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TOWN PLANNING REPORT

Yarrabilba Precinct 3, Village 3D

Prepared by: RPS AUSTRALIA EAST PTY LTD Suite 18, Level 2, Central Brunswick Cnr of Brunswick and Martin Streets Fortitude Valley, QLD 4006 Australia PO Box 1559 Fortitude Valley QLD 4006

Prepared for: LENDLEASE COMMUNITIES (YARRABILBA) PTY LTD Kingsgate 2 King Street Bowen Hill QLD 4006

T: +61 7 3237 8899

E: [email protected]

Author: Lyndelle Matthews

Reviewed: Gavin Edwards

Approved: Gavin Edwards

No.: 124141-3

Version: 4

Date: 15 May 2018

Village 3D

Precinct 3

Application Area

Disclaimer The contents of this figure is conceptual and for discussion purposes only. All areas and dimensions are approximate only.

124141 | Yarrabilba | Precinct 3, Village 3D | 15 May 2018

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Document Status

Version Purpose of Document Approved by Reviewed by Review Date

1 Draft TP Report Lyndelle Matthews Gavin Edwards 1 March 2018

2 Final TP Report Lyndelle Matthews Gavin Edwards 2 March 2018

3 TP Report – Revised Lyndelle Matthews Gavin Edwards 8 May 2018

4 TP Report – Revised Figures Lyndelle Matthews 15 May 2018

Approval for issue

Name Signature Date

Lyndelle Matthews

15 May 2018

This report was prepared by [RPS Australia East Pty Ltd (‘RPS’)] within the terms of its engagement and in direct response to a scope of services. This report is strictly limited to the purpose and the facts and matters stated in it and does not apply directly or indirectly and must not be used for any other application, purpose, use or matter. In preparing the report, RPS may have relied upon information provided to it at the time by other parties. RPS accepts no responsibility as to the accuracy or completeness of information provided by those parties at the time of preparing the report. The report does not take into account any changes in information that may have occurred since the publication of the report. If the information relied upon is subsequently determined to be false, inaccurate or incomplete then it is possible that the observations and conclusions expressed in the report may have changed. RPS does not warrant the contents of this report and shall not assume any responsibility or liability for loss whatsoever to any third party caused by, related to or arising out of any use or reliance on the report howsoever. No part of this report, its attachments or appendices may be reproduced by any process without the written consent of RPS. All enquiries should be directed to RPS.


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Contents SUMMARY ......................................................................................................................................................... 1

1 INTRODUCTION ................................................................................................................................. 2

2 BACKGROUND .................................................................................................................................. 2 2.1 Relevant Approvals ........................................................................................................................... 2 2.2 Planning Context ............................................................................................................................... 2

3 SITE DETAILS .................................................................................................................................... 3 3.1 Site particulars .................................................................................................................................. 3 3.2 Planning context ............................................................................................................................... 4 3.3 Site characteristics ........................................................................................................................... 5 3.4 Surrounding land uses ..................................................................................................................... 6

4 PROPOSAL ........................................................................................................................................ 7 4.1 Overview ............................................................................................................................................ 7 4.2 Reconfiguration and staging ........................................................................................................... 7 4.3 Non-residential land uses ................................................................................................................ 8 4.4 Road access and traffic movement ................................................................................................. 3 4.5 Civil services ..................................................................................................................................... 3 4.6 Stormwater management ................................................................................................................. 3 4.7 Flood immunity .................................................................................................................................. 3 4.8 Ecology .............................................................................................................................................. 3 4.9 Bushfire .............................................................................................................................................. 4

5 LEGISLATIVE REQUIREMENTS ....................................................................................................... 5 5.1 Assessment manager ....................................................................................................................... 5 5.2 Economic Development Act considerations .................................................................................. 5 5.3 Level of assessment ......................................................................................................................... 5 5.4 Public notification ............................................................................................................................. 6

6 PLANNING ASSESSMENT ................................................................................................................ 7 6.1 Overview ............................................................................................................................................ 7 6.2 Context plan compliance .................................................................................................................. 7 6.2.1 Precinct 3 context planning ................................................................................................................. 7 6.2.2 Precinct 5 context planning ................................................................................................................. 9 6.3 Precinct 3 CPAS compliance ......................................................................................................... 10 6.3.1 Strategy 1 – Accessible Housing and Social Housing Overarching Site Strategy ............................ 10 6.3.2 Strategy 2 – Community Development Plan ..................................................................................... 10 6.3.3 Strategy 3 – Community Facilities ..................................................................................................... 11 6.3.4 Strategy 4 – Community Greenspace ............................................................................................... 11 6.3.5 Strategy 5 – Earthworks .................................................................................................................... 11 6.3.6 Strategy 6 – Employment and Economic Overarching Site Strategy ............................................... 11


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6.3.7 Strategy 7 – Energy Services Infrastructure Master Plan ................................................................. 12 6.3.8 Strategy 8 – Housing Affordability Infrastructure Master Plan .......................................................... 12 6.3.9 Strategy 9 – ICT Strategy and Master Plan ...................................................................................... 12 6.3.10 Strategy 10 – Overarching Site Resource Strategy .......................................................................... 12 6.3.11 Strategy 11 – Water and Wastewater Infrastructure Master Plan .................................................... 12 6.3.12 Strategy 12 – Total Water Cycle Management Infrastructure Master Plan ...................................... 13 6.3.13 Strategy 13 – Movement Network Infrastructure Master Plan .......................................................... 13 6.3.14 Strategy 14 – Fauna Corridor Infrastructure Master Plan and Natural Environment Overarching Site

