters or things to the extent the matter or thing is relevant to

the development—

(a) the State planning regulatory provisions;

(b) the regional plan for a designated region, to the extent it is not identified

in the planning scheme as being appropriately reflected in the planning

scheme;

(c) if the assessment manager is not a local government—the laws that are

administered by, and the policies that are reasonably identifiable as

policies applied by, the assessment manager and that are relevant to the

application;

(d) State planning policies, to the extent the policies are not identified in—

(i) any relevant regional plan as being appropriately reflected in the

regional plan; or

(ii) the planning scheme as being appropriately reflected in the

planning scheme;

(e) any applicable codes in the following instruments—

(i) a structure plan;

(ii) a master plan

(iii) a temporary local planning instrument;



(iv) a preliminary approval to which section 242 applies;

(v) a planning scheme;

(f) if the assessment manager is an infrastructure provider – an adopted

infrastructure charges resolution or the priority infrastructure plan.

(3) In addition to the matters or things against which the assessment manager must

assess the application under subsection (2), the assessment manager must

assess the part of the application having regard to the following—

(a) the common material;

(b) any development approval for, and any lawful use of, premises the

subject of the application or adjacent premises;

(c) any referral agency’s response for the application.

(d) the purposes of any instrument containing an applicable code.

(4) If the assessment manager is not a local government, the laws that are

administered by, and the policies that are reasonably identifiable as policies

applied by, the assessment manager and that are relevant to the

application, are taken to be applicable codes in addition to the applicable

codes mentioned in subsection (2)(c) or (e).

(5) The assessment manager must not assess the application against, or having

regard to, anything other than a matter or thing mentioned in this section.

(6) Subsection (2)(a), (b) and (d) does not apply for the part of an application

involving assessment against the Building Act.‖

According to Section 326 of the SPA:

―(1) The assessment manager’s decision must not conflict with a relevant instrument

unless—

(a) the conflict is necessary to ensure the decision complies with a State

planning regulatory provision; or

(b) there are sufficient grounds to justify the decision, despite the conflict; or

(c) the conflict arises because of a conflict between—

(i) 2 or more relevant instruments of the same type, and the decision

best achieves the purposes of the instruments; or

(ii) 2 or more aspects of any 1 relevant instrument, and the decision

best achieves the purposes of the instrument.‖

At the time of the lodgement of the development application, the common material comprises the application

material only. The application material includes an assessment of the proposed development against the

relevant planning documents and the assessment criteria of the SPA. However, information arising from the

subsequent Information and Referral Stage will also form part of the common material to be assessed by

Council.

5.2.2 Referral

Section 254 of the SPA states that:

―A referral agency has, for assessing and responding to the part of an application

giving rise to the referral, the jurisdiction or jurisdictions prescribed under a regulation.‖

Section 13 of the Sustainable Planning Regulation 2009 (―SPR‖) explains that:

―For sections 250(a), 251(a) and 254(1) of the Act —

(a) schedule 7, column 2 states the referral agency, and whether it is an advice

agency or a concurrence agency, for the development application mentioned in

column 1; and



(b) schedule 7, column 3 states the jurisdiction of the referral agency mentioned in

column 2.‖

The proposed development does not require referral to any agency.

5.2.3 Public Notification

According to Section 295 of the SPA, the notification stage of the IDAS process applies to an application if

either of the following applies –

―(a) any part of the application requires impact assessment;

(b) the application is an application to which section 242 applies.‖

The proposal does not require impact assessment.

5.2.4 State Planning Regulatory Provisions

A State Planning Regulatory Provision is an instrument made under Division 2 and Part 6 of the SPA for an

area to advance the purpose of the Act by—

(a) providing regulatory support for regional planning or master planning; or

(b) providing for a charge for the supply of infrastructure; or

(c) protecting planning scheme areas from adverse impacts.

A State Planning Regulatory Provision includes a draft State Planning Regulatory Provision.

Section 313(2)(a) of the SPA requires an assessment manager to assess an application against a State

Planning Regulatory Provision to the extent the State Planning Regulatory Provision is relevant to the

development.

At the time of lodgement, the following relevant State Planning Regulatory Provisions were in force:

State Planning Regulatory Provision (Adopted Charges) July 2012

The draft State Planning Regulatory Provision (Adopted Charges) establishes a maximum adopted

charge for trunk infrastructure, identifies for certain local government areas, priority infrastructure

areas to facilitate some aspects of development sequencing in relation to the charging framework

while those local governments complete their priority infrastructure plans, and provides a default

proportional split that may be levied by a distributor retailer and relevant local government, until 30

June 2013. These State Planning Regulatory Provisions are relevant to the proposed development

as the subject site is located within a local government area to which the State Planning Regulatory

Provisions apply.

Draft Coastal Protection State Planning Regulatory Provision – October 2012

The draft Coastal Protection State Planning Regulatory Provision applies to the assessment of

development applications and master plan applications that are properly made under the period in

which the State Planning Regulatory Provision has effect.

The draft Coastal Protection State Planning Regulatory Provision applies to all local government

areas in Queensland that contain areas within the coastal zone and has effect for 12 months from

the date of implementation, i.e. until 8 October 2013.

As a result of the Draft State Planning Regulatory Provision, the State Planning Policy 3/11: Coastal

Protection is suspended from operation (as outlined in section 5.2.5).

The Draft Coastal Protection State Planning Regulatory Provision does not affect the proposed

development. The site is identified as being located within the Storm Tide Inundation Area - Medium

hazard area (less than 1.0m water depth) however is not located in the Coastal Management District.

Further, the proposed development does not alter the existing urban built form on site which

maintains ‗status quo‘ and is not for residential purposes.



5.2.5 State Planning Policies

A State Planning Policy is an instrument made by the Minister about matters of State interest. As prescribed

by Section 314(2)(d) of the SPA, an assessment manager must have regard to State Planning Policies, if

they are not identified in the planning scheme as being appropriately reflected in the planning scheme.

At the time of lodgement, the following State Planning Policies were in force:

SPP 1/92 Development and the Conservation of Agricultural Land

Queensland Government policy, which sets out broad principles for the protection of good quality

agricultural land from inappropriate developments;

SPP 1/02 Development in the Vicinity of Certain Airports and Aviation Facilities

Queensland Government policy, which sets out broad principles for protecting airports and

associated aviation facilities from encroachment by incompatible developments in the interests of

maintaining operational efficiency and community safety;

SPP 2/02: Planning and Managing Development Involving Acid Sulfate Soils

This State Planning Policy aims to ensure that development involving acid sulfate soils is planned

and managed to avoid the release of potentially harmful contaminants into the environment;

SPP 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide

This State Planning Policy aims to minimise the potential adverse impacts of flood, bushfire and

landslide on people, property, economic activity and the environment;

SPP 1/07: Housing and Residential Development

This State Planning Policy seeks to ensure that large, higher growth local governments identify their

community‘s housing needs and analyse, and modify if necessary, their planning schemes to

remove barriers and provide opportunities for housing options that respond to identified needs;

SPP 2/07: Protection of Extractive Resources

This State Planning Policy identifies those extractive resources of State or regional significance

where extractive industry development is appropriate in principle, and aims to protect those

resources from developments that might prevent or severely constrain current or future extraction

when the need for utilization of the resource arises;

SPP 2/10: Koala Conservation in South East Queensland

This State Planning Policy seeks to ensure koala habitat conservation is taken into account in the

planning process, contributing to a net increase in koala habitat in South East Queensland, and

assist in the long term retention of viable koala populations in South East Queensland;

SPP 3/10: Acceleration of Compliance Assessment

This State Planning Policy provides a standard code for reconfiguring a lot (subdividing one into two)

and associated operational works that require compliance assessment.

SPP 4/10: State Planning Policy for Healthy Waters

The SPP will ensure that development for urban purposes under the Sustainable Planning Act 2009,

including community infrastructure, is planned, designed, constructed and operated to manage

stormwater and waste water in ways that protect the environmental values prescribed in the

Environmental Protection (Water) Policy 2009.

SPP 5/10: Air, Noise and Hazardous Materials

This State Planning Policy complements the existing management framework by providing a more

strategic focus on the location of industrial land uses. The policy will ensure that planning

instruments provide strategic direction about where industrial land uses should be located to protect

communities and individuals from the impacts of air, noise and odour emissions, and the impacts

http://www.ipa.qld.gov.au/docs/spp1_92.pdf

http://www.ipa.qld.gov.au/docs/spp1_02.pdf

http://www.ipa.qld.gov.au/docs/ass_spp_oct_02.pdf

http://www.ipa.qld.gov.au/docs/ass_spp_oct_02.pdf

http://www.ipa.qld.gov.au/docs/SPP_IFBL.pdf

http://www.ipa.qld.gov.au/docs/SPP_IFBL.pdf



from hazardous materials and how land for industrial land uses will be protected from unreasonable

encroachment by incompatible land uses.

Temporary SPP 2/11: Planning for Stronger, More Resilient Floodplains

This State Planning Policy seeks to ensure that development is planned, designed and constructed

to minimise potential flood damage to towns and cities and to improve safety of individuals and

communities.

SPP 3/11 Coastal Protection

This State Planning Policy protects the coastal resources of the coastal zone by setting out criteria

for land-use planning, coastal activities and development assessment, enabling Queensland to

manage development within the coastal zone, including within coastal waters. This aims to satisfy,

in part, the object of the Coastal Protection and Management Act 1995.

The State Planning Policy was suspended on 8 October 2012 pending a full review. The Draft Coastal Protection State Planning Regulatory Provision manages development in the coastal zone.

SPP 4/11: Protecting wetlands of high ecological significance in Great Barrier Reef

catchments

This State Planning Policy seeks to ensure that development in or adjacent to wetlands of high

ecological significance in Great Barrier Reef catchments is planned, designed, constructed and

operated to prevent the loss or degradation of wetlands and their environmental values, or enhances

these values.

SPP 1/12: Protection of Queensland’s strategic cropping land

This State Planning Policy seeks to protect Strategic cropping land (SCL) by ensuring development

impacts on SCL or potential SCL are managed to preserve the productive capacity of the land for

future generations through assessment under this SPP and through imposing conditions on the

development.

SPP2/12 Planning for Prosperity

The purpose of this Temporary SPP is to ensure that economic growth is facilitated by local and

state plans and is not adversely impacted by planning processes. This policy is to be reflected in

State and local government decision making.

The Consolidated Mackay City Planning Scheme 2009 is the relevant planning scheme in this instance (see

Section 5.4 –Consolidated Mackay City Planning Scheme 2009 below). The planning scheme explicitly

identifies that the following abovementioned State Planning Policies are appropriately reflected in the

planning scheme:

SPP 1/92 - Development and the Conservation of Agricultural Land;

SPP 1/02 – Development in the Vicinity of Certain Airport and Aviation Facilities

SPP 2/02 - Planning and Managing Development Involving Acid Sulfate Soils; and

SPP 1/03 - Mitigating the Adverse Impacts of Flood, Bushfire and Landslide.

5.3 MIW Regional Plan

The Mackay Isaac Whitsunday Regional Plan (‗MIW) came into full effect on 8 February 2012. Its primary

purpose is to provide a sustainable growth management strategy for the region that articulates strategic

direction and certainty that will accommodate a significant increase in population in MIW to 2031.

5.4 Consolidated Mackay City Planning Scheme 2009

The Consolidated Mackay City Planning Scheme 2009 (including amendments 1 of 2009, and 1, 3, & 4 of

2010) came into force on the 23 April 2010 and is the relevant planning scheme for the assessment of

development proposals within the city of Mackay.

http://www.epa.qld.gov.au/environmental_management/coast_and_oceans/coastal_management/state_coastal_management_plan/



5.4.1 Defined Land use

The proposed development is defined as ―Indoor Entertainment‖, ―Sport and Recreation‖, Commercial

Premises‖ and ―Shop/s‖, as per Schedule 1 of the Consolidated Mackay City Planning Scheme 2009:

―Indoor Entertainment‖ means any premises used for any recreational activity or leisure pastime

which is conducted wholly or mainly indoors. The term includes an amusement parlour, art gallery,

auditorium, cinema, club (licensed or unlicensed), convention centre and the like.

