Town Planning Report for a Material Change of Use
(Impact Assessment) to establish Multiple Dwelling Units
(2 Units (Duplex)) at 41 Armstrong Beach Road, Armstrong
Beach
Being Lot 7 on SP266405
Prepared By:
© Gemclass Pty Ltd 2015
Phone: 0433 145 514
Facsimile: (07) 5597 3336
Postal Address: P.O. Box 8564,G.C.M.C, Bundall, Qld, 9726
Email: [email protected]
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 2
Prepared Date: April 2015
TABLE OF CONTENTS
1.0 – EXECUTIVE SUMMARY ----------------------------------------------------------------------------------------------------------- 3
2.0 – DEVELOPMENT APPLICATION SUMMARY ------------------------------------------------------------------------------------------------ 3
3.0 - SITE HISTORY ------------------------------------------------------------------------------------------------------------------------ 5
4.0 – THE PROPOSAL --------------------------------------------------------------------------------------------------------------------- 5
4.1 – PROPOSED LAND USE ----------------------------------------------------------------------------------------------------------------------- 6 4.2 – ARCHITECTURAL DESIGN ------------------------------------------------------------------------------------------------------------------- 6 4.3 – PUBLIC AND PRIVATE OPEN SPACE ------------------------------------------------------------------------------------------------------ 7 4.4 - SITE COVER ------------------------------------------------------------------------------------------------------------------------------------ 7 4.5 – SETBACKS -------------------------------------------------------------------------------------------------------------------------------------- 7 4.6 – CAR PARKING AND TRAFFIC DESIGN ---------------------------------------------------------------------------------------------------- 8 4.6 - LANDSCAPING DESIGN ----------------------------------------------------------------------------------------------------------------------- 9 4.7 - STORMWATER MANAGEMENT -------------------------------------------------------------------------------------------------------------- 9 4.8 – ENVIRONMENTAL PROTECTION AGENCY – CONTAMINATED LAND REGISTER ------------------------------------------------- 9 4.9 – EASEMENTS AND OR INFRASTRUCTURE MAINS (SEWER, STORMWATER AND WATER) ------------------------------------- 9 4.10 – STATE AND SARINA PLANNING SCHEME OVERLAYS ----------------------------------------------------------------------------- 10 4.11 – INFRASTRUCTURE CONTRIBUTIONS -------------------------------------------------------------------------------------------------- 15
5.0 - SITE CHARACTERISTICS AND SURROUNDING AREA --------------------------------------------------------------- 16
5.1. - Location ----------------------------------------------------------------------------------------------------------------------- 16 5.1.2 - Neighborhood and Surrounding Areas --------------------------------------------------------------------------- 17
6.0 – SITE ANALYSIS -------------------------------------------------------------------------------------------------------------------- 20
7.0 – PREVIOUS APPROVALS -------------------------------------------------------------------------------------------------------------------- 21
8.0 – DEVELOPMENT ASSESSMENT ---------------------------------------------------------------------------------------------- 22
8.1 – ‘IDAS’ ASSESSMENT ---------------------------------------------------------------------------------------------------------------------- 22 8.2 – SARINA SHIRE PLANNING SCHEME 2005 --------------------------------------------------------------------------------------------- 22 8.2.1 – OVERALL OUTCOMES FOR VILLAGE ZONE CODE -------------------------------------------------------------------------------- 23 8.3 - DESIRED ENVIRONMENTAL OUTCOMES ------------------------------------------------------------------------------------------------ 27 8.4 – SOUTH EAST QUEENSLAND REGIONAL PLAN ---------------------------------------------------------------------------------------- 29 8.5 – STATE PLANNING POLICIES -------------------------------------------------------------------------------------------------------------- 32 8.6 – PUBLIC NOTIFICATION --------------------------------------------------------------------------------------------------------------------- 33 8.7 – REFERRAL AGENCIES---------------------------------------------------------------------------------------------------------------------- 33 8.8 – ALTERNATIVE SOLUTIONS ---------------------------------------------------------------------------------------------------------------- 33 8.9 – APPLICABLE CODES ------------------------------------------------------------------------------------------------------------------------ 33
9.0 CONCLUSION------------------------------------------------------------------------------------------------------------------------- 34
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 3
1.0 – Executive Summary
Findasite.net.au, has been requested by Escape Homes and Developments Pty Ltd on behalf of the
owner James Nugent to prepare a town planning report for a Material Change of Use (Impact
Assessment) for Multiple Dwelling Units (2 Units (Duplex)) at 41 Armstrong Beach Road, Armstrong
Beach.