Strategy ............................................................................................................................................. 14 6.4 Precinct 5 CPAS compliance ......................................................................................................... 14

7 CONCLUSION .................................................................................................................................. 15


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Tables Table 2 Site Particulars ............................................................................................................................... 3 Table 3 Planning Context ............................................................................................................................ 4 Table 4 Site characteristics ......................................................................................................................... 5 Table 5 Summary of Proposed Lots ............................................................................................................ 7

Figures Figure 1 Site Location................................................................................................................................... 3 Figure 2 Survey Plan .................................................................................................................................... 4 Figure 3 Zoning ............................................................................................................................................ 5 Figure 4 Aerial .............................................................................................................................................. 6 Figure 5 Context Plan (Precinct 3) ............................................................................................................... 7 Figure 6 Proposed Open Space and Developable Areas ............................................................................ 8 Figure 7 Precinct 3 Context Plan - Open Space and Developable Areas .................................................... 8 Figure 8 Context Plan (Precinct 5) ............................................................................................................... 9 Figure 9 Functional Layout Services Plan (Precinct 3 PNP) ..................................................................... 13


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Appendices Appendix A Certificates of title and EMR/CLR search results

Appendix B Owners’ consent

Appendix C Proposal plans

Appendix D Functional layout concept plans

Appendix E Geotechnical advice

Appendix F Bushfire hazard assessment and mitigation plan

Appendix G Traffic assessment

Appendix H Ecological advice

Appendix I Sewer and water advice

Appendix J Stormwater advice

Appendix K Telecommunication Environment EME Report

Appendix L QAS Correspondence

124141 | Yarrabilba | Precinct 3, Village 3D | 15 May 2018 1


Summary Table 1 Project Summary

Details

Site Address: Yarrabilba Drive, Yarrabilba 1668-1730 Waterford Tamborine Road, Yarrabilba 622-664 Steele Road, Yarrabilba Yarrabilba Drive, Kairabah

Real Property Description: Lot 986 on SP296371 Part Lot 992 on SP296377 Part Lot 994 on SP296379

Part Lot 911 on SP291904 Part Lot 104 on SP 287372 Part Lot 910 on SP291904

Application Site Area: Approximately 28.43ha

Planning Scheme: Yarrabilba Urban Development Area Development Scheme

Zone/Precinct: Urban Living Zone

Owner(s): Lendlease Communities (Yarrabilba) Pty Ltd Hancock Resources Pty Ltd

Proposal

Brief Description/ Purpose of Proposal: This application seeks to establish part of Village 3D within Precinct 3 of Yarrabilba. This is the third application lodged within Precinct 3 and also includes part of Village 3C within Precinct 3 and Village 5I within Precinct 5. This development application seeks a development permit for Reconfiguring a Lot for 13 non-residential lots, open space, new road and balance lots and an associated Plan of Development

Development Staging: 2 stages

Application Details

Aspect of Development Preliminary approval Development permit

Reconfiguration of a lot

Assessment Category Permissible (3A) Prohibited (3B)

Public Notification No Yes

Pre-lodgement/Consultation

Entity Yes No Date Contact Name

Economic Development Queensland Tom Barker & Janine Stone

Other

Applicant Contact Person: Lyndelle Matthews Senior Planner RPS Australia East Pty Ltd Ph: (07) 3124 9369

Gavin Edwards Technical Director - Planning RPS Australia East Pty Ltd Ph: (07) 3124 9364



1 Introduction RPS has been engaged by Lendlease Communities (Yarrabilba) Pty Ltd to seek development approval for the establishment of part of Village 3D within Precinct 3 of Yarrabilba. This is the third application lodged within Precinct 3 and also includes part of Village 3C within Precinct 3 and Village 5I within Precinct 5.

This development application seeks:

Reconfiguring a Lot for 13 non-residential lots, open space, new road and balance lots; and

Associated Plan of Development to provide for the following uses:

- Business

- Emergency Services

- Food premises (maximum of 1000m2 for POD area)

- Indoor Sport and Recreation

- Indoor Entertainment

- Low Impact Industry

- Research and Technology Facility

- Service Industry

- Shop (maximum of 1000m2 for POD area)

- Showroom

- Utility Installation

- Veterinary Hospital

- Warehouse

- Bulk landscape supplies

- Fast food premises

- Garden Centre

- Market

- Outdoor Sales

- Outdoor Sport and Recreation (Bowling Green)

- Outdoor Sport and Recreation (All other uses)

- Service station

- Community facility

- Crematorium

- Education establishment

- Educational establishment

- Funeral parlour

- Place of assembly

- Telecommunication facility

- Park

The subject site is contained within the Yarrabilba PDA. Within this PDA, development is regulated by the Yarrabilba Urban Development Area Development Scheme.