―Sport and Recreation‖ means any premises used for the conduct of a sport or recreation whether

or not such activity is conducted indoors or outdoors. The term includes the ancillary establishment

of facilities such as grandstands, meeting and function rooms, toilets and amenities for participants

and spectators.

“Commercial Premises” means any premises used as a business office or for conducting:

(i) administrative, banking, secretarial or management services; or

(ii) the practicing of any profession other than a Health Care Centre.

―Shop‖ means any premises used for the display, sale or hire of goods or the provision of personal

services to the public. The term includes ancillary activities such as:

(i) Storage of goods to be sold on the premises;

(ii) Conduct of administration on the premises; and

(iii) Preparation of food.

5.4.2 Area Classification

The site is located within the Higher Density Residential Zone, City South Precinct and City Centre Locality

of the Consolidated Mackay City Planning Scheme 2009.

5.4.3 Applicable Development Codes

As the proposal is Impact Assessable development, the proposal is assessable against the entire Planning

Scheme. In accordance with Table 4-1 – Assessment Categories and Relevant Assessment Criteria for

Making a Material Change of Use – Mackay Hinterland Locality, below is a list of the primary codes relevant

to the proposal.

Consolidated Mackay City Planning Scheme 2009

Primary Codes

Mackay Hinterland Locality Code

Retail and Commercial Code

Recreation Facilities Code

Environment and Infrastructure Code

Secondary Codes

Flood and Inundation Management Overlay Code

Good Quality Agricultural Land Overlay Code

A summary of compliance is set out in Section 6 of this report. A detailed assessment against the all of the

relevant provisions of the abovementioned codes is provided at Appendix A – Statement of Code

Compliance.



6 Compliance Summary

6.1 Introduction

The following sections comprise a summary of compliance against the relevant provisions of the planning

framework as they apply to the proposed development, identified in Section 5 of this report.

More detailed information and responses to the Consolidated Mackay City Planning Scheme 2009 provisions

are included in the Appendices to the proposal report. Appendix A – Statement of Code Compliance is

particularly relevant in this regard, as it contains an assessment of the proposed development against the

relevant codes of the Planning Scheme.

6.2 State Planning Regulatory Provisions

The current State Planning Regulatory Provisions are listed in Section 5.2.4 of this report.

There are no State Planning Regulatory Provisions that are relevant to the proposed development.

6.3 State Planning Policies

The development application must have regard to all relevant and applicable State Planning Policies, which

are not incorporated or reflected Consolidated Mackay City Planning Scheme 2009.

The State Planning Policies in force at the time of lodgement, and those which are identified in Consolidated

Mackay City Planning Scheme 2009 as being appropriately reflected in the planning scheme are listed in

Section 5.2.5 of this Report.

There are no current State Planning Policies not reflected in the Planning Scheme that are relevant to the

proposed development, other than SPP 1/12: Protection of Queensland‘s strategic cropping land. The

subject site is located within land designated as ―Potential Strategic Cropping Land‖. It is noted however that

the State Planning Policy does not apply as the proposal is for ―development proposed on SCL or potential

SCL in an area described as an urban footprint under a statutory regional plan or state planning regulatory

provision‖.

6.4 Consolidated Mackay City Planning Scheme 2009

A comprehensive assessment of the developments compliance with the relevant criteria in the Consolidated

Mackay City Planning Scheme 2009 has been undertaken below.

6.5 Compliance with Applicable Codes

A comprehensive assessment of the development compliance with the relevant Codes of Consolidated

Mackay City Planning Scheme 2009 is included as Appendix A - Statement of Code Compliance of this

Town Planning Report. Compliance with the Codes is summarised below.

6.5.1 Mackay Hinterland Locality Code

Development that achieves the Specific Outcomes of the Mackay Hinterland Locality Code complies with the

Code.

The proposed development achieves compliance with the Specific Outcomes Mackay Hinterland Locality

Code.

It is therefore concluded that the proposed development complies with the Mackay Hinterland Locality Code.

A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the Mackay

Hinterland Locality Code is provided in Appendix A.

6.5.2 Sport and Recreation Zone within the Mackay Hinterland Locality Code

Development that achieves the Specific Outcomes of the Sport and Recreation Zone within the Mackay

Hinterland Locality Code complies with the code.

The proposed development achieves compliance with the Specific Outcomes of Sport and Recreation Zone

within the Mackay Hinterland Locality Code.



It is therefore concluded that the proposed development complies with the Sport and Recreation Zone within

the Mackay Hinterland Locality Code.

A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the Sport

and Recreation Zone within the Mackay Hinterland Locality Code is provided in Appendix A.

6.5.3 Retail and Commercial Code

Development that achieves the Specific Outcomes of the Retail and Commercial Code complies with the

code.

The proposed development achieves compliance with the Specific Outcomes of Retail and Commercial

Code, excluding Acceptable / Probable Solutions S1.

Acceptable / Probable Solution S1

Acceptable / Probable Solution S1 states that ―For activities located outside a designated Centre, the

premises has a maximum gross floor area of 25m2 and a maximum building height of 8.5m‖.

The proposed development is located within the Hinterland Locality and is not within a designated centre

however proposes to incorporate local commercial / retail land uses. This proposed commercial / retail land

uses area is approximately 260m2 Gross Floor Area (GFA), and therefore cannot comply with the prescribed

acceptable / probable solution.

An Alternative Solution is provided for the proposal in compliance with the Specific Outcome for the code.

The Specific Outcome for the Retail and Commercial Code – Retail and Commercial Development P1 states:

―P1 Retail and commercial activities outside a designate centre are limited to premises with a size and

function consistent with the provision of local facilities.‖

The proposed development is for an expansion to the existing Wests Tigers League Club, including local

community facilities. As part of the expansion, a total area of 260m2 GFA is proposed to be used for

commercial / retail land uses.

The proposed development is located on a large allotment (5.364Ha), with an existing clubhouse of

approximately 780m2 GFA. The entire expansion project proposed totals to an additional 1,830m

2 total GFA,

and a total GFA on the site of approximately 2,600m2. Therefore, it is considered that 260m

2 of proposed

commercial/retail use is minor in nature, and complementary, to the current and proposed Sport and

Recreation and Indoor Entertainment uses.

Furthermore, the proposed commercial / retail land uses, will be used for ‗local‘ uses. As such, these land

uses will support the existing community facility on the subject site.

It is also noted that proposed building heights do not exceed 8.5m in height.

It is therefore concluded that the proposed development complies with the Retail and Commercial Code.

A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the Retail

and Commercial Code is provided in Appendix A.

6.5.4 Environment and Infrastructure Code

Development that achieves the Specific Outcomes of the Environment and Infrastructure Code complies with

the code.

The proposed development achieves compliance with the Specific Outcomes of Environment and

Infrastructure Code, excluding Acceptable / Probable Solutions S1 (S1.1, S1.2 and S1.3) and S2 - Flooding.

Acceptable / Probable Solution S1 - Flooding

Acceptable / Probable Solution P1 states that:

S1.1 ―Development is sited on land that would not be subject to flooding during a DFE; or

S1.2 For development comprising a residential element, the floors of all habitable rooms are located300mm above the DFE; or

S1.3 For non-residential development or development involving temporary or moveable residential structures (e.g. caravan parks):



(i) buildings are located and designed so that floor levels (except areas used for car parking) are 300mm above the DFE; or

(ii) there is at least one evacuation route that remains passable for emergency evacuations during all floods up to and including the DFE.‖

The subject site is located with Council‘s flood and inundation management overlay and proposes additional non-residential development on the subject site. Therefore, the development cannot comply with the prescribed acceptable / probable solution.

An Alternative Solution is provided for the proposal in compliance with the Specific Outcome for the code.

The Specific Outcome for the Environment and Infrastructure Code – Flooding P1 and P2 states:

P1 – ―Premises subject to risk of inundation or damage through flood area provided with immunity to

that risk in order to reduce potential property damage and to ensure public safety.‖

P2 – ―There is no increase in the number of people living or working on a flood prone site, except where

the premises are occupied on a short term or intermittent basis.

The subject site maintains the existing Wests Tigers clubhouse, which currently employees approximately 12

staff members. The proposed development is for the expansion of the same, including additional local

recreational and community facilities. As such, it is anticipated that employment levels may increase on the

subject site once the proposed expansion is complete.

In accordance with Council‘s minimum floor records, ―the estimated 100 year ARI flood level at 54

Branscombe Road, Walkerston QLD 4740 (Lot 1 RP826419) RL 23.0315m AHD‖.

Council‘s contour mapping indicates an approximate site level of RL 21.75m AHD.

As such, the proposed floor heights will be determined as part of future detailed design of on-site buildings

and structures, and Buildings Works Permit.

It is therefore concluded that the proposed development complies with the Environment and Infrastructure

Code.

A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the

Environment and Infrastructure Code is provided in Appendix A.

6.5.5 Development in the Flood and Inundation Management Overlay Code

Development that achieves the Specific Outcomes of the Flood and Inundation Management Overlay Code

complies with the code.

The proposed development achieves compliance with the Specific Outcomes the Flood and Inundation

Management Overlay Code, excluding S1 (S1.1 and S1.2) – Building Floor Levels and S7 – Building Floor

Levels.

As such, please refer to the response provided in Section 6.5.4 of the Town Planning Report. This notes that the proposed floor heights will be determined as part of future detailed design of on-site buildings and structures, and Buildings Works Permit.

It is therefore concluded that the proposed development complies with the Flood and Inundation Management Overlay Code.

A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the Flood

and Inundation Management Overlay Code is provided in Appendix A.

6.5.6 Development in the Good Quality Agricultural Land Overlay Code

Development that achieves the Specific Outcomes of the Good Quality Agricultural Land Overlay Code

complies with the code.

The proposed development achieves compliance with the Specific Outcomes the Good Quality Agricultural

Land Overlay Code.

It is therefore concluded that the proposed development complies with the Good Quality Agricultural Land

Overlay Code.

A detailed statement demonstrating compliance with each of the relevant Specific Outcomes of the Good

Quality Agricultural Land Overlay Code is provided in Appendix A.



7 Conclusions and Recommendations

This proposal report accompanies an application by Western Suburbs Rugby League Football Club (Mackay) Inc. seeking a Material Change of Use – Indoor Entertainment (Gymnasium and Extension to Existing Clubhouse), Sport and Recreation (Undercover Bowls Green), Commercial Premises and Shop/s on the subject site.

Technical assessments have been undertaken with regard to the proposed development in order to assess

potential impacts and to address the relevant codes used by Council to assess the proposed development.

The information provided in this proposal report (and accompanying technical appendices) demonstrates

that the proposed development complies with all applicable provisions of the relevant planning framework.

According to Section 326 of the SPA:

―(1) The assessment manager’s decision must not conflict with a relevant instrument

unless—

(a) the conflict is necessary to ensure the decision complies with a State

planning regulatory provision; or

(b) there are sufficient grounds to justify the decision, despite the conflict; or

(c) the conflict arises because of a conflict between—

(i) 2 or more relevant instruments of the same type, and the decision

best achieves the purposes of the instruments; or

(ii) 2 or more aspects of any 1 relevant instrument, and the decision

best achieves the purposes of the instrument.‖

The proposed development complies, and is consistent with the relevant and applicable provisions of the

statutory town planning framework. Sufficient planning grounds have been identified which justifies any

potential conflict with the planning scheme provisions. In particular, the proposed development:-

I. Is consistent with the Consolidated Mackay City Planning Scheme 2009;

II. Is primarily for a community recreational use and is therefore appropriately located on Sport and

Recreational Zoned land;

III. Provides increased community facilities within the Walkerston Locality and greater Pioneer Valley;

IV. Is appropriately located within the Mackay Hinterland Locality;

We therefore recommend that Council favourably consider the proposed development and approved the

proposed development application, subject to reasonable and relevant conditions.