This proposal is to establish Multiple Dwelling Units (2 Units) on Lot 7 on SP266405 for residential
purposes on the site. The site is currently vacant and has an area of 814m2. The site is of a rectangular
formation measuring 19.3m in width (Armstrong Beach Road) and 42.2m in length.
The subject allotment was created via a 1 to 11 lot subdivision (Court Order D251 of 2012). All
Operational Works are now completed and the plans sealed creating the subject site (OW-2012-167).
The subject site will contain Multiple Dwelling Units (2 Units), which equates to a density of 1 Dwelling
per 407m2. Access for the subject site will be via Armstrong Beach Road.
The subject site is located within the Village Zone of the Sarina Planning Scheme 2005. Under Division
9, Table 9 Assessment Categories and Relevant Assessment Criteria for the Village Zone, Multiple
Dwellings are Impact Assessable. Therefore the site is subject to Impact assessment under the
Sustainable Planning Act (2009).
Following a detailed review of the proposal against the relevant codes of the current planning scheme
(Sarina Planning Scheme 2005), it is our view that this proposal is an appropriate scale and form of
development for the sites within the local context.
2.0 – Development Application Summary
Site Address: 41 Armstrong Beach Road, Armstrong Beach
Lot and Plan (Title)
Description:
Lot 7 on SP266405
Site Area: 41 Armstrong Beach Road (Lot 7) – 814m2
Existing Structures: Vacant Land
Local Government Area: Mackay Regional Council
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 4
Applicable Planning Scheme: Sarina Shire Planning Scheme 2005
Precinct: Not Applicable
Zoning: Village Zone
Applicant Escape Homes and Developments
C/- Findasite.net.au
P.O. Box 8564
Gold Coast MC, Qld, 4217
Registered Owner at time of
lodgement
James Nugent
Proposal: Material Change of Use to establish Multiple Dwelling Units
(2 Units (Duplex))
Approval being sought: Development Permit (Impact Assessment)
Public Notification Period:
15 Business Days (s298(1)b of the Sustainable Planning Act
2009)
Site Coverage: 33.7%
Easements: Lot 7 on SP266405 – Easement E - 715682902
Referral Agencies: • No Referral or Concurrence Agencies triggered
Locality Code and Zoning: • Part 4, Zones – Division 9 – Assessment Tables for
Village Zone
• Part 4, Zones – Division 10 – Relevant Assessment
Criteria for Self Assessable Development and
Assessable Development in the Village Zone
Specific Development Codes: • Part 6, Assessment provisions for development of a
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 5
stated purpose or a stated type, Division 16 – Dual
Occupancy, Multiple Dwelling and Motel Code
Overlays / Constraint Codes: • NHOM1 – Bushfire Hazard Overlay Map – Medium
Bushfire Hazard;
• NHOM1 – Acid Sulfate Soils Hazard Overlay Map –
5mAHD;
• NHOM3 – Storm Surge Overlay Map
• Part 5, Overlays, Division 6 – Assessment Criteria for
the Natural Hazards Management Areas Overlay
• COM1 – Remnant Vegetation Overlay Map – Of
Concern and Not of Concern
• COM2 – Aquatic Habitat Overlay Map – Coastal
Wetlands Habitat
• Part 5, Overlays, Division 2 – Assessment Criteria for
the Natural Hazards Management Areas Overlay
• Part 5, Overlays, Division 2 – Assessment Criteria for
the Conservation Overlay
Author Christopher John Waning and Stephen Northey
3.0 - Site History
Both allotments were created via a 1 to 11 lot subdivision (Court Order D251 of 2012). Subsequently all
Operational Works are now completed (OW-2012-167) and the plans sealed creating the subject
allotments. Prior to this, little is known about the subject site.
4.0 – The Proposal
The following chapters outline the key components of the proposal.
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 6
4.1 – Proposed Land Use
The proposal is to establish Multiple Dwelling Units (2 units). Pursuant to the definitions within the
Sarina Shire Planning Scheme 2005, Schedule 1 – Dictionary, Part 1 Defined Uses the proposal
complies with the following Use Definitions:
This type of development is desirable and supported within the Village Zone under the Sarina Shire
Planning Scheme 2005, however due to the increased density within a village area that is not fully
serviced with council services, the proposed use triggers Impact Assessment.
4.2 – Architectural Design
The architectural design and site layout of the proposal are shown in architectural plans prepared by
Escape Homes and Developments (refer to Part 5 – Architectural Plans).