The endorsed context plans identify the subject site as forming part of Precinct 3 and part of Precinct 5.

The proposal constitutes Column 3A permissible development.

The proposal relates to land at Yarrabilba Drive, 1668-1730 Waterford Tamborine Road and 622-664 Steele Road, Yarrabilba and Yarrabilba Drive, Kairabah.

The subject site is more formally described as Part Lot 911 on SP291904, Part Lot 104 on SP 287372, Part Lot 910 on SP291904, Lot 986 on SP296371, Lot 992 on SP296377 and Lot 994 on SP296379.This report provides greater detail on the nature of the proposal, and provides an assessment of the proposal against the intents and code requirements of relevant statutory planning documents. Technical issues associated with the proposal are addressed in appended technical reports.

Approval is sought subject to reasonable and relevant conditions.



2 Background 2.1 Relevant Approvals An existing UDA application (DEV2011/187) was submitted under Section 59 of the Urban Land Development Authority Act 2007 (ULDAA) and approved on 4 April 2012. The application approved a:

Material Change of Use for uses set out in the approval;

Generally in accordance with Lend Lease Drawing No. YABIA- MAP 1 120111 dated 11 January 2012

This approval has been modified since it was issued. This application is consistent with this high level site approval as demonstrated through the planning compliance summary submitted with the CPAS. The CPAS translated these approval requirements for Precinct 3, and compliance with the CPAS is outlined in this application.

2.2 Planning Context The following list outlines the key planning considerations and approvals relating to the recent planning timeline of Yarrabilba:

Located within Logan City, but under the Department of State Development, Manufacturing, Infrastructure and Planning (EDQ) jurisdiction;

The Yarrabilba UDA (now PDA) Development Scheme, gazetted in October 2011, is applicable to all development on land within the boundaries of the PDA;

The Decision Notice dated 4 April 2011 issued by the then DSDIP (EDQ) granted MCU Development Approval for the Yarrabilba development (DEV2011/187) with conditions;

Subsequent to DEV2011/187, the Yarrabilba Infrastructure Master Plans and Overarching Site Strategies were endorsed;

The first application for Precinct 3 (DEV2016/791) included a Context Plan for Precinct 3, and overall site strategies for Precinct 3.

Section 6 of this report will set out the planning requirements of Precinct 3 in detail.



3 Site details 3.1 Site particulars Key details of the subject site are as follows.

Table 2 Site Particulars

Site Particulars Details

Address Yarrabilba Drive, Yarrabilba 1668-1730 Waterford Tamborine Road, Yarrabilba 622-664 Steele Road, Yarrabilba Yarrabilba Drive, Kairabah

Real Property Description Lot 986 on SP296371 Port Lot 994 on SP296379 Part Lot 992 on SP296377 Part Lot 911 on SP291904

Part Lot 104 on SP 287372 Part Lot 910 on SP291904

Site Area 68.24ha

Land Owner Lendlease Communities (Yarrabilba) Pty Ltd Hancock Resources Pty Ltd

The site location and its extent are shown in Figure 1 and Figure 2 below respectively.

Certificate/s of title confirming site ownership details are included at Appendix A.

Figure 1 Site Location

Source: street-directory.com.au on 20/11/2017

SUBJECT SITE




Figure 2 Survey Plan

3.2 Planning context The planning context of the site includes the following.

Table 3 Planning Context

Instrument Designation

South East Queensland Regional Plan

Regional Plan designation Urban Footprint

Yarrabilba Urban Development Area Development Scheme

Zoning Urban Living

Development Constraints Q100 flood Transmission Easement

Context Plan Area Strategies (CPAS) – Precincts 3 and 5

Context Plan Designations Infrastructure and Employment Park

Note, Lot 911 SP296376 is superseded by SP296377




Zoning of the subject site and surrounding lands under the Yarrabilba Urban Development Area Development Scheme is shown on Figure 3.

Figure 3 Zoning

Source: Map 8 - Yarrabilba Urban Development Area Development Scheme

3.3 Site characteristics Site characteristics and searches of local and state government records are tabulated below:

Table 4 Site characteristics

Site Features Details

Existing use of site The site is vacant and consists of rural land.

Topography A slope analysis plan is included at Appendix C.

Vegetation The site does not contain any areas of protected vegetation.

Vehicle Entry Main vehicle access is provided off Yarrabilba Drive. The works to extend Yarrabilba Drive through Precinct 3D have been approved as a part of the 3A and 3B/C applications (Application References: DEV2016-821 and DEV2016-791). Some minor alterations to the road layout is necessary to accommodate the proposed new intersections as detailed on the Functional Plans at Appendix D and addressed within the Traffic Memorandum at Appendix G.

Services All necessary services will be provided for the proposed development. The engineering plans at Appendix D show full details of proposed service connections. A Precinct Network Plan for Precinct 5 addresses development in Village 3D and will soon be endorsed ensuring the land subject to this application will be provided with adequate water supply and sewer services.

Waterways There are no waterways affected by this proposal as mapped on Design Flow Figure 1 in the endorsed Precinct 3 CPAS.

Heritage Values The site: is not a Heritage Place does not adjoin a Heritage Place

Contamination and Notifiable Activities

The site is not registered on the EMR or CLR. It has not been used for a Notifiable Activity. Refer to Appendix A.