Michael Jewell

Office Manager and Principal

Planning

For CARDNO HRP

Rachel Daniels

Planner

For CARDNO HRP



54 Branscombe Road, Walkerston

FIGURES

Figure 1 Location Map

Figure 2 Zoning Map

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WESTERN SUBURBS RUGBY LEAGUE FOOTBALL CLUB (MACKY) INC.54 BRANSCOMBE ROAD, WALKERSTON

AMENDED >

FILENAME >

JOB NO. >

SCALE >

SOURCE >

ZONING MAP

HRP13124

1:5,000

DATE >

VERSION >

JUNE 2013

N/A

1.0

FIGURE 2222

MACKAY CITY COUNCIL PLANNING SCHEME: ZONE MAP:

SERIES 22 - WALKERSTON: 23/2/2006

Zoning MapSUBJECT SITE

SPORT AND RECREATION

RURAL RESIDENTIAL

URBAN RESIDENTIAL

RURAL

PUBLIC PURPOSE

COMMERCIAL

OPEN SPACE

INDUSTRY (HIGH IMPACT)

HIGHER DENSITY RESIDENTIAL

LEGEND

100 150 200metres0 50

1:5,000N

FIGU

RE2222

AAANN

SSSUBJECT SITESUBJECT SITESUBJECT SITE

WESTERN SUBURBS RUGBY LEAGUE FOOTBALL CLUB (MACKY) INC.54 BRANSCOMBE ROAD, WALKERSTON

AMENDED >

FILENAME >

JOB NO. >

SCALE >

SOURCE >

LOCATION MAP

HRP13124

1:10,000

DATE >

VERSION >

JUNE 2013

N/A

1.0

FIGURE 1111

GOOGLE MAPS

Location MapSUBJECT SITE

LEGEND

200 300 400metres0 100

1:10,000N

FIGU

RE1111

SUBJECT SITESUBJECT SITESUBJECT SITE




APPENDIX

A STATEMENT OF CODE COMPLIANCE



Statement of Code Compliance

Consolidated Mackay City Planning Scheme 2009

Primary Codes

Mackay Hinterland Locality Code

Retail and Commercial Code

Recreation Facilities Code

Environment and Infrastructure Code

Secondary Codes

Flood and Inundation Management Overlay Code

Good Quality Agricultural Land Overlay Code



MACKAY HINTERLAND LOCALITY CODE

Division 5 – Specific Outcomes and Probable and Acceptable Solutions for the Mackay Hinterland Locality

Specific Outcomes Acceptable / Probable Solutions Proposal

Assessable Development

P1 Commercial development occurs on land included in the Commercial zone and does not detract from the network of centres referred to in the planning scheme.

S1 No solution specified. Complies

The subject site is located within the Sport and Recreation Zone.

However, it is noted that the proposed commercial/retail development will total to approximately 260m

2 which is

considered to be minor, and ancillary, to the current and proposed Sport and Recreation and Indoor Entertainment uses.

P2 Tourist developments in the Hinterland locality:

(i) protect the coast and coastal waters, and the Clarke Range system;

(ii) achieve a level of visitation within the capacity of the site to accept the consequential changes without detriment to the environmental or recreational quality of the setting including landscape character;

(iii) avoid remote locations which create a need for a large workforce to commute to a remote location or require a large resident or live-in workforce;

(iv) exhibit a number of the following characteristics:

(a) proximity to infrastructure and services adequate to meet the day-to-day needs of the tourist population likely to be generated by development on the site;

(b) proximity to a natural attraction without the potential for adverse effects upon the attributes or values which give rise to the attractiveness of the site;

(c) an area of land sufficient to contain fully the extent of the proposed development and the potential impacts likely to flow from it; and

(d) located on land suitable in its physical

S2 No solution specified. Not Applicable – The proposed development does not

involve tourist development.




characteristics to accommodate the form, scale and intensity of development proposed without imposing unnecessary or unacceptable impacts upon the surrounding area, including:

(A) clearing of extensive areas of natural vegetation or marine plants.

P3 Land uses establishing adjacent to industrial areas and key extractive resources areas which are incompatible with those areas include a buffer which mitigates any adverse impacts from the industrial use on the new use.

S3 No solution specified. Not Applicable – The subject site is not located adjacent

to industrial areas or key extractive areas.

P4 Rail infrastructure corridors are protected from the constraining effects of proximate, sensitive land uses by establishment of buffers, acoustic screens or other forms of physical separation. Where development occurs in close proximity to a rail corridor, mitigation measures in the design and siting of buildings and recreation space are provided.

S4 No solution specified. Not Applicable – The subject site is not in the vicinity of

a rail infrastructure corridor.

P5 The establishment of activities within the rail corridor, including rail freight yards, stations and shunting yards, has regard for the environmental impacts upon adjacent and adjoining properties.

S5 No solution specified. Not Applicable – The subject site is not located within a

rail corridor.

P6 The network of cane tramways is protected from the effects of incompatible development. New estate development for urban residential, rural residential or village purposes is planned to minimise the potential for tramway traffic to conflict with vehicular, bicycle or pedestrian traffic through a combination of careful design and maintenance of adequate buffers or separations.

S6 No solution specified. Not Applicable – The subject site is not located within

proximity of a cane tramway network.

P7 New development on land in the Rural Residential and Village zones, adopts or creates new traffic and transport systems which:

(i) are based on the hierarchy of roads;

(ii) are appropriate to the transport and traffic tasks required by the proposed development,

S7 No solution specified. Not Applicable – The subject site is not within the Rural

Residential or Village Zone.




having regard to its scale, intensity and character;

(iii) are linked efficiently and safely with the existing road network;

(iv) promote the safe movement of traffic, cyclists and pedestrians throughout the development area; and

(v) minimise the potential for through traffic and local traffic conflicts and for industrial and non-industrial traffic conflicts.

P8 Land uses on sites adjacent to the Bruce Highway have limited direct access to the highway in accordance with the requirements and specifications of the Department of Main Roads.

S8 No solution specified. Not Applicable – The subject site is not adjacent to the

Bruce Highway.

P9 Open space areas are protected from potential impacts of development through:

(i) limiting development within open space areas to low impact activities, facilities and works that maintain the values of the area;

(ii) locating development on adjoining land in parts of the site less likely to have adverse effects;

(iii) providing buffers to open space areas of sufficient width to mitigate any adverse effects; and

(iv) adopting impact mitigation and management measures for development likely to cause adverse effects.

S9 No solution specified. Not Applicable – The subject site is zoned Sport and

Recreation and does not impact upon areas of Open Space.



SPORT AND RECREATION ZONE IN THE MACKAY HINTERLAND LOCALITY CODE

Specific Outcomes Acceptable / Probable Solutions Discussion


P1 Building, works and intensity of land use maintains the open space landscape character of the zone.

S1 No solution specified. Complies – The proposed development is for an

extension to the Wests Tigers League Club facilities, being appropriately located within the Sport and Recreation Zone.

The proposed extension compliments the existing built form and is not considered to be overdevelopment of the site.

P2 Rural residential development does not occur. S2 No solution specified. Not Applicable – The proposed development does not

involve rural residential development.



RETAIL AND COMMERCIAL CODE

Retail & Commercial Development


P1 Retail and commercial activities outside a designated centre are limited to premises with a size and function consistent with the provision of local facilities.

S1 For activities located outside a designated Centre, the premises has a maximum gross floor area of 25m

2 and a maximum building height of 8.5m.

Alternative Solution

The site is located within the Hinterland Locality, and is not within a designated Centre.

Refer to section 6.5.3 of the Town Planning Report for

further details.

P2 The building is integrated into the streetscape to respect the character and amenity of the locality

S2.1 Buildings are:

(a) set back from the road frontage a minimum of 6m; or

(b) built to the front boundary alignment where a footpath awning is provided in accordance with this Code.

S2.2 The carparking area is situated at the front, or on the approach side, of the premises.

Complies

S2.1 – The existing clubhouse and proposed extensions

maintain a setback of approximately 20m from Branscombe Road.

Complies

S2.2 – Carparking areas are provided at both the front

and side of the existing and proposed premises. 19 car parking spaces are located at the rear of the proposed gymnasium, and southern side of clubhouse.

P3 Premises have garbage bin areas, loading/unloading areas and any outdoor storage and/or display facilities:

(a) of sufficient size; and

(b) screened from view.

S3.1 Garbage bin storage and loading/unloading areas are located at the rear of premises.

S3.2 Garbage bins, when within the storage area, cannot be viewed from adjoining premises.

Complies

Garbage bin storage is located to the southern side of the proposed gymnasium and frontage of new club extension.

Nonetheless, both garbage bin storage areas are screened from view and ensure appropriate service vehicle access.

Awnings Over Footpaths

P4 Awnings over the footpath are:

(i) a continuous weather protection for pedestrians;

(ii) set back from the road pavement to ensure the safety of passing traffic; and

(iii) designed to suit and enhance the character and streetscape of the area.

Note: This applies to all Class 2, 3, 5, 6, 7, 8 and 9

buildings that are proposed to be built up to or within 3.0

S4 The awning:

(i) is setback at least 300mm from the kerb at a minimum height of 3m above the kerb;

(ii) has a continuous lining or soffit; and

(iii) is constructed of non-combustible materials (except timber battens for fixing linings);

(iv) is impervious to water and drained to avoid water dropping onto the

Not Applicable

The existing building does not currently maintain any existing awnings. Further, the site does not adjoin sites with awnings.

Notwithstanding this, the proposed and existing structures are setback greater than 20m from the road frontage and pedestrian footpath.

Refer to section 6.5.3 of the Town Planning Report for further detail.




m of a road boundary. footpath;

(v) has a fascia depth of not more than 600mm; and

(vi) is of a cantilever design; or

(vii) has non-load bearing ornamental posts or columns.

Development Intensity

P5 Apart from the Mt Pleasant Sub-Regional Centre, Sub Regional Centres, the Rural View Major Neighbourhood Centre, neighbourhood centres and local centres have floor space for industrial, commercial and retail uses commensurate with their role and function as set out below:

(i) a floor area limit of 50,000m2 GFA for a

Sub-Regional Centre;

(ii) a floor area limit for a Neighbourhood Centre of:

a. 10,000m2 GFA for all centres except

Rural View;

b. 20,000m2 GFA at the Rural View Major

Neighbourhood Centre, of which only 10,000m

2 is for shopping facilities; and

i. a floor area limit of 2,500m2

GFA for a Local Centre.


The subject site is not located within an identified centre.

Notwithstanding this, the proposed development incorporates approximately 260m

2 of Commercial and

Retail land use, which is considered minor in scale against the existing on-site land use (approximately 780m

2 GFA) and further the proposed expansion (total of

approximately 2,600m2 of GFA) to the local community

facility.

Refer to section 6.5.3 of the Town Planning Report for

further details.




P6 Development of additional facilities not anticipated in a designated centre meets the following criteria for community need: (i) the proposed use does not alter the role

and function of a designated centre in the network;

(ii) population has increased in the trading catchment of the centre since the commencement of this scheme such that the population is able to support the proposed services;

(iii) the proposed use contributes to convenient access to a range of centre services and facilities for residents;

(iv) residents in the City have a choice of services and facilities without unnecessary duplication, particularly for shopping, entertainment and leisure, business and commercial services and service trades; and

(v) residents in the urban areas of the City have access to the different levels of facilities within the travel times nominated in the Table below.