The proposed Multiple Dwelling Units (2 Units) will both have three Bedrooms, a single Garage, two
Bathrooms, an Alfresco Area, Kitchen and Dining Room. Large areas of Private Open Space will be
available at the rear of each Dwelling and is outlined below:
Private Open Space Calculations
Lot 7 Unit 1 10.395m2 – Alfresco Area
159.46m2 – Rear Yard
Lot 7 Unit 2 10.395m2 – Alfresco Area
172.76m2 – Rear Yard
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 7
A further car park will be available on the side of the driveway and a visitor car park available on the
road. Both Dwellings will be accessible via Armstrong Beach Road.
4.3 – Public and Private Open Space
The proposal will comply with Table 6.45 Specific Outcomes SO5 and Acceptable Solution PS5.4 of
Part 6, Division 11 – Multiple Dwellings, Dual Occupancy and Motel Code of the Sarina Planning
Scheme 2005, providing a minimum of 25m2 (with a minimum dimension of 4 metres). The Private
Open Space area for each unit will consist of an alfresco area of approximately 10m2 and a large rear
yard of over 150m2.
4.4 - Site Cover
The proposed Multiple Dwelling Units will have the following site coverage:
Site Coverage
33.7%
4.5 – Setbacks
The Setbacks of the Multiple Dwelling Units from the boundaries of the subject site are as follows:
Setbacks
Road Frontage 5.5 metres to OMP
Eastern Boundary 1.495 metres to OMP
Western Boundary 1.495 metres to OMP
Rear 16.93 metres to OMP
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 8
4.6 – Car Parking and Traffic Design
Schedule 3 of the Sarina Shire Planning Scheme, Standards for provision and construction of parking
areas defines the car parking rate for Multiple Dwellings.
The Sarina Shire Planning Scheme 2005 – Schedule 12 – Multiple Dwelling parking rate is calculated
using the following:
Therefore using the car parking rate above, four (4) car spaces are required for the two (2) Multiple
Dwelling units and 0.5 car spaces are required for visitors per subject site. Therefore a total of 5 car
parks are required per subject site.
The car parking rate for the subject site will be calculated as follows:
Lot 7 = 2 covered car spaces (1 per Dwelling) + 2 further car parks (either side of the driveway or
behind the driveway) + 1 visitor car space on Armstrong Beach Road Reserve = 5 car parks proposed
per allotment
The proposed development complies with schedule 3 of the Sarina Shire Planning Scheme by
providing two (2) vehicle spaces for each dwelling located within a single garage for each unit with an
additional one (1) car spaces located behind the garage of each dwelling unit. Finally, a visitor car park
will be available on the road reserve. There is ample space on the road to allow for the parking of visitor
cars.
The proposed development will gain access from Armstrong Beach Road. The proposed development
has located their Vehicle Crossover in the middle of the road frontage and it will be 5.0 metres in width
and comply with the Sarina Shire Planning Scheme requirements. The driveways will splay to the front
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 9
of the garages of each dwelling unit. A single driveway design (per lot) also assists with traffic flow
around the proposed development and minimises any risk of impact to the surrounding road users.
4.6 - Landscaping Design
Detailed landscaping plans have been prepared and drafted by The Garden Planners and is attached
(refer to Part 6 – Landscape Plans).
4.7 - Stormwater Management
In relation to stormwater management on site, stormwater will be connected to the lawful point of
discharge (new stormwater pipe) (refer to section 4.9) located along Armstrong Beach road. However,
a detailed Stormwater Management Plan (Quantity and Quality) will be prepared if required by council.
This will be prepared and submitted within the information response.
4.8 – Environmental Protection Agency – Contaminated Land Register
An EPA Contaminated Land Register search has been completed and this site does not contain any
contaminates (refer to Part 10 – EPA Contaminated Land Search).
4.9 – Easements and or Infrastructure Mains (Sewer, Stormwater and
Water)
A search was carried out with the Mackay Regional Council for as constructed infrastructure locations
on or adjacent to the site. It was found that a water main and stormwater pipe runs parallel with the
front boundary of the site on the opposite side of the pavement. There is a drainage easement located
at the rear of the site (Easement E – No 715682902) (refer to Part 2 – Title Search).
The subject site is serviced by water and stormwater infrastructure (Refer to Figure 4.9.1 below). The
proposed development intends to connect to these services. The subject site does not have access to
the sewer system, however an Effluent Disposal system will be installed that transports the effluent
from each individual dwelling to an absorption bed at the rear of each allotment (Refer to Figure 4.9.2
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 10
below). This system was proposed by CQ Soil Testing and appears to satisfy the requirements of
Mackay Regional Council in relation to Effluent Disposal (Refer to Part 8 – Effluent Disposal Report).