Aerial photograph / site photographs of the site and its context are shown in Figure 4 below.

SUBJECT SITE




Figure 4 Aerial

Source: QLD Globe (7/02/2018)

3.4 Surrounding land uses Village 3D is bound by a significant fauna corridor to the north, east and west, which is located within approved Village 3C. To the south of Village 3D is the infrastructure easement and infrastructure and employment area, located within Precinct 5.




4 Proposal 4.1 Overview This application seeks to establish part of Village 3D within Precinct 3 of Yarrabilba.

This is the third application lodged within Precinct 3 and also includes part of Village 3C within Precinct 3 and Village 5I within Precinct 5.

The development application seeks approval for Reconfiguring a Lot for 13 non-residential lots, new open space and new road as well as an associated Plan of Development. A consequence of the new development is that six (6) balance lots are also created.

Proposal plans are included at Appendix C.

The details of the proposal are discussed further below.

4.2 Reconfiguration and staging The proposal is to create 13 non-residential lots over two (2) stages within Village 3D at Yarrabilba. The lots will be used for a range of uses outlined in Section 4.3 of this report, including commercial, industrial, service, community and other uses. The proposal plans are included at Appendix C.

The proposed lots are summarised in the table below.

Table 5 Summary of Proposed Lots

Lot Area (m2) Stage Lot Area (m2) Stage

1 5147 1 8 1997 1

2 1860 1 9 2580 1

3 1901 1 10 5197 1

4 2110 1 11 10677 1

5 1800 1 12 10003 1

6 1800 1 13 8855 2

7 1998 1

The proposal also results in the creation of open space, new road, three (3) balance lots within Precinct 3 and three (3) balance lots within Precinct 5.

Proposed Lot 13 includes land within the electrical easement benefitting Powerlink. As a result, any development on this lot within the easement will be required to comply with the Powerlink Management of Co-use Guidelines and easement documents.



4.3 Non-residential land uses The proposed Plan of Development supports the establishment of the following uses within Village 3D:

Business

Emergency Services

Food premises (maximum of 1000m2 for POD area

Indoor Sport and Recreation

Indoor Entertainment

Low Impact Industry

Research and Technology Facility

Service Industry

Shop (maximum of 1000m2 for POD area)

Showroom

Utility Installation

Veterinary Hospital

Warehouse

Bulk landscape supplies

Fast food premises

Garden Centre

Market

Outdoor Sales

Outdoor Sport and Recreation (Bowling Green)

Outdoor Sport and Recreation (All other uses)

Service station

Community facility

Crematorium

Education establishment

Educational establishment

Funeral parlour

Place of assembly

Telecommunication facility

Park

This application designates land for infrastructure purposes, including an electrical sub-station and other utility purposes. Specifically, negotiations are underway with service providers for the following infrastructure uses:

A telecommunication tower within Lot 4 for the three major telecommunication providers. An Environmental EME Report is provided at Appendix K.

A district sub-station for Lot 1.

The proposed layout does not compromise the provision of other future infrastructure purposes (such as the ultimate regional sewer pumping station identified in the Precinct 5 Precinct Network Plan), that can be accommodated within balance Lot 7010 subject to a future application and EDQ approval.

It is acknowledged that Precinct 3D has been identified as the most appropriate location for a temporary sewerage treatment plant (STP) to support the growth of Yarrabilba until such time that a Regional STP is delivered by Logan City Council. As explained in the attached Yarrabilba Precinct 3D Water and Sewerage Servicing Strategy prepared by Stantec, there is sufficient area available in the balance of Precinct 3D (on the eastern side of Yarrabilba Drive) to site a temporary STP, as well as a minimum buffer of 100m to Yarrabilba Drive. Therefore, the proposed development will not jeopardise the ability to deliver a temporary STP in Precinct 3D.

Surplus land (excluding balance land and open space) has been designated for employment generating uses, as noted above.

The size and variety of uses proposed ensures that Village 3D is subordinate to the District Centre and Major Centres.

Further detail on the proposed uses is provided below.



Ambulance Emergency Services

Queensland Ambulance Service (QAS) are in discussion with Lendlease regarding the location for an ambulance station on proposed Lot 10 in Precinct 3D, Yarrabilba. Discussions with the Queensland Fire and Emergency Services and Queensland Police Service has occurred and both have confirmed no interest in being co-located with other emergency services.

Formal correspondence from QAS has been sought and is provided at Appendix L.

The Endorsed Community Facilities IMP identifies the co-location of state emergency services within the MIBA. The Community Facilities IMP requires the co-location of facilities to be investigated in more detail at the time of lodgement of each of the Context Area Plans across the site. In view of that, should QAS’s preference for a station remain for Lot 10 following this application, amendments to the Community Facilities IMP may be required. Context Planning for the MIBA will also need to reflect any revised outcomes for the co-location of state emergency services. Any amendments to the Community Facilities IMP will be made subject to advice from the relevant state departments.

The emergency services use within Village 3D is not considered to prevent the co-location of emergency services as generally envisaged under the IMP.