S6 No solution specified. Not Applicable

The subject site is not located within a designated centre, However, it is noted that it is within close proximity to the Walkerston Neighbourhood Centre and Dutton Street (Main Street and State Controlled Road).

P7 Premises are located to reinforce the viability of designated centres and are accessible to the population of the Locality it is intended to serve.

Note: Council will take into consideration compliance

with the location and role of centres and the retail hierarchy illustrated in the Information Map Network of Centres.

S7 No solution specified.

Not Applicable

The subject site is not located within a designated centre, and proposes approximately

260m

2 of commercial/retail

GFA only, being minor in nature.

Activity Mix and Generation

P8 Activity generators are provided at ground level in centres.

S8 Ground level facades to buildings are highly interactive and provide interest through windows, displays and visible indoor activity.

Complies – The proposed development provides a high

interactive façade to the Branscombe Road frontage with the building entrance being clearly defined.

Public Transport Infrastructure for Shopping Centres with a 10,000m² GFA

Not Applicable – The proposal is not a shopping centre with a 10,00m2 GFA



RECREATION FACILITIES CODE Specific Outcomes Acceptable / Probable Solutions Discussion


Site Suitability

P1 The site has an area, dimensions and access suitable for the use.

S1.1 The premises are accessed from sub-arterial or collector roads or streets.

S1.2 On-site car-parking and vehicle access is provided in accordance with Schedule 2.

S1.3 The site is able to accommodate the setbacks provided in S2.1 below.

S1.1 – Complies

The existing and proposed development gains direct access from Branscombe Road, being a Traffic Distributor. In accordance with Council‘s current road hierarchy tables (Table A.1), a Traffic Distributor provides function of a Sub Arterial Road.

S1.2 – Complies

On-site car parking is proposed to be in accordance with the requirements of Schedule 2, providing car parking rates as per defined land use. The proposed development requires 198 car parking spaces, with 199 car parking spaces and 1 bus set-down area proposed. Refer to Section 4.4 of the Town Planning Report for further detail.

S1.3 – Complies

The proposed development provides minimum set back distances of approximately 20m from the site frontage and 4.3m from the southern boundary.

Layout

P2 Building and landscaped areas are designed and sited:

a) for efficient use of the site;

b) to integrate with the streetscape;

c) create a functional pedestrian and vehicular environment; and

d) minimise adverse impacts upon adjoining properties.

S2.1 Building setbacks are at least 6m to the road frontage and 3m to other boundaries.

S2.2 Where a premises adjoins land in a residential area:

a) a landscaped buffer strip 2.0m in width is provided on any boundary adjoining the residential area;

b) buildings and activities on the premises are oriented away from land in the residential areas; and

c) waste bins are enclosed and screened.

S2.3 A landscaped buffer a minimum of 3m in width is provided between a car park and a road frontage.

S2.1 - Complies

Refer to response for S1.3.

S2.2 – Complies

a) A landscaping strip varying between approximately 1m – 3m is proposed between the mixed use building and residential land uses to the south of the site. Furthermore, a 1.8m fence is also proposed to increase privacy;

b) The existing clubhouse, extension and proposed mixed-use building will be orientated to the street (west) or north; and

c) Waste bins are proposed to be enclosed and

Tow n Planning Report 54 Branscombe Road, Walkerston



S2.4 Car parking and access is provided in accordance with Schedule 2.

screened from view.

S2.3 – Complies

A landscaping buffer, varying between 3m – 13m is proposed to be located between the road frontage and car parking areas. There are no changes proposed to the existing landscaping at the frontage of the site.

S2.4 – Complies

Refer to response provided for S1.2 and further Section 4.4 of the Town Planning Report.

Building Scale and Appearance

P3 All buildings are designed to:

(i) complement character and amenity of the locality;

(ii) be compatible with development in the area; and

(iii) contribute to the streetscape and address the street.

S3.1 Buildings are no greater than 2 storeys above a ground storey in height.

S3.2 Site coverage does not exceed 30% of the site area.

S3.1 – Complies

The existing and proposed buildings on the site are single storey and approximately 6.5m high.

S3.2 – Complies

The total GFA on the site will be approximately 4,700m2

(including existing clubhouse and amenities and proposed), equating to approximately 8.5% site cover.

Amenity

P4 The premises where located adjacent to a residential area, and not in the City Centre Locality, are used only during times of the day when surrounding residents are not likely to be disturbed.

S4 No activity occurs between the hours of:

(i) 7:00 p.m. and 8:00 a.m. for outdoor entertainment;

(ii) 11:00 p.m. and 6:00 a.m. for indoor entertainment; and

(iii) 11:00 p.m. and 6:00 a.m. for sport and recreation.

Complies

The proposed development does not proposed to alter the existing hours of operation on site.

P5 Signage provided on the premises is compatible with the character and streetscape of the locality.

S5 In residential areas, a single sign not exceeding 6 m

2 in area and which is not illuminated, is

provided.

Complies

The subject site is zoned Sport and Recreation. Nonetheless, proposed signage is located on the northern and western elevation of the mixed use building and the western elevation of the clubhouse and will be in accordance with Council‘s Local Laws




P6 Where the premises is within a residential area, noise levels are within acceptable limits.


The subject site adjoins residential land uses to the south, however is zoned Sport and Recreation.

Where buildings are located close to residential land uses (i.e. mixed use building), uses maintain appropriate setback distances and further are separated by a 1.8m fence.

It is considered noise levels will be appropriate for the proposed land use and existing adjoining residential uses.

P7 Where the premises is within a residential area, fencing is provided.

S7 Premises located within residential areas has a 1.8m high solid screen fence on side and rear boundaries.

Complies

A 1.8m fence is proposed to be located along the southern boundary between proposed structures and existing residential land uses. Further, a 1m – 3m landscaping strip is also to be located between the same.

P8 The premises does not result in high levels of traffic on minor residential streets.

S8 The premises has access to a street other than an access place or access street.

Not Applicable

The existing and proposed development gains direct access from Branscombe Road, being a Traffic Distributor (Sub Arterial Road).

P9 Lighting on the premises is provided to ensure:

d) the safety of staff and visitors; and

e) that any light emitted from the premises does not cause a loss of amenity to residents in the immediate vicinity or glare to passing motorists.


Lighting will be undertaken on-site in accordance with Council‘s policy, to avoid any overspill onto adjoining residential uses to the south.



ENVIRONMENT AND INFRASTRUCTURE CODE

Infrastructure


Infrastructure Provision

P1 Adequate infrastructure is provided in time to meet the needs of the development.

S1 The timing for provision of infrastructure for development complies with the standards and contribution requirements detailed in the Engineering Design Guidelines Planning Scheme Policy

Complies

The site is connected to all existing urban infrastructure in the locality.

Refer to section 4.8 of the Town Planning Report.

Additional details of service connection will be addressed as part of a subsequent Operational Works application.

P2 Premises are provided with appropriate areas of private and public open space.

Note: Guidance in regards to the design and provision of

open space is provided in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy.

S2 The provision of open space complies with the standards and requirements detailed in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy.

Complies

There are no changes proposed to the existing provision for open space as part of the existing and proposed use on the subject site.

Infrastructure Contributions will be undertaken in accordance with Council‘s current policy.

P3 Premises have

(i) an adequate, safe and reliable supply of water, including potable water, and is connected, where possible, to an existing reticulated water supply.

(ii) the planning and design of potable water infrastructure considers Water Sensitive Urban Design (WSUD) such as water conservation initiatives.

S3.1 Premises are connected to Council‘s reticulated water supply system.

S3.2 If connection to Council‘s reticulated water supply system is not possible, a potable water supply is provided in accordance with the standards detailed in the Engineering Design guidelines Planning Scheme Policy).

Complies

The premise is connected to Council‘s reticulated water supply system.



P4 Treatment and disposal of waste water ensures:

1. no adverse ecological impacts on the environment, particularly nearby receiving environments including surface waters and ground water; and

2. the cumulative impacts of on site waste water treatment will not cause deterioration of environmental conditions;

3. the planning and design of wastewater infrastructure considers Water Sensitive Urban Design (WSUD) such as wastewater

S4.1 Connection to Council‘s reticulated sewerage treatment system; or

S4.2 Where connection to Council reticulated sewerage system is not possible, and where 20 people or less, Council will refer to the requirements of the Environmental Protection (Water) Policy 1997 and the On Site Sewerage Code (NR&M July 2002) and AS 1547. to ensure the premises are suitable for effluent disposal.

S4.3 Where more than 20 people, no solution specified.

Complies

The premises is connected to Council‘s reticulated sewerage treatment system.






management measures.

Stormwater Management

P5 Drainage works are planned for and designed to ensure that adjoining land and the existing upstream and downstream drainage systems are not adversely affected by development, taking into account:

(i) Water Sensitive Urban Design (WSUD) principles such as:

1. protect natural systems;

2. enhance natural waterway systems within urban development using natural channel design principles;

3. detention of stormwater instead of rapid conveyance;

4. minimise impervious areas;

5. utilisation of stormwater to conserve potable water;

6. integrate stormwater treatment into the landscape;

7. water efficient landscaping; and

8. protection of water related environmental values .

(ii) need for a stormwater system that can be economically maintained;

(iii) safety of pedestrians and vehicles;

(iv) location of discharge;

(v) construction of buildings, structures or paving up to site boundaries which avoid blocking or concentrating natural flow paths

1.

(vi) fauna movement is provided for through bridges and culverts.

S5 Drainage works complies with the requirements of the Engineering Design Guidelines Planning Scheme Policy

Complies

Stormwater will be collected on-site and directed to the legal point of discharge being Branscombe Road and Easement A on RP742213.

1 Guidance on the design and construction of drainage systems is provided by the Queensland Urban Drainage Manual 1994.




External Works

P6 Kerb and channelling is provided to a satisfactory standard and constructed to:

(i) prevent edge fretting;

(ii) perform required drainage functions;

(iii) provide the appropriate level of control for vehicle movement;

(iv) allow ready access to abutting properties at suitable locations; and

(v) contribute to the desired streetscape character of the locality.

S6 Premises are provided with kerb and channel in accordance with the Engineering Design Guidelines Planning Scheme Policy.

Not Applicable

Branscombe road is a rural Traffic Distributor (Sub Arterial Road). In accordance with Council‘s Road Hierarchy Table C.2, a Traffic Distributor does not require kerb and channel.

Roads

P7 All proposed road pavement surfaces:

(i) are of a quality and durability suitable to the intended traffic volumes and loads;

(ii) provide all-weather access;

(iii) allow the discharge of rainfall;

(iv) provide the safe passage of vehicles and pedestrians; and

(v) provide a reasonable, comfortable riding quality.

S7 Roads are provided in accordance with the Engineering Design Guidelines Planning Scheme Policy ‗.

Not Applicable

No roads are proposed.

Drainage networks

P8 In urban areas, the major drainage network is designed and constructed with the capacity to control stormwater flows under normal and minor system blockage conditions for the DFE applicable to drainage so that:

floodways are restricted to areas where there is no damage to property or hazards for motorists, and

runoff is directed to a lawful point of discharge through competently designed and constructed outlet works.

S8 Design requirements of the Engineering Design Guidelines Planning Scheme Policy.

Not Applicable

There are no changes proposed to the existing stormwater drainage network servicing the subject site.

Stormwater from the subject site is collected and discharged to Branscombe Road and Easement A on RP742213.




Public Utilities

P9 Street lighting and signs are provided to ensure the safety of both vehicles and pedestrians, and to facilitate access and movement.

2

S9 Street lighting and signage comply with the requirements of the Engineering Design Guidelines Planning Scheme Policy.

Not Applicable

No change to existing street lighting and signage in Branscombe Road is proposed as part of this development.