The proposed development intends to connect to Sewer Infrastructure once it becomes available along
Armstrong Beach Road.
4.10 – State and Sarina Planning Scheme Overlays
The following overlays are applicable:
Remnant Vegetation Overlay
The subject site triggers the Remnant Vegetation overlay within the Sarina Shire Planning Scheme,
furthermore the site is adjacent to DEHP Remnant Vegetation that is a least concern. The Remnant
Vegetation overlay is triggered due to there being, of concern and not of concern remnant vegetation
(Refer to Figure 4.10.1 and 4.10.2 below). All remnant vegetation has been dealt with in the Court
Figure 4.9.1 – Existing Infrastructure Figure 4.9.2 – Proposed Effluent Disposal
Subject Site
Extracted from Mackay Regional Council
41 Armstrong Beach Road
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 11
Order D251 of 2012 , ROL-93/2007/HISAR and OW-2012-167 for the 11 lots subdivision that preceded
the formation of the subject site. Any remnant vegetation that was required to be retained by this Court
Order has been retained. Regardless, the subject sites are clear of any vegetation and there will be no
adverse affect on surrounding vegetation following the establishment of the Multiple Dwellings.
Figure 4.10.1 – Remnant Vegetation Overlay
Extracted from the Sarina Shire Planning Scheme
Subject site
Extracted from the Queensland State Government Mapping
Figure 4.10.2 – DEHP Remnant Vegetation
Legend
Subject site
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 12
Bushfire Hazard and Acid Sulfate Soils
The subject site triggers the Sarina Planning Scheme’s Bushfire and Acid Sulfate Soils overlay map
(Rfeer to Figure 4.10.3 below). The Bushfire overlay is triggered due to the site being listed as a
Medium Potential Bushfire Hazard and the Acid Sulfate Soils overlay is triggered as it has the 5m AHD
contour dissecting the site. The Acid Sulfate Soils overlay is also triggered, however, no substantial
earthworks will be required on either site. It is proposed that the only excavation will be that of the
footings of the duplex as well as the Rainwater Tanks and Bio-cycle system.
State Planning Policy 1/03 Mitigating the adverse impacts of Flood, Bushfire and Landslide, applies to
the subject development as it triggers a Medium Potential Bushfire Hazard. This SPP as well as the
Sarina Planning Scheme requirements have been addressed and conditioned in the Court Order D251
of 2012 , ROL-93/2007/HISAR and OW-2012-167 for the 11 lots subdivision.
The proposed development will not trigger the State Planning Policy 2/02 Planning and Managing
development involving Acid Sulfate Soils as the development will not involve excavating more than
100m3 or filling more than 500m3.
Figure 4.10.3 – Bushfire and Acid Sulfate Soils overlay
Subject site
Legend
Extracted from the Sarina Shire Planning Scheme
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 13
Aquatic Habitat
The original site (728 Armstrong Beach Road) triggered the Sarina Planning Scheme’s Aquatic Habitat
overlay maps (Refer to Figure 4.10.4 below). The DERM referable wetlands map also was applicable
as an Estuarine System is located on the boundary with the wetlands. The Sarina Planning Scheme
requirements have been addressed and conditioned in the Court Order D251 of 2012, ROL-
93/2007/HISAR and OW-2012-167 for the 11 lot subdivision that commenced the proposal. DEHP was
a concurrence agency during the application process with Council. Both the Court order as well as
ROL-93/2007/HISAR has included concurrence agency conditions for DEHP (DERM) that addresses
any impacts the construction works will have on the wetlands and estuarine areas. These conditions
will be complied with.
However, as the subject site has now been subdivided into land parcels for sale, this overlay map, no
longer triggers Aquatic Overlay map.
Figure 4.10.4 – Aquatic Habitat Overlay
Subject site
Legend
Extracted from the Sarina Shire Planning Scheme
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 14
Storm Surge
The Storm Surge overlay is triggered as the site is located within a 1000 year ARI and a Probable
Maximum Surge Event. This has been addressed and conditioned in the Court Order D251 of 2012,
ROL-93/2007/HISAR and OW-2012-167 for the 11 lot subdivision which preceded the proposal. Any
proposed development on the subject site will comply with the condition set out in Court Order D251 of
2012, ROL-93/2007/HISAR and OW-2012-167 regarding storm surge protection, as well as address the
Sarina Planning Scheme codes for the same.