Notwithstanding, fire and rescue services have indicated interest for a site in Precinct 1 (rather than the MIBA and/or Village 3D), which is currently being explored as well as possible co-location with the police.

Shop The use of a ‘Shop’ is considered to be an appropriate use in Precinct 3D, as the intention for this Precinct is that it will act as a hub for fuel, food/fast food and lower order retail. Given the proximity to Yarrabilba Drive, Precinct 3D provides an ideal location for a combination of these uses; whether ancillary to one another, or separate. While not located in a district or neighbourhood centre, including Shop as use on the POD is not considered to have a detrimental impact on residential amenity, given the separation from the nearest residential areas, nor will it be of a substantial enough size to cause detrimentally impacts on the centres hierarchy. Food Premises As mentioned above, the intention for Precinct 3D is that it is an area that will act as a hub for employment uses such as food premises, shop, showroom, fast food premises etc. Precinct 3D will slightly differ from typical light industrial/commercial subdivision (such as the MIBA) given its inclusion of a greater variety of activities including but not limited to outdoor sport and recreation, place of assembly, funeral parlour etc. As such, It is noted that Precinct 3D shouldn’t be viewed in the same light as a typical light industrial/commercial subdivision, and a maximum gross floor area of 1000m2 for Food Premises for the POD area is considered reasonable, particularly given the likely opportunities for this use to be ancillary within this area.

Showroom Given the exposure to Yarrabilba Drive, the use of ‘showroom’ is considered to be a natural use in this area. Being a lower intensity use, a Showroom would be compatible with other operations in the area, and again, would be appropriately separated from residential areas. With likely Showroom uses consisting of home improvements, homeware or general lifestyle retail showroom/bulky goods, it is understood there would be demand for showroom uses in a newly developing estate such as Yarrabilba. Also, alike in the District Centre, the changing nature of this Precinct in relation to the upcoming town centre, could well see that in time, showroom businesses established in Precinct 3D transition to higher order centres.

It is noted that a cap of 5,000m2 for the POD area is proposed to ensure that showroom uses would not be of a substantial enough size to detrimentally impact upon other industrial/commercial areas.



Fast Food Premises We understand that EDQ have requested that a specific (and singular) site be identified in Precinct 3D for Fast Food Premises purposes. It is noted that by limiting fast food uses to only one site would be restricting the development potential of 3D. Given the proximity of this Precinct to Yarrabilba Drive is it understood that this is a prime location for fast food premises – particularly drive-throughs. This area is further suitable for these types of uses given Precinct 3D provides for decent separation from nearby residential areas by the open space corridors. Furthermore, allowing more than one Fast Food Premises in this Precinct will ensure that fast food sites do not profligate the town centre frame area.

4.4 Road access and traffic movement Precinct 3D will be accessed via existing precincts, off Yarrabilba Drive and Expedition Road, which also allows connection through to the approved residential Precincts 3B/C. The proposal also includes the creation of an internal road to service the proposed subdivision. Each of the proposed allotments will have access via the internal road and will not have direct access off Yarrabilba Drive, with the exception of Lot 12 which has the option of left in/out access and Lot 13. The roads proposed are consistent with the road hierarchy and are deemed appropriate for the intended function of Village 3D. There is the potential for an emergency services facility (e.g ambulance station) to be located within Village 3D and as such, this use may require an emergency drive access driveway onto Yarrabilba Drive. Currently, there is an opening in the medium on Yarrabilba Drive to allow for this (opposite Lot 10). The opening in the medium strip opposite proposed Lot 9 is for drainage purposes and is not for traffic use, this will be designed accordingly (e.g. with bollards). The proposed road network for 3D has been designed in accordance with the overarching IMP. A technical memorandum relating to traffic aspects is included at Appendix G.

4.5 Civil services All necessary supporting utilities infrastructure, including trunk water supply, sewerage services, electricity and telecommunications networks, and additional capacity for future broadband networks and gas mains, will be provided to the development. Functional layout plans for the subdivision are included at Appendix D.

4.6 Stormwater management Concept stormwater treatment is detailed on the accompanying functional layout services plan at Appendix D prepared by KN Group Pty Ltd.

Specialist stormwater advice is being prepared and will be provided to EDQ as an addendum once finalised.

4.7 Flood immunity The proposed non-residential lots are not subject to flood inundation. The proposed new non-residential lots are located completely outside of the Q100 flood line.

Specialist advice to this effect is being prepared and will be provided to EDQ as an addendum once finalised.

4.8 Ecology The Village 3D is not impacted by any ecological constraints, however does adjoin the fauna corridor located within Village 3C.



The earthworks have been carefully considered to ensure batters do not impact upon the interface of the fauna corridor.

Ecological recommendations for this application have been provided by Natura Consulting and are included at Appendix H.

4.9 Bushfire Bushland Protection Systems has prepared Bushfire Hazard Assessment and Mitigation Plan for Village 3D. As part of this application, proposed Lot 900 is to be managed as a buffer area to allow for the appropriate distance from future uses as well as providing access in the event of a bushfire from Yarrabilba Drive down to the Powerlink easement. In addition to this, it is proposed to have a pedestrian gate located at the rear boundary of Lot 7 and 4 (with a 1m wide pedestrian access) along the side boundary to allow for emergency access through to the internal road. For further details, please refer to the Bushfire Hazard Assessments is provided at Appendix F.