Infrastructure Payments

P10 The costs of providing infrastructure is funded by the development giving rise to the need for the infrastructure.

S10 The funding of infrastructure complies with the requirements of the Contributions Planning Scheme Policy.

Complies

Infrastructure contributions will be paid in accordance with Council‘s Adopted Infrastructure Charges Resolution.

Refer to Section 4.7 of the Town Planning Report for

further details.

Car Parking and Access

P11 Premises are provided with:

(i) adequate vehicle parking spaces to satisfy the anticipated requirements of the activity;

(ii) safe and efficient access and manoeuvring areas to meet the anticipated volume and type of traffic;

(iii) large vehicles are able to enter and leave the site without prejudicing the safety and efficiency of the road;

(iv) access driveways are located and designed to minimise conflicts with traffic and pedestrians; and

(v) vehicle crossings from the carriageway to the frontage of the site are constructed and finished to appropriate standards for the expected volume and type of traffic generated by activities on the site.

S11.1 Vehicle parking on the site is in accordance with the rates specified in Schedule 2.

S11.2 Vehicles are able to enter and exit the site (with the exception of dwelling house and duplex) in a forward gear.

S11.3 The design of car parking and access complies with the requirements detailed in the Engineering Design Guidelines Planning Scheme Policy.

Complies

S11.1 – A total of 199 car parking spaces, including 1 bus set-down area, are provided as part of the development.

Refer to Section 4.4 of the Town Planning Report for further details.

S11.2 – Vehicles are able to enter and exit the site in a forward gear.

S11.3 – Car parking and access is appropriate for the turning and manoeuvring of vehicles on-site.

2 ‗Australian Standards and Manual for Uniform Traffic Control Devices’ provides guidance in relation to these matters.



Environmental Amenity


Lighting Management

P1 Outdoor lighting does not cause a loss of amenity to adjacent premises or adversely impact on native fauna as a result of the light it emits either directly or by reflection.

Note: Council will refer to the provisions of AS4282 – Control of the Obtrusive Effects of Outdoor Lighting


Security lighting will be provided as required by and in accordance with the planning scheme codes.

Overshadowing

P2 The amenity of adjacent residential land is not adversely affected by shadows cast by adjoining building or structures.

S2 Buildings do not cast a shadow over more than 30% of an adjoining residential lot at any time between the hours of 9am and 3pm on 22 June.

Complies

The adjacent residential lot located to the south of the site are unlikely to be impacted upon by overshadowing due their location and distance from the proposed development.

Building Setbacks

P3 Residential buildings are sited to minimise loss of amenity for residents‘ adjacent to cane tram lines.

S3 Residential buildings are set back a minimum of:

(a) 50m from cane tram lines; and

(b) 100m from cane tram line level crossings and sidings.

Not Applicable

The proposal is not a residential development.

P4 Buildings are set back from a road frontage to:

(i) complement the existing built form; and

(ii) preserve the safety of vehicle movement along adjoining roads.


The proposed development provides minimum set back distances of approximately 20m from the site frontage and 4.3m from the southern boundary.

The proposed development incorporates an additional access. An additional access point will ensure safe on-site vehicle movements and site entry and exit.

Noise and Vibration Management

Specific Outcomes Acceptable / Probable Solutions Response

Not Applicable – The proposal is not for uses which are likely to generate noise or vibration and is not a noise sensitive use.



Air Quality


Not Applicable – The proposal is not for purposes likely to generate emissions.

Flooding



P1 Premises subject to risk of inundation or damage through flood are provided with immunity to that risk in order to reduce potential property damage and to ensure public safety.

S1.1 Development is sited on land that would not be subject to flooding during a DFE; or

S1.2 For development comprising a residential element, the floors of all habitable rooms are located 300mm above the DFE; or

S1.3 For non residential development or development involving temporary or moveable residential structures (e.g. caravan parks):

(iii) buildings are located and designed so that floor levels (except areas used for car parking) are 300mm above the DFE; or

(iv) there is at least one evacuation route that remains passable for emergency evacuations during all floods up to and including the DFE.


The subject site is located with Council‘s flood and inundation management overlay.

As such, please refer to the response provided in Section 6.5.4 of the Town Planning Report for further

details.

This notes that the proposed floor heights will be determined as part of future detailed design of on-site buildings and structures, and Buildings Works Permit.


P2 There is no increase in the number of people living or working on a flood prone site, except where the premises are occupied on a short term or intermittent basis.



The proposed development is not for residential dwellings, however does involve persons working on the subject site.

As such, please refer to the response provided in Section 6.5.4 of the Town Planning Report for further details.

This notes that the proposed floor heights will be determined as part of future detailed design of on-site buildings and structures, and Buildings Works Permit




P3 Development does not result in adverse impacts for the safety of people or the capacity to use land within a floodplain and does not involve:

(i) Any physical alteration to a watercourse; or

(ii) Net filling of 50 cubic metres; or

(iii) The proposed works either:

(A) avoid any reductions of on-site flood storage capacity and contain within the subject site any changes in depth/duration/velocity in flood waters of all floods up to and including the DFE; or

(B) do not change the flood characteristics at the DFE outside the subject site in ways that result in:

- loss of flood storage;

- loss of / changes to flow paths;

- acceleration or retardation of flows; or

- any reduction of flood warning times elsewhere on the floodplain.


Not Applicable

The subject site does not maintain an existing on-site watercourse and does not include fill on the subject site.

P4 Storage and handling of hazardous substances on sites that are subject to risk of inundation or damage through flood, ensures that persons and property are not placed at unreasonable risk.

S4 Storage or handling of substances that may be a hazard to the environment or human safety by the risk of contamination due to flooding:

(i)is undertaken in accordance with a risk assessment; and

(ii)provides for the storage of any hazardous substances above or securely isolated from the DFE level.

Not Applicable

The proposed development does not involve hazardous substances.

P5 The use is designed to minimise the impact of Cyclonic Hazards


Cyclonic Hazards are not applicable to this development.

Undefined Flood and Inundation Areas

P6 Where flood limits are not identified, development is undertaken such that there is no adverse affects on flood levels or flows on the site or up-stream and down-stream of the site


The proposed development will not impact on flood levels or flows within the local catchment, as it is within an existing building.

Please also refer to the response provided in Section 6.5.4 of the Town Planning Report for further details.

This notes that the proposed floor heights will be




determined as part of future detailed design of on-site buildings and structures, and Buildings Works Permit.

Water Quality


P1 Development does not detract from the maintenance of water quality in the City‘s watercourses and bulk water storages, in particular its:

(i) environmental values; and

(ii) where applicable, potability of the water supply.


A detailed assessment of Stormwater Quality and Quantity will be undertaken as part of a subsequent Operational Works application.

P2 Premises incorporate:

1. physical measures for intercepting and treating surface water drainage and spilled substances prior to their release to the watercourses; and

2. bunding of sites or areas within sites or integrated drainage systems which include waste water treatment measures, where chemicals, fuels, lubricants or other soluble pollutants are being handled or stored.

Note: Council will refer to the Environmental Protection Policy (Water) 1997



P3 The City‘s groundwater resources and surface waters are maintained by:

(i) providing a stormwater system that manages stormwater quantity and quality prior to discharging into receiving waters;

(ii) providing non structural source control measures;

(iii) providing structural source control measures;

(iv) retaining or rehabilitating natural waterway corridors such as natural channels, wetlands and riparian vegetation;


Complies





(v) providing storage of waste water in secure and sealed storage facilities;

(vi) ensuring efficient disposal areas and ground and surface water retrieval areas are buffered from each other;

(vii) ensuring that contaminants do not enter the groundwater resources; and

(viii) with reuse of reclaimed water, ensuring safe treatment and disposal of contaminated water.

P4 The biodiversity and habitat values of coastal areas and associated estuarine systems are protected from:

(i) increased nutrient or sediment levels; or

(ii) changed flow, inhibited passage, or hydrologic regimes of the natural coastal and marine margins,

which may result from development.3


Complies


P5 Sediment and nutrient loadings into a watercourse are minimised through:

(i) treated on-site effluent;

(ii) adequate stormwater run-off controls; and

(iii) on-site and off site erosion and sediment controls.


Complies


Erosion and Sediment Control


P1 Minimisation of the risk of erosion and sedimentation either on-site or elsewhere, by a comprehensive approach to soil erosion control and sedimentation management, including:

(i) the minimisation of:

(ii) earthworks;

(i) clearing of land;

S1 The control of Erosion and Sedimentation complies with Planning Scheme Policy 15.07 - Engineering Design Guideline D7 Soil and Water Quality Management.

Complies

Erosion and sediment control during construction will be in accordance with Council policy

3 See ANZECC Australian and New Zealand Guidelines for Fresh and Marine Water Quality, 2000.




(ii) long term stockpiling of excavated materials;

a. use of appropriate construction management techniques;

b. diverting surface water drainage around disturbed areas; and

c. treating and removing sediments from stormwater over disturbed areas prior to release from the site.

P2 Progressive rehabilitation of disturbed areas occurs within the site through a comprehensive rehabilitation program including:

a. the grading and reshaping of the disturbed areas to provide controlled and stable drainage flow paths;

b. the construction of drainage paths which divert high velocity flows away from disturbed areas;

c. the re-spreading of stored top soil stripped from the site; and

d. the planting of the disturbed area with native species of grasses, ground covers and trees.


Not Applicable – No rehabilitation will occur on the site.

Landscaping will be undertaken in accordance with Appendix B – Plan of Development.

Coastal Management

Not applicable – The subject site is not located in a Coastal Management Area

High Impact Activity Areas4

Not Applicable – The subject site is not located within a High Impact Activity area.

Landscaping and Fencing


P1 Development is provided with adequate and suitable landscaping and screening on the site

S1 Landscaping is provided in accordance with the Complies

4 Refer to High Impact Activities Information Map




which ensures:

(i) an attractive streetscape appearance; and

(ii) the privacy and amenity of any adjoining residences.

Landscaping Planning Scheme Policy Landscaping areas will be provided in accordance with Council Policy. Detailed design will be undertaken as part of a subsequent Operational Works application.

P2 Landscaping is designed to prevent encroachment upon electricity infrastructure.

S2.1 Landscaping near electricity lines or substations, are designed and developed so that any vegetation at maturity or landscaping structures or works will not exceed 4.0m in height on land:

(i) in an electric line shadow5; or

(ii) within 5m of an electric line shadow; or

(iii) within 5m of a substation boundary.

S2.2 Elsewhere, vegetation is planted in a position that is further from the nearest edge of an electric line shadow or substation boundary than the expected maximum height at maturity of vegetation.

S2.3 On land adjoining an electricity substation boundary, the vegetation foliage at maturity will not be within 3m of the substation boundary. However, where a substation has a solid wall along any part of its boundary, foliage may extend to, but not above or beyond, that solid wall.

Not Applicable – The site is serviced by overhead

power, and the site is not located in proximity to a substation.

P3 Landscaping provides a 2m wide landscaped strip adjacent to the road frontage incorporating existing vegetation wherever possible.


Complies

A landscaping will be maintained at the frontage of the site, varying between 3m – 13m wide.

P4 A landscape strip is provided comprising either a 1.8m high solid fence or 2m wide planted screen adjacent to all side and rear boundaries of a site which adjoins any residential area.


Complies

A landscaping strip varying between approximately 1m – 3m is proposed between the mixed use building and residential land uses to the south of the site. Furthermore, a 1.8m fence is also proposed to increase privacy.

P5 Landscaping around buildings is designed to maximise shade and redirect cooling breezes in summer and to provide a windbreak in winter.


.

Complies

The existing landscaping at the site frontage provides protection to the clubhouse against the western sun.