The proposal is also noted within the Coastal Hazard Areas Map and Erosion Prone Areas of the
Queensland State Mapping (Refer to Figure 4.10.6 below).
Extracted from Queensland State Mapping
Subject site
Figure 4.10.5 – DEHP Referable Wetlands
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 15
4.11 – Infrastructure Contributions
Infrastructure Charges will be paid in accordance with the Adopted Infrastructure Charges Regime
2014.
Figure 4.10.5 – Storm Surge Overlay
Subject site
Legend
Extracted from the Sarina Shire Planning Scheme
Figure 4.10.6 – Coastal Hazard and Erosion overlay
Subject site
Legend
Extracted from the Queensland state Government Mapping
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 16
5.0 - Site Characteristics and Surrounding Area
Armstrong Beach is a small beachfront town that is situated approximately 19 kilometres east of Sarina
and 50 kilometres from Mackay. The neighbourhood surrounding the subject site consists of a mixture
of Detached Dwellings on medium to large allotments, Dual Occupancies (Duplexes), Parks, a Local
Shop in the Caravan Park, undeveloped residential and the Pacific Ocean on a range of allotment sizes
and shapes ranging from 600m2 to rural sized allotments (100ha).
The site is within 400 metres from local parks/ reserves, 500 metres from the Pacific Ocean and
beaches and 600 metres from the Armstrong Beach Caravan Park (the local shop) and the site is in
close proximity to Sarina where there are such facilities as schools, shopping centres and sports
grounds. Public transport routes are available from the doorstep of the proposed development as there
is a bus stop in Melba Street (refer to Part 12 – Public Transport Routes).
At present the subject site is vacant land and is the result of a recent urban subdivision. The site
topography is flat, only having a slight fall toward the rear of the allotments so to allow for the
appropriate grade of stormwater runoff. A detailed site analysis has been prepared (Refer to Part 7 –
Site Analysis).
5.1. - Location
The subject site is located at 41 Armstrong Beach Road, Armstrong Beach and is described as (Refer
to Figure 5.1.1 below):
! Lot 7 on SP266405
The site is 814m2.
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 17
5.1.2 - Neighborhood and Surrounding Areas
The site is in close proximity to existing local amenities including public transport nodes, parks, a local
convenience centre (located within the Armstrong Beach Caravan Park) and the Pacific Ocean. All
schooling, shopping and medical facilities for example primary schools, childcare centres, regional
shopping centres and a state high school) are located either within Mackay CBD or in Sarina 19
kilometers away. The proposal will assist in supporting these local amenities.
The immediate surrounding area contains a number of 800m2 plus residential sites mainly consisting of
single dwelling lots and vacant lots. However, Multiple Dwelling Units (Duplex’s) are now established at
7 and 9 Swan Street illustrating the changes to the urban fabric of Armstrong Beach. Adjacent to the
western boundary of the site, are rural residential allotments flowing onto rural lands. Within the village
of Armstrong Beach however, there are a few medium density allotments consisting of duplexes,
Caravan Park, and Tourist Cabins.
Figure 5.1.1 – Location of site
Extracted from Nearmap
Subject sites
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 18
The character of Armstrong Beach is that of what we have listed above. After careful analysis of the
surrounding land uses, we consider the multiple dwelling unit use for 2 units to not cause any adverse
impact on the surrounding neighbourhood.
The below images illustrate the subject site and surrounding area:
Image 1 – The subject site (taken from Armstrong Beach Road)
Image 2 – Facing north along Armstrong Beach Road. (Subject site located on the left)
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 19
The immediate area surrounding the subject site is made up of a number of residential (village)
allotments, backing on to the subject site as well as larger, rural residential properties, west of the
subject site. The site is within 400 metres of local parks/ reserves, 500 metres from the Pacific Ocean
and beaches and 600 metres from the Armstrong Beach Caravan Park (the local shop). Furthermore,
the site is in close proximity to Sarina where there are such facilities as schools, shopping centres and
sports grounds.
Mackay is also 45km’s away with all the facilities of a large city including regional shopping centres,
parks, public and private schools, large medical facilities including a hospital and the regional Airport.
Public transport routes are located within the immediate vicinity (Please refer to Part 12 – Public
Transport Routes). The local public transport corridor is located within 500 metres of the subject site.