5 Legislative requirements 5.1 Assessment manager The assessment manager for this application is Economic Development Queensland.

5.2 Economic Development Act considerations Section 87 of the Economic Development Act 2012 identifies considerations for MEDQ in making a decision on any development application. Compliance with these matters is considered below:

Main purpose of the Act – the proposed development in Village 3D is consistent with the purpose of the Act to ‘facilitate economic development, and development for community purposes, in the state’. The proposal extends the Yarrabilba development, supporting residential development and allied uses, providing significant economic development within the region and the state.

Relevant state interests – the state interests MEDQ can consider are very broad. Regard has been given to the following in this application:

Vegetation mapped under the Vegetation Management Act 1999 has been protected;

Bushfire management has been addressed at Appendix F

Areas protected by state wildlife mapping have been protected within the proposed environmental protection area in Precinct 3. An approval under the EPBC has already been granted and development is occurring in accordance with these approval requirements (separate evidence of this has been provided for EDQ’s information);

A Cultural heritage agreement exists and UXO risk for Precinct 3 has already been resolved and correspondence relating to these was provided as part of the 3A application (DEV2016/791/24);

Searches of the Contaminated Land and Environmental Management Registers have been undertaken and are included in Appendix A, confirming none of the land in the application area is subject to contamination;

The application area is fully contained within the Yarrabilba PDA and Urban Footprint.

The development scheme – compliance with the development scheme was demonstrated in the comprehensive compliance summary provided with the CPAS; and

Any preliminary approval in force for the land – no preliminary approval is in force for the land. The whole of site approval is a development permit. Compliance with this document was addressed as part of the CPAS endorsement process.

5.3 Level of assessment The proposed development is permissible against the requirements of the Yarrabilba Development Scheme.

The site is located within the Urban Living Zone.

The proposed application is consistent with the Yarrabilba Development Scheme and the existing development.



5.4 Public notification This application does not require public notification.



6 Planning assessment 6.1 Overview As per Condition 7 of the overall site approval (PDA Approval 2011/187) a Context Plan Area Strategy (CPAS) was submitted and subsequently endorsed by EDQ on 26 July 2016 for the entire Precinct 3 area and on 4 May 2017 for the entire Precinct 5 area as required by Section 3.2.8 of the Yarrabilba Development Scheme. This ensures that the development proposal will not prejudice the achievement of the UDA vision, UDA-wide criteria and zone intents in a broader area around the site.

By virtue of the endorsement of the CPAS, detailed planning compliance with the Yarrabilba Development Scheme, PDA guidelines, approved IMP and OSS documents and relevant conditions of the whole of site approval have already been addressed.

6.2 Context plan compliance

6.2.1 Precinct 3 context planning The proposal is generally consistent with the Precinct 3 Context Plan, refer Figure 5.

Village 3D is structured to suit a variety of non-residential uses, designed to encourage a wider choice of product and location to support employment generation and self-sufficiency in the South West Corridor.

Under the context plan, Village 3D is planned for infrastructure and employment purposes and also includes areas of open space (park).

Figure 5 Context Plan (Precinct 3)

Application Area

Proposed Infrastructure & Employment

VILLAGE 5I




This application seeks to replace small portions of open space (park) for infrastructure and employment use, as shown in Figure 5.

The proposed minor variations to open space results in a reduction of approximately 8.25% (0.538ha) in linear open space (from approximately 6.519ha to 5.981ha) and an increase of approximately 7% (0.692ha) of ‘infrastructure and employment’ land (from approximately 10.151ha to approximately 10.843ha) within Village 3D.

Notwithstanding, open space within the application area increases by approximately 10.35% (1.581ha), from approximately 15.255ha to 16.836ha. A different road alignment is the major contribution in this variation.

Please refer to the figures below that show the minor changes to the areas of open space and developable area (employment and infrastructure).

Figure 6 Proposed Open Space and Developable Areas

Figure 7 Precinct 3 Context Plan - Open Space and Developable Areas





There are no vegetation or stormwater constraints precluding the development of these portions of land.

Moreover, there is currently a surplus of approximately 30 hectares of local and major linear park than is required under the site approval, based on the approved population numbers north of the powerline corridor.

In view of the above, the proposal is considered to be consistent with the intents of the approved Precinct 3 Context Plan and consequently it is submitted an amended context plan is not required pursuant to Section 3.2.8 of the Scheme. EDQ have verbally confirmed an amended context plan would not be required based on the proposed changes.

6.2.2 Precinct 5 context planning Part of the application area extends into infrastructure and employment area shown on the Precinct 5 Context Plan proposed as a part of application DEV2017/860, refer Figure 8, namely the Powerlink easement

EDQ’s endorsement of the Precinct 5 Context Plan is imminent.

The proposal involves lots of a size and configuration suited to infrastructure and employment, which is also supported by the proposed POD provisions.

In view of that the above, the proposal is consistent with the Precinct 5 Context Plan.