5 Electric Line Shadow is defined in Schedule 1




P6 Landscaping incorporates planting for shading summer sun, including:

a. tall shade trees to the west and east of the building; and

b. trellises or pergolas adjacent to windows to the north of the building.


Complies

Proposed additional landscaping will be undertaken in accordance with Council‘s policy.

P7 Landscaping is designed to maximise the outdoor shade areas and minimise use of hard reflective surfaces around the building.


.

Complies


Landscaping for Outdoor Vehicle Parking Areas

P8 Landscaping for outdoor vehicle parking areas, where development is for the purposes of Accommodation units, multiple dwelling units, Sport and recreation, indoor entertainment, outdoor entertainment, child care centre, service station, motel, Industrial uses and retail or commercial uses, will:

(i) visually enhance the area along any road frontage;

(ii) screen the area from any adjoining residential or other sensitive uses;

(iii) provide visual relief and shade throughout the area; and

(iv) be compatible with local native species.

S8.1 Landscaping of outdoor vehicle parking areas provides planting of trees and shrubs:

(i) in a strip 2m wide along any primary road frontage at a density and a scale appropriate to the size of the vehicle parking area and the function of the adjoining road; and

(ii) in median areas throughout the vehicle parking area at a rate of 1 shade tree for every 6 parking spaces.

S8.2 Provide a wall, fence or continuous screen planting, to a height of at least 1.8m along any boundary to land used or likely to be used for residential or other sensitive use.

S8.1 – Complies – Proposed additional landscaping will

be undertaken in accordance with Council‘s policy.

S8.2 – Complies - A 1.8m fence, with landscaping, is

proposed along the southern boundary between adjoining residential uses and proposed mixed use building.



Landscaping - General Requirements

P9 Landscaping is designed and established to:

(i) an appropriate scale relative to both the street reserve width and to the size and nature of the development;

(ii) incorporate remnant vegetation, where possible;

(iii) provide summer shade and shelter for pedestrian comfort and energy efficiency of buildings;

(iv) maximise areas suitable for on-site infiltration of stormwater;

(v) allow for pedestrian and vehicle safety;

(vi) generate a cohesive and distinct visual character for the streetscape and locality;

(vii) be suitable to the tropical climate;

(viii) provides planting, paving and other landscape treatment according to a Landscaping Plan; and

(ix) minimise irrigation requirements through appropriate plant selection, mulching and water efficient irrigation systems.

Note: The Landscape Planning Scheme Policy should

be referred to for information that may be required by Council to assist in assessment of an application.


Complies


Vegetation Management

P10 Natural vegetation is maintained wherever possible.

Note: Assessable development being operational work

that is clearing of native vegetation of freehold land consistent with Schedule 8, Part 1, 3A of IPA will be assessed under the provisions of the Vegetation Management Act 1999 and the State code for clearing of vegetation on freehold land.


The subject site is clear of natural vegetation.



Community Safety Design Principles


Surveillance and Sightlines

P1 Premises provide opportunities for informal surveillance from surrounding buildings and land uses.

Note: Ways of showing compliance are as follows:

1. Windows in buildings overlook pedestrian routes, open space areas and carparks.

2. No blank building facade is presented to any street frontage.

3. Street level windows are provided in buildings fronting onto public spaces and movement routes.


Passive surveillance opportunities over the site are available to the car parking area and public spaces via the existing clubhouse and proposed extension. Further, the orientation and design of the mixed-use building provides surveillance for three car parking areas.

P2 Where located adjacent to public areas, premises are designed to permit surveillance of public areas.


The subject site is not adjacent to a public area.

P3 Buildings and street addresses in urban areas are easily identified.


The existing use is easily identifiable from Branscombe Road.

P4 Premises for uses other than dwelling houses and dual occupancy, are illuminated at night to:

(i) maximise personal safety of site users; and

(ii) minimise opportunities for attack by hidden persons.

(iii) provide lighting along access routes, in building entrances, site entries, car parking areas and other movement areas used after dark.


Security lighting will be maintained as required by and in accordance with the planning scheme codes.

P5 Visibility is provided into stairwells, elevators, car parks, lobby entrances and bicycle parking facilities.


Security lighting will be maintained as required by and in accordance with the planning scheme codes. The proposed car parking areas and site entrance are visible from the street frontage and proposed building.

P6 Premises and their surrounds do not include:

(i) ‗blind‘ corners (including on stairs, in corridors or other situations where


The existing site layout does not include blind corners, dead ends or concealment points.




movement can be predicted);

(ii) sudden changes of grade on pathways which reduces sightlines;

(iii) concealment spots (unless they can be secured after hours); and

(iv) pedestrian tunnels, excepting that where unimpeded sightlines or the absence of concealment points cannot be reasonably achieved, equipment (such as security mirrors) and good lighting is provided to enhance visibility.

(v) Potential concealment areas (i.e. dead-end alleys) are restricted or locked after hours.

(vi) Where a concealment spot is unavoidable, there are aids to visibility such as convex mirrors and good secure lighting.

(vii) Concealment spots such as:

(A) dark areas adjacent to a main/designated pedestrian routes;

(B) private dead-end alleyways;

(C) indentation in fencing or walls;

(D) gaps in the streets such as entrances to interior courtyards and recessed doorways; and

(E) areas that are isolated after dark; are not located on the premises.

P7 Building entrances:

(i) are clearly defined;

(ii) are well lit and face the street;

(iii) do not create concealment spots;

(iv) provide clear sightlines from the building foyer so that occupants can see outside before leaving the building;

(v) have lobbies visible from the exterior; and

(vi) have staff entrances, if separate, which are well lit and maximise opportunities for informal surveillance and for clear sightlines.


The existing building entrances are clearly identifiable and are visible from the street and directly accessible from the car parking areas.




P8 Landscaping is designed and maintained to provide informal surveillance and clear sight lines on accessways and to other public spaces.

S8 ―Vulnerable premises‖ provide landscaping designed to promote safety including:

(i)planting which does not obscure doors and windows overlooking public spaces and isolated areas;

(ii)shrubbery and low-level planting associated with footpaths which does not exceed 0.5m in height where abutting pavements;

(iii)trees in vulnerable settings which do not have branches below 1.5m; and

(iv)hard landscaping elements such as low fencing and walls (below 1.2m) which guide pedestrians and vehicles along designated paths.

Not Applicable

The site is not a vulnerable premise.

Safe Movement and Access

P9 The design of premises provides for unimpeded sightlines, particularly along pedestrian and bicycle routes.

S9 All barriers (including landscaping features) along bicycle and pedestrian routes are visually permeable (i.e. can be easily seen through to reduce concealment points).

Not Applicable

The subject site does not maintain barriers along bicycle or pedestrian routes.

P10 Car parking areas are:

(i)designed to optimise informal surveillance and illumination, and to minimise unlawful access;

(ii)well lit to enable visibility of all external edges and routes providing access to the car park;

(iii)designed to minimise instances of large numbers of cars being co-located (over 100 cars in a single block). If more than 100 cars, more than one entry / exit point is provided so that the car park does not become an entrapment area.


Complies

The existing and proposed car parking areas are located in highly visible and accessible locations on the site.




P11 Underpasses and overpasses are designed and located to reduce opportunities for crime, so that:

1. pedestrians are able to see what is in an underpass or tunnel and at the end of it before entering; and

2. signs at each end of an underpass indicate where it leads and an alternative route to use at night.


Not Applicable

No under or overpasses are proposed.

P12 Underpasses are wide enough to accommodate both pedestrian and cycle traffic, (Note: Council will refer to the provisions of AUSTROADS Guide to Traffic Engineering Practice Part 14- Bicycles). ]


Not Applicable

No underpasses are proposed.

P13 The design and location of laneways and alleyways promotes community safety.

S13.1 Laneways are straight and have more than one entrance.

S13.2 Unnecessary access to buildings from laneways is avoided.

Not Applicable

No laneways are proposed.

Building Design and Lighting

P14 Buildings contribute positively to the enhancement of public safety and security.

S14.1 Ramps and elevator entrances are located in areas which are not isolated.

S14.2 Lifts are located within a secure entrance, and incorporate graffiti and vandal-resistant measures (i.e. a fully glazed and enclosed vestibule area at the exit to the lifts).

S14.3 Loading and storage areas are well lit or can be locked after hours.

S14.4 Parking spaces are allocated near the building entry for employees working after hours.

S14.5 Enclosed or underground car parks can only be accessed from inside the building or through a security system.

S14.6 All windows, particular those at street level are secure, without creating a ‗fortress-like‘ appearance (i.e. avoid solid roller shutters).

Complies

Parking areas are provided at the frontage and side (southern side of clubhouse) of the site, located directly adjacent to the existing and proposed building entrance locations.

All car parking areas will maintain lighting for security purposes as required.

P15 Lighting is provided which:

(i) increases safety and security in and around the premises;

(ii) considers vegetation, in both its existing and mature forms, or other elements that

S15 No specific solution.

Note: Council will refer to the following as guidance in assessment of compliance:

Complies

Security lighting will be maintained in accordance with the relevant Council policies and Australian Standards.




may have the potential to block out light;

(iii) illuminates inset spaces, access/egress routes car parking areas and signage; and

(iv) supports visibility for pedestrians, as well as road users.

Security lighting is consistent with Australian Standard S 4282 (1997) (The Control of Obtrusive Effects of Outdoor Lighting.

Lighting of pedestrian and bicycle movement routes, public spaces and outdoor signage in public spaces is to the minimum Australian Standard of AS1158 (Public Lighting Code).

Constructed Lakes

Not Applicable – No constructed lakes are proposed.



FLOOD AND INUNDATION MANAGEMENT OVERLAY CODE



Building Floor Levels

P1 Development maintains the safety of people on premises from all floods up to and including the DFE, or the defined ―Minimum Level‖, whichever is the greater.

S1.1 Development is located on land above the level of flooding during the DFE, or the defined ―Minimum Level‖, whichever is the greater; or

S1.2 Where development is located on land below the level of flooding during the DFE, or the defined ―Minimum Level‖:

1. there is no increase in the number of people living or working on the site except on a short-term or intermittent basis (e.g. by construction workers, seasonal agricultural and forestry workers); and

2. for all premises listed in Table 8-11, the minimum building floor level is the greater of:

1. at least 300mm above the DFE; or 2. the defined ‗Minimum Level‘ for the

location of the site. 3. in addition to the above requirements, the building

floor level shall be a minimum of 225mm above natural ground level and will be sufficient to allow for relevant plumbing fixtures and minimum floor levels noted above.

4. in addition to the above requirements, the building floor level shall be a minimum of 300mm above the top of the kerb level or crown of the adjacent bitumen road, whichever is greater.

5. in addition to the above requirements, an allowance of an additional 600mm is made for higher wave effects and run up in the foreshore area. The foreshore area shall be taken as extending inland for a minimum of 100 metres from the toe of the frontal dune or HAT whichever is the highest.

6. buildings are located and designed so that there is at least one evacuation route

6 that remains

passable for emergency evacuations during all

Alternative Solution In accordance with Council‘s floor records, ―the estimated 100 year ARI flood level at 54 Branscombe Road, Walkerston QLD 4740 (Lot 1 RP826419) RL 23.0315m AHD‖. Council‘s contour mapping indicates an approximate site level of RL 21.75mAHD.



6 The evacuation route should be located above the DFE or within the low hazard areas and constructed not more than 300 mm below the DFE.




floods up to and including the DFE. S1.3 Where new residential premises are proposed to be located on land in an existing area that is below the level of flooding, during the DFE, or the defined ―Minimum Level‖, the minimum building floor level is the greater of: 1. at least 300mm above the DFE; or 2. the defined ―Minimum Level‖ for the location of the site. S1.4 Where existing residential premises, located on land below the level of flooding during the DFE, or the defined ―Minimum Level‖, are proposed to be extended by the addition of a Habitable Room (or rooms), the minimum building floor level of the new ―Habitable Room‖ (or rooms) is the greater of: 1. at least 300mm above the DFE; or 2. the defined ―Minimum Level‖ for the location of the site. S1.5 Where filling of more than 400mm above natural ground level is required to achieve the minimum floor levels, forms of construction other than ―slab on ground‖ are provided.