Figure 8 Context Plan (Precinct 5)

Application Area




6.3 Precinct 3 CPAS compliance The Precinct 3 CPAS states:

Village 3D is land planned for infrastructure purposes, with potential requirements for an electrical sub-station and other utility purposes. The actual allocation of this land will not be able to be determined until such time as the long term servicing for Yarrabilba is agreed, and current discussions with Powerlink and Energex conclude with respect to substation requirements. Given at least some of this land is likely to be required for infrastructure purposes; it is unlikely that residential development could occur in this location. As such, any surplus land will be used for employment generating uses.

The Village 3D proposal complies with the CPAS as identified below.

6.3.1 Strategy 1 – Accessible Housing and Social Housing Overarching Site Strategy

The proposal is for non-residential uses only.

Approved Villages 3A, 3B and 3C address the requirements of Strategy 1.

6.3.2 Strategy 2 – Community Development Plan In compliance with the CPAS the following requirements have been met:

Community Connections

The Yarrabilba Community Association is established and operating;

Recent community events include Carols in the Parklands 2017 and Australia Day 2018. Community events will continue to be organised (such as clean up Australia Day on 4 March 2018);

Logan women’s network is operating with monthly morning teas;

Further 2ha Serviced Community land obligation requested by Logan City Council in Precinct 3A.

Commencement of the early literacy program- First Five Forever.

Opening of the Exchange providing additional spaces for community meeting.

Extension of the licence for the Community Hub for an additional 6 months (17 groups and clubs currently utilising this space).

Community Infrastructure undertaken - concept plan pending for the Shaw Street Oval Sport and Community Hub.

Commencement of the monthly food and entertainment Mingle Markets (3 per month).

Overarching community infrastructure strategy being developed in partnership with Logan City Council.

Sporting and recreational facilities Identification of key access points and trail heads into the Plunkett Conservation associated supporting

infrastructure including parking proposed in P5.

Regular Quarterly Catch ups with QPWS.



Commencement of both Women’s Rugby and further netball teams at the Shaw Street Oval.

Continuation of meetings with State Sporting Organisations to facilitate the activation of the P2/P3 Major Sports Park.

Continuation of weekly Parkrun in Darlington Parklands, now in its fourth year.

Educational and community services

Bring forward of the Yarrabilba State Primary School from 2019 to a 2018 opening.

Commercial negotiations underway of a non-government high school in Precinct 2.

Participation in the Yarrabilba secondary schools hub sub-group (CHaPs).

6.3.3 Strategy 3 – Community Facilities The approvals for Village 3A, 3B and 3C address requirements for community facilities within Precinct 3 (refer DEV2016/791 and DEV2016821).

Village 3D does not involve any residential lots.

6.3.4 Strategy 4 – Community Greenspace The development is far ahead in the provision of linear park, and significant linear park will be provided in Precinct 3 well exceeding the minimum requirements. Based on the existing and approved park network, in conjunction with the proposed open space as part of Village 3D, Precinct 3 is on track to comply with the precinct area requirements.

Of note, Village 3D does not involve any residential lots and as such no additional park is triggered.

Village 3D adjoins fauna corridor within Village 3D. A 10m buffer is provided to the fauna corridor to protect environmental values.

Please refer to DEV2016/791 and DEV2016821 for further detail.

6.3.5 Strategy 5 – Earthworks In compliance with the CPAS the following requirements have been met:

A preliminary geotechnical review has occurred for Precinct 3 as submitted as Appendix T to the 3A application. Geotechnical advice is also provided at Appendix E of this application.

A bulk earthworks plan has been prepared (refer Appendix D); and

An earthworks strategy and compliance statement with the Earthworks IMP code are included at Appendix D.

6.3.6 Strategy 6 – Employment and Economic Overarching Site Strategy Actions under this strategy are identified to occur between 2017 and 2019 as such, progress with this strategy is ongoing.

Progress throughout the PDA includes:

Currently over 300 residents are registered at the Exchange for training and employment programs with over 65 employment outcomes and over 25 accredited training outcomes achieved.

Harmony Café Yarrabilba - Social enterprise management of café amenity, providing local training and employment opportunities.

Inviting local business to participate in the monthly Mingle Markets now 3 per month.



Springboard Program at the Exchange understanding local business skilling needs, designing training programs and equipping residents with the necessary skills to apply for positions for example Coles. Assisting with Tax file number acquisition, CV development and online applications.

Developing integrated hubs including education, active open space, convenience retail and community infrastructure

6.3.7 Strategy 7 – Energy Services Infrastructure Master Plan Village 3D will continue to provide high quality energy services through continuation of reticulated electricity and natural gas, as well as ongoing work with Energex, Powerlink and CSIRO with respect to land requirements and carrying out of trials for innovative energy solutions to be implemented on site where possible. Specific actions that have been progressed since the adoption of the CPAS include:

Powerlink have confirmed that there are no sub-station requirements. Discussions around Energex requirements are ongoing. Energex have confirmed should they have a requirement it is to be 5000m2 in area. Lot 1, having an area of 5147m2, is currently flagged for use by Energex (if required).

The CSIRO Virtual Power Station 2 trial at Yarrabilba is underway with 67 households and the sales office participating. This trial involves installing equipment in households that will be monitored for a 2 year period. A Virtual Power Station 3 trial will be investigated on the back of this;

A PV subsidy of $500 per house is under development to promote use of these in new households in Yarrabilba; and

A Veefil fast electric vehicle charger is installed at the Yarrabilba sales office, the first for a master planned community in Australia.

6.3.8 Strategy 8 – Housing Affordability Infrastructure Master Plan Village 3D is not for residential purposes.

6.3.9 Strategy 9 – ICT Strategy and Master Plan FTTP network rollout will continue to occur for new development in Village 3D.

6.3.10 Strategy 10 – Overarching Site Resource Strategy The following progress has been made with respect to site strategies:

Yarrabilba is targeting a 6 star rating under the Green Star Communities v1.1 rating tool. The round 1 assessment submission to GBCA has been lodged on this basis.

Implementation of strategies that current trials such as the CSIRO VPS2 and Smart Community Living Lab programs show as being most appropriate for adoption in future residential villages.

A high efficiency affordable sustainable display home delivered by social enterprise demonstrates aspects of universal design, energy & water efficiency and innovative techniques that can be achieved within an “affordable” cost framework, in line with the new Qld Housing Guidelines objectives released in June 2017. This is intended to promote the uptake of such options for future housing with consequent reduction in the housing construction and running cost impacts.

Ongoing use, and expansion where feasible, of site sourced construction materials to minimise importation requirements.

6.3.11 Strategy 11 – Water and Wastewater Infrastructure Master Plan The Precinct Network Plan (PNP) for Precinct 3 has been approved and the endorsement of the PNP for Precinct 5 is imminent. The implementation of these actions will ensure adequate water and sewer network



capacity for future operators in Precinct 3D. The infrastructure mains shown on the Functional Layout Plans at Appendix D are consistent with the PNP.

Of note, the approved Precinct Network Plan (PNP) for Precinct 3 has been prepared on the basis that there will be an interim pumping station that will be constructed within Village 3D (on the north-eastern side of Yarrabilba Drive) prior to the actual construction of the ultimate pump station 3 (if required).

The interim pumping station has a small land requirement and is proposed to be located in the top north-eastern corner as per the plan below.

Figure 9 Functional Layout Services Plan (Precinct 3 PNP)

The proposal does not compromise the delivery of an interim or ultimate sewer pump station within Precinct 3D.

6.3.12 Strategy 12 – Total Water Cycle Management Infrastructure Master Plan

Compliance with the Total Water Cycle Management requirements is addressed at Appendix J (to be provided as an addendum).

6.3.13 Strategy 13 – Movement Network Infrastructure Master Plan Compliance with the Movement Network IMP is addressed at Appendix G.




6.3.14 Strategy 14 – Fauna Corridor Infrastructure Master Plan and Natural Environment Overarching Site Strategy

Compliance with the CPAS for Village 3D is addressed in the attached correspondence from Natura (refer Appendix H).

6.4 Precinct 5 CPAS compliance Part of proposed Lot 13 of the application area extends into infrastructure and employment area shown on the endorsed Precinct 5 CPAS.

The proposal involves uses and lots of a size and configuration suited to infrastructure and employment, which is also supported by the proposed POD provisions.

In view of that the above, the proposal is consistent with the strategies and outcomes of the Precinct 5 CPAS.



7 Conclusion This Town Planning Report has been prepared by RPS on behalf of Lendlease Communities (Yarrabilba) Pty Ltd to support the PDA development application to EDQ under the Yarrabilba UDA Development Scheme for part of Precinct 3, Village 3D. The application seeks approval for:

Reconfiguring a Lot for 13 non-residential lots, open space, new road and balance lots; and

Associated Plan of Development to provide for the following uses:

- Business

- Emergency Services

- Food premises (maximum of 1000m2 for POD area

- Indoor Sport and Recreation

- Indoor Entertainment

- Low Impact Industry

- Research and Technology Facility

- Service Industry

- Shop (maximum of 1000m2 for POD area)

- Showroom

- Utility Installation

- Veterinary Hospital

- Warehouse

- Bulk landscape supplies

- Fast food premises

- Garden Centre

- Market

- Outdoor Sales

- Outdoor Sport and Recreation (Bowling Green)

- Outdoor Sport and Recreation (All other uses)

- Service station

- Community facility

- Crematorium

- Education establishment

- Educational establishment

- Funeral parlour

- Place of assembly

- Telecommunication facility

- Park

The application is categorised as permissible development under the Yarrabilba PDA Development Scheme.

This report has demonstrated the proposal’s consistency with the intents and requirements of the:

Yarrabilba UDA Development Scheme

Relevant EDQ Guidelines

Endorsed Infrastructure Master Plans and Overarching Site Strategies

Precinct 3 Context Planning Area Strategy

This report also has provided appropriate justification for aspects that do not fully adhere to the envisaged outcomes. In particular:

Co-location of emergency services (section 4.3)

Provision of open space (section 6.2.1)

The assessment provided within this Town Planning Report including supporting technical documentation has addressed all issues relevant to the proposed development and it is considered that the proposal represents a form of development that is generally consistent with the relevant requirements of the EDQ Act and the Yarrabilba UDA Development Scheme.

Approval is sought subject to reasonable and relevant conditions.

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