Ground Levels for Lots

P1 Reconfiguring a lot where located in an area identified in the Flood and Inundation Management Overlay Map, provides that each lot created has a ground level which has flood immunity such that persons and property are not placed at unreasonable risk of injury or damage caused by flooding or inundation.

S1.1 The minimum finished ground level for lots in new areas is the greater of;

1. at or above the DFE, or 2. not less than 400mm below the defined ‗Minimum

Level‘ for the location of the site. S1.2 For lots in existing areas the existing ground level is not altered outside the existing building footprint

7.

S1.3 For lots in new areas, filling levels ensure that there is no net loss of floodplain storage. S1.4 In the Rural and Rural Residential zone, lots are:

1. immune from inundation by flooding during the DFE; or

2. include at least 1000m² within each lot above the DFE level and there is access to the elevated

Not Applicable

The proposed development does not involve the reconfiguration of a lot.

7 The building footprint is the actual area at natural ground level covered by the building or buildings.




area constructed with a 50 year ARI trafficability.

Operational Works (Earthworks)

Not Applicable

Hazardous Materials

P6 Public safety and the environment are not adversely affected by the detrimental impacts of floodwater on hazardous materials manufactured or stored in bulk on the site.

S6.1 The manufacture of hazardous materials takes place above the DFE flood levels. S6.2 Structures used for the manufacture or storage of hazardous materials in bulk are designed to prevent the intrusion of flood waters. S6.3 The storage of hazardous materials is contained within a bunded area where the bund wall has a height of 300mm or more above the DFE, or the defined ‗Minimum Level‘ for the location of the site, whichever is the greater, provided that these works do not cause an increased risk for the inundation in other parts of the City.

Not Applicable

The proposed development does not involve the manufacturing or storage of hazardous materials.

Building Floor Levels

P7 A Dwelling House is provided on a floor level which has flood immunity such that persons and property are not placed at unreasonable risk of injury or damage caused by flooding or inundation.

S7 Building Floor Levels are provided in accordance with the minimum building floor levels as provided in Acceptable Solutions S1.1 to S1.5 of the Flood and Inundation Overlay Code.

Alternative Solution In accordance with Council‘s floor records, ―the estimated 100 year ARI flood level at 54 Branscombe Road, Walkerston QLD 4740 (Lot 1 RP826419) RL 23.0315m AHD‖. Council‘s contour mapping indicates an approximate site level of RL 21.75mAHD.





GOOD QUALITY AGRICULTURAL LAND OVERLAY CODE



P1 Where the development is on land as shown on the Good Quality Agricultural Land Overlay Map as GQAL and involves the establishment of resident uses or any uses having a residential component:

(i) the amenity of residential uses are protected; and

(ii) the operations of nearby agricultural land is not constrained by the development.

S1 The residential activity areas on the site are separated from the nearby agricultural land as follows:

(i) where in proximity to canelands or other horticultural activity:

a. a minimum 40m, where the distance incorporates vegetation; or

b. a minimum 300m where the distance is to be left as open ground; and

(ii) where in proximity to any intensive animal husbandry, a minimum 500m.

Not Applicable

The proposed development does not include residential activity areas.

P2 Where it is proposed to establish a residential use or any use having a residential component within those buffer distances shown in S1 above, then the premises incorporates mitigation measures to ensure that:

(i) the amenity of residential uses are protected; and

(ii) the operations of nearby agricultural land is not constrained by the development.


The proposed development does not include a residential land use

P3 Development on land as shown on the Good Quality Agricultural Land Overlay Map as GQAL does not result in land taken out of agricultural use unless:

(i) an overriding community need for the development is demonstrated; and

(ii) no alternative sites are available.


The proposed development maintains the existing Wests Tigers League Club. The subject site and the adjoining residential allotments to the south are not currently being used for agricultural purposes.

P4 Reconfiguring a lot on good quality agricultural land occurs only where new lots do not adversely affect the potential to sustain agriculture or the continued use of the land as an agricultural resource

8 by:


The proposed development is for a Material Change of Use.

8 Note: Refer to State Planning Guidelines ―The Identification of Good Quality Agriculture Land‖.




(i) not limiting the range of crops able to be grown on any of the lots created; or

(ii) creating new lots only where they can be amalgamated or used economically in conjunction with other agricultural land.

P5 Where the reconfiguring of a lot is for residential purposes on land adjacent to good quality agricultural land, the lot size and layout accommodates a buffer area such that:

(i) the potential to sustain agriculture on the adjoining land is maintained; and

(ii) future residential amenity on the new lot is protected.

S5 All residential lots abutting good quality agricultural land have the following minimum dimensions:

(i) where immediately abutting canelands or other horticultural activity;

(ii) a minimum depth of 60m where a vegetated buffer to a depth of 40m is incorporated into the lot; or

(iii) a minimum depth of 320m where the buffer is on open ground; and

(iv) where immediately abutting any intensive animal husbandry a minimum depth of 550m where a vegetated buffer to a depth of 40m is incorporated into the lot.

Not Applicable


P6 Where reconfiguring a lot in the Rural zone involves boundary realignments and the primary use of the lot is residential:

(i) the lot does not include good quality agricultural land; and

(ii) buffers to GQAL and associated rail infrastructure (i.e. tram lines) are included in the lot.



P7 Where the lots are identified for sugar cane production the lots are shaped to facilitate production.

S7 No solution specified. Not Applicable – The subject site is not identified or currently

used for cane production.

P8 Where development likely to result in the establishment of new activities / uses is proposed within 300 m of land identified on the Good Quality Agricultural Land Overlay Map as GQAL and is used for agriculture, a buffer to the GQAL is included on the subject site.

Note: The buffer does not contain GQAL.

S8 No solution specified. Not Applicable – The proposed development does not

incorporate any independent ―new activities‖. The proposed development incorporates uses in conjunction with the existing Wests Tigers League Clubhouse and facilities.


Error! Reference source not found. Cardno HRP 62


APPENDIX

B PROPOSAL PLANS

ELEVATIONS

2




APPENDIX

C OWNERS CONSENT




APPENDIX

D TITLE SEACH

CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 15470801Search Date: 30/01/2013 13:15 Title Reference: 50183980 Date Created: 25/08/1997 Previous Title: 21274151 REGISTERED OWNER Dealing No: 702201512 09/09/1997

WESTERN SUBURBS RUGBY LEAGUE FOOTBALL CLUB (MACKAY)INC. ESTATE AND LAND Estate in Fee Simple LOT 1 REGISTERED PLAN 826419 County of CARLISLE Parish of GREENMOUNT Local Government: MACKAY EASEMENTS, ENCUMBRANCES AND INTERESTS 1. Rights and interests reserved to the Crown by Deed of Grant No. 10255060 (POR 25) 2. EASEMENT IN GROSS No 601369631 (T179578) 11/01/1985 burdening the land COUNCIL OF THE SHIRE OF PIONEER over EASEMENT A ON RP742213 3. MORTGAGE No 702201518 09/09/1997 at 10:14 QIDC LIMITED A.C.N. 075 437 544 4. TRANSFER No 710270164 19/01/2007 at 09:58 MORTGAGE: 702201518 WESTPAC BANKING CORPORATION A.B.N. 33 007 457 141 5. MORTGAGE No 710270166 19/01/2007 at 09:58 WESTPAC BANKING CORPORATION A.B.N. 33 007 457 141 ADMINISTRATIVE ADVICESDealing Type Lodgement Date Status710734657 WATER NOTICE 22/06/2007 09:33 CURRENT WATER ACT 2000UNREGISTERED DEALINGS - NIL CERTIFICATE OF TITLE ISSUED - No Page 1/2

CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 15470801Search Date: 30/01/2013 13:15 Title Reference: 50183980 Date Created: 25/08/1997

Caution - Charges do not necessarily appear in order of priority

** End of Current Title Search **

COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2013]Requested By: D APPLICATIONS CITEC CONFIRM Page 2/2




APPENDIX

E REGISTERED SURVEY PLAN AND SMART MAP

1

RP

721597

FH

6920m²

12

RP721396

15

RP

704265

2

RP

734669

2

RP

722776

3

RP

734669

3

RP

722776

1

RP

733838

4485m²

1

RP

728279

2

RP

728279

19

RP

704265

21

RP

704265

20

CP

866540

35

RP

704266

30

RP

704266

3389m²

2

RP

715794

36

RP

704266

3

RP715794

4

RP

715794

1

RP715794

31

RP

704266

5

RP715794

1

RP

725884

37

RP

704266

1

RP

725977

2

RP

725884

2

RP

725977

32

RP

704266

1

RP

736847

38

RP

704266

3

RP

740505

2

RP

736847

4

RP

740505

33

RP

704266

7

RP

704266

39

RP

704266

1

RP

709036

2

RP

709036

34

RP

704266

6

RP

704266

40

RP

704266

2

RP743056

1

RP743056

1

RP

724430

1

RP

726298

12

RP734681

11

RP734681

1

RP

704267

2

RP

726298

2

RP

724430

2

RP

704267

24

RP

704266

10

RP

713851

1

RP

713851

92

RP

704265 41

RP

704266

25

RP

704266

9

RP

713851

26

RP

704266

FH

4730m²

2

RP

713851

8

RP

713851

3

RP

713851

7

RP

713851

4

RP

713851

6

RP

713851

5

RP

713851

27

RP704266

19

RP

704266

12

CI1255

9

RP

736932

1

RP

709694

1

RP

707408

7

RP

712927

1

RP

712927

1

RP

711117

3012m²

7

CI1255

6

RP

712927

2

RP

712927

5

RP712927

4

RP

712927

3

RP712927

8

RP

736932

0

SP2385922

SP2385923

SP238592

4

SP238592

5

SP238592

1

SP238592

62RP704260

FH

2.023ha

63RP704260

FH

2.023ha

64RP704260

FH

2.023ha

65RP704260

FH

2.023ha

1

RP

716328

3

RP715158

FH

1.518ha

1

RP

712617

1

RP

744324

2

RP

744324

3

RP

7443242

RP730569

FH

9060m²

1

RP

730569

47RP704260

FH

2.023ha

46RP704260

FH

2.023ha

45RP704260

FH

2.023ha

44RP704260

FH

2.023ha

3

RP704260

FH

1.012ha

2

RP704260

FH

1.012ha

6

RP

749860

7

RP

749860

4

RP

745796 5

RP745796

FH

9106m²

34

SP

117320

4000m²

1

SP127518

2

SP

127518

3

SP

127518

4

SP127518

5

SP

127518

6

SP127518

7

SP

127518

8

SP

127518

9

SP

127518

10

SP

127518

11

SP

127518

12SP127518

FH

2.322ha

A

SP127518EA

3505m²

11

SP215402

FH

9703m²

B

SP

244536

A

SP2445363867m²

6

RP727856

10

RP

725606

11

RP

725606

12

RP72560613

RP725606

6

RP

733723

216CI2958

FH

22.642ha

7

RP

733722

2

RP

722469

3

RP

722469

4

RP

722469

5

RP

722469

6

RP

722469

7

RP722469

8

RP

722469

1

RP

725887

1

RP726303

3

RP743320

2

RP721270

2327m²

3RP852384

FH

29.171ha

8

RP855633

FH

4950m²

9

RP

855633

3733m²

7

RP855633

FH

4950m²

10SP110545

FH

33.12ha

9

SP110545

3855m²

A

SP

110545

10

SP122894

3216m²

11SP122894

FH

48.7ha

11

SP129029

FH

4570m²

92

SP130205LL

4.09ha

2

RP

726649

1

RP

726649

1

SP

218371

2RP704261

FH

13.825ha

227CI3594

RE

4.047ha

1

RP721790

2

RP721790

3

RP721790

4

RP721790

6

RP721790

7

RP721790

2

RP

742097

8

RP721790

2

RP

726523

201

CI4136

RE

4840m²

1

RP

726523

2

RP

744608

4

RP

734238

1

RP

744608

74

RP

704260

75

RP

704260

76

RP

704260

77

RP

704260

78

RP

704260

79

RP

704260

1

RP

8005612

RP800561

11

RP

896709

12

SP12288513

SP12288514

SP12288515

SP122885

0

SP

122885

71

SP152060

FH

6506m²

72

SP

152060

FH

4233m²

73

SP

152060

FH

4234m²

A

SP122885B

SP122885C

SP122885

B

SP

152060

A

SP152060

3657m²

G

SP

252744

80

SP

237115

3249m²

802

W19016

FH

5059m²

3

W19036

FH

1.162ha

803

W19016

FH

3951m²

30

W19013

804

W19016

FH

4502m²

29

W19013

21

W19013

2

W

19033

28

W19013

22

W19013

3001

W

19033

901

W19016

2125m²

902

W19016

27

W19013

23

W19013

903

W19016

2271m²

26

W19013

24

W19013

911

W19016

2023m²

904

W19016

FH

2747m²

25

W19013

910

W19016

36

W19013

908

W19016

907

W19016

905

W19016

2104m²

35

W19013

31

W19013

909

W19016

906

W19016

FH

2691m²

34

W19013

32

W19013

33

W19013

194W19017

FH

4.044ha

7

W19015

1

RL10244050m²

1

RL3421.27ha

B

AP

4278

154SP159333

FH

26.8298ha

A

SP

159333

14

SP

197306

13

SP

19730643

W19013

42

W19013

41

W19013

47

W19013

48

W19013

118

CI4000FH

3.639ha

B

AP

4278

224

CI4292

1W19011

FH

1.568ha

1

RP713518

1

RP704229

1

RP727594

2

RP

704227

1

RP741675

1

RP

740161

2

RP

740161

2

RP

741675

3

RP

741675

11

RP

904453

4

RP741675

213

CI2852

212

W19029

5

RP

741675

5

RP

704226

3

W19037

RE

3744m²

2

RP

700632

1

RP700632

6

RP

741675

7

RP741675

8

RP

704226

4

RP

732835

8

RP

741675

9

RP741675

6

RP

704226

6

W19037

6

RP7328351

RP745900

10

RP

741675

1

RP899754

5

RP732835

2

RP

738215

6

W

19021

11

RP

741675

10

RP

893238

1

RP

738215

8

W

19021

5

W19021

12

RP741675

1

RP

712922

9

W

19021

2

RP

700635

1

RP700633

4

W

19021

1

RP700636

10

W

19021

225

CI

4543

3

W

19021

11

W

19021

2

RP

715887

1

RP

715887

1

GTP10000519

W

19021

9

RP

704226

6RP891653

FH

2.094ha

5

GTP1000054

GTP1000053

GTP100005

2

GTP1000050

GTP

100005

9

RP

893238

8

RP

891653

2

RP899754

10

RP

904453

0

GTP

100005

0

SP1264001

SP1264002

SP126400

3

SP1264004

SP126400

84SP130204 LL

4.23ha

1

SP168714

2

SP168714

3

SP168714

4

SP168714

A

SP123956

B

SP123957

A

RP744488

A

RP

749066

0

SP

196333

0

SP

1963330

SP196333

0

SP196333

1

SP196333

2

SP196333

3

SP196333

4

SP1963335

SP196333

1

SP197323

1

SP

197323

1

SP2550212

SP

255021

14

W1902413

W1902412

W19024

15

W19024

16

W19024

11

W19024

17

W19024

18

W19024

10

W19024 9

W

19024

3

W19024

2

W19024

6

W19024

1

W

19024

8

W19024

7

W

19024

10

W19034

42

W19024

3

W19034

2

W19034

1

W19034

11

W19034

27

W19035

41

W

19024

4

W

19034

28

W

19035

26

RP

907635

13

W19034

40

W19024

5

W

19035

29

W19035

14

W19034

39

W19024

23

W

190346

W

19035

30

W19035

15

W19034

38

W19024

22

W

19034

31

W19035

7

W19035

16

W19034

37

W19024

32

W19035

21

W

19035

8

W19035

17

W19034

36

W19024

33

W19035

9

W19035

26

W

19035

18

W19034

35

W19024

20

W

19035

19

W19035

10

W19035

19

W19034

34

W19024

25

W

19035

18

W19035

11

W19035

22

W19035

33

W19024

12

W19035

17

W19035

23

W19035

32

W19024

16

W1903513

W19035

24

W19035

31

W19024

14

W19035

15

W19035

11

W19016

2309m²

12

W19016

3

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19

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14

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2023m²

18

W19016

2226m²

5

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2023m²

17

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6

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1

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3415m²

4

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1

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1.21ha

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C

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D

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84

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4.23ha

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F

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1

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707487

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7387m²

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4674m²

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707487

3

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707487

1

RP

718607

2

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718607

2

RP

719469

1

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719469

705

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2

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708515

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707487

1

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708515

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3.286ha

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1

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712568

4

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717053

2

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712568

3

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717053

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717053

4

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812645

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812645

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730639

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730639

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6296

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4278

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717350

2

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712758

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1

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2

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3

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3372m²

3

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7361393

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506

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1

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4

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2

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718020

4

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3996m²

3

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7097m²

603

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3

RP

715525

605

W1901

310

W1901

606

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1

RP

733717

301

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607

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2

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733717

1

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731028

2

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731028

0

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1

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733339

1

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2

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721281

2

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733339

3

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733339

1

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4

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733339

2

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709328

1

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1

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709328

2

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715951

2

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714530

11

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809695

2

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812652

2

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A

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729914

4

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3

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1.5703ha

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1

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3

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735665

4

RP735665

5

RP735665

6

RP

735665

7

RP

735665

11

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1

RP

726527

2

RP

726527

1

RP

716470

8

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1

RP

711051

1

RP

881148

2

RP

881148

4

RP

881148

5

RP

8811486

RP

881149

12

RP

881149

13

RP

881149

14

RP88114815

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881149

18

RP

881149

19

RP

881149

20

RP

881149

21

RP881149

22

RP881149

23

RP

881149

24

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881149

25

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881148

26

RP

881148

27

RP88114828

RP88114829

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30

RP

881148

33

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1.062ha

19

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90114418

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901144

0

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1

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16

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A

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SP204875

1

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2

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3

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4

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5

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6

SP

2085417

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9

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SP

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14

SP

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63

SP208541

64

SP208541

65

SP208541

66

SP208541

67

SP208541

68

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SP208541

70

SP208541

71

SP208541

72

SP

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73

SP

208541

74

SP

208541

75

SP

208541

76

SP

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77

SP208541

78

SP208541

79

SP

208541

80

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81

SP

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84

SP208541

85

SP208541

86

SP208541

87

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SP20854189

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93

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SP20854195

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SP

208541

26

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SP208541

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11.655ha

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26.237ha

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RP

809694

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5.364ha

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19.8ha

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49.8242ha

A

RP

742213

8

RP

809694

9

RP809694A

RP

809694

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56.79ha

4

SP218371

2777m²

32SP247925

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53.31ha

101K12411

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47.348ha

F

SP

252745

RO

AD

ST

FA

DD

EN

FADDEN STREET

RO

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DE

NT

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TEMPORARILY CLOSED RD

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AN

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DUTTON ST

DUTTON ST

YOUNGS LANE

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T

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DA

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SO

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CREEKST

CREEKSTREET

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ANNE

ST

ANNE

HIGHW

AY

DOWNS

PEAK

CTAN

I

SALV

ST

RIE

OR

JA

M

JESS

IEC

T

STEILEENTS

EEN

LEI

IR

ISCT

PUGSLEY STREET

MCCOLL ST

MCCOLL STREET

MACK AY-EUNGELLAROAD

MACKAY-EUNGELLA ROAD

STBENNETT

STREET

TIDEMANN

GEORGEJA

NEST

BAK E RSCREE

K

PE A

K DO W

NS

HWY

DAOR

STUGSLEYP

PUGSLEY ST

DCDB

Lot/Plan 1/RP826419

Area/Volume 5.364ha

Tenure FREEHOLD

Local Government MACKAY REGIONAL

Locality WALKERSTON

Parish GREENMOUNT

County CARLISLE

Segment/Parcel 61754/31

SUBJECT PARCEL DESCRIPTION

SCALE 1 : 7500HORIZONTAL DATUM:GDA94 ZONE:55

m

150 300 450 600 7500

8755-43134

STANDARD MAP NUMBER

149°03'55".293

21°09'24".954

WALKERSTON

0.59 KM

MAP WINDOW POSITION &NEAREST LOCATION

PRINTED (dd/mm/yyyy) 28/05/2013

DCDB 27/05/2013

Users of the information recorded in this document (the Information) accept all responsibility andrisk associated with the use of the Information and should seek independent professional advice inrelation to dealings with property.

Despite Department of Natural Resources and Mines(DNRM)'s best efforts, DNRM makesno representations or warranties in relation to the Information, and, to the extent permitted by law,exclude or limit all warranties relating to correctness, accuracy, reliability, completeness orcurrency and all liability for any direct, indirect and consequential costs, losses, damages andexpenses incurred in any way (including but not limited to that arising from negligence) inconnection with any use of or reliance on the Information

For further information on SmartMap products visit http://nrw.qld.gov.au/property/mapping/blinmap

CLIENT SERVICE STANDARDS

SmartMapAn External Product of

SmartMap Information Services

Based upon an extraction from the

Digital Cadastral Data Base

(c) The State of Queensland,(Department of NaturalResources and Mines) 2013.

71 40 00m E

71 40

45

45

71 50

71 50

1

765 80 00 m N

765 80

2

8585

3

765 90

765 90

4

9595

5

766 00

766 00

GDA

Queensland Government

21°10'01".092

149°03'25".646 149°04'00" 149°04'24".941

21°10'01".092

21°10'00"

21°09'00"

21°08'48".816

149°04'24".941149°04'00"

21°08'48".816

149°03'25".646

21°09'00"

21°10'00"




APPENDIX

F SEARCHES: CLR AND EMR

Department of Environment and Heritage Protection (EHP)ABN 46 640 294 485

400 George St Brisbane, Queensland 4000GPO Box 2454 Brisbane QLD 4001 AUSTRALIA

www.ehp.qld.gov.au

SEARCH RESPONSEENVIRONMENTAL MANAGEMENT REGISTER (EMR)

CONTAMINATED LAND REGISTER (CLR)

Transaction ID: 49355128 EMR Site Id: 28 May 2013This response relates to a search request received for the site:

Lot: 1 Plan: RP826419

EMR RESULT

The above site is NOT included on the Environmental Management Register.

CLR RESULT

The above site is NOT included on the Contaminated Land Register.

ADDITIONAL ADVICE

From the 1st August 2012, the price of an EMR/CLR search will increase to $41.55 per lot forinternet based searches and $48.85 per lot for EMR/CLR searches done by means other than theinternet.

If you have any queries in relation to this search please phone 13QGOV (13 74 68)

RegistrarAdministering Authority

Page 1 of 1




APPENDIX

G VEGETATION AND STRATEGIC CROPPING LAND SEARCHES

Town Planning Report · 1998 – Western Suburbs League Club opened to the public; ... Refer to...

Documents

Transcript of Town Planning Report · 1998 – Western Suburbs League Club opened to the public; ... Refer to...