Image 3 – 9 Swan Street, Armstrong Beach (Example of a new Multiple Dwelling (Duplex))
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 20
6.0 – Site Analysis
The predominant features of the subject site are indentified on the ‘Site Analysis’ attached to this report
(refer to Part 7 – Site Analysis).
Image 4 – Location of the subject site
Image 5 – Local Shop at the Armstrong Beach Caravan Park
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 21
7.0 – Previous Approvals
Previous Approvals that have been granted by Mackay City Council for Dual Occupancy or Multi
Dwelling Use in Armstrong Beach:
• Dual Occupancy (Duplex – 2 Units) at 7 Swan Street, Armstrong Beach – DA-2012-370
• Dual Occupancy (Duplex – 2 Units) at 9 Swan Street, Armstrong Beach – DA-2012-408
• Multiple Dwelling (2 Units) at 12 Rasmussen Court, Armstrong Beach – MCUIMP-445/2009
• Armstrong Beach Caravan Park – Approval status unknown
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 22
8.0 – Development Assessment
The following State and Regional Planning mechanisms are applicable to this application.
8.1 – ‘IDAS’ Assessment
In accordance with section 314 of the Sustainable Planning Act 2009, in determining the Impact
Assessable planning application, the Assessment Manager (Mackay Regional Council) must have
regard to:
• The common material; and
• Any development approval for, and any lawful use of, premises the subject of the application or
adjacent premises; and
• Any referral agency’s response for the application;
On this basis, the planning framework and associated provisions that are applicable in this
assessment include:
• Sarina Shire Planning Scheme 2005;
• South East Queensland Regional Plan 2009 - 2031
• State Development Assessment Provisions
• Queensland Development Code Mandatory Parts
8.2 – Sarina Shire Planning Scheme 2005
The Sarina Shire Planning Scheme 2005 is the current, applicable document for planning assessment
for applications. The site is located within the Village Zone (Refer to Figure 8.2.0.1 below). Therefore,
the proposal will be assessed against the following codes in accordance with the Sarina Shire Planning
Scheme 2005:
• Part 4, Zones – Division 9 – Assessment Tables for Village Zone
• Part 4, Zones – Division 10 – Relevant Assessment Criteria for Self Assessable Development
and Assessable Development in the Village Zone
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 23
• Part 6, Assessment provisions for development of a stated purpose or a stated type, Division 16
– Dual Occupancy, Multiple Dwelling and Motel Code
• Part 5, Overlays, Division 2 – Assessment Criteria for the Conservation Overlay
• Part 5, Overlays, Division 6 – Assessment Criteria for the Natural Hazards Management Areas
Overlay.
8.2.1 – Overall Outcomes for Village Zone Code
1. The overall outcomes are the purpose of the Village Zone Code.
Noted.
2. The overall outcomes sought for the Village Zone are the following:
a. The village of Koumala is the rural service centre for the southern part of the
Shire, with commercial activities centrally located on the Bruce Highway (Brown
Street);
Not Applicable – This Application is in the Village Zone of Armstrong Beach.
Figure 8.2.0.1 – Zoning Maps
Extracted from Sarina Planning Scheme 2005
Subject site
Legend
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 24
b. Campwin Beach is a residential community primarily consisting of detached
houses, where residential expansion occurs to the south of Morris Street;
Not Applicable – This Application is in the Village Zone of Armstrong Beach.
c. Grasstree Beach is a predominantly residential community primarily consisting of
detached houses with a small range of local support facilities. Residential
expansion is to the north-west and west of Hillside Drive, but only to the extent
consistent with protection of the coastal landscape, biodiversity and slope
characteristics of this land;
Not Applicable – This Application is in the Village Zone of Armstrong Beach.
d. The town of Grasstree is an historic settlement consisting of detached residential
housing;
Not Applicable – This Application is in the Village Zone of Armstrong Beach.
e. The beachside community of Half Tide provides residential development in close
proximity to the Hay Point coal terminals and some limited local shopping
facilities servicing these areas;
Not Applicable – This Application is in the Village Zone of Armstrong Beach.
f. Salonika Beach accommodates detached housing, a resort/motel and a
retirement village;
Not Applicable – This Application is in the Village Zone of Armstrong Beach.
g. Salonika Beach accommodates detached housing, a resort/motel and a
retirement village;
Not Applicable – This Application is in the Village Zone of Armstrong Beach.
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 25
h. Louisa Creek is the Shire’s most northerly beach community, affected by the
nearby Hay Point and Dalrymple Bay coal terminals. The effective function of
these coal terminals are not compromised by further expansion of residential
development at Louisa Creek particularly higher density residential development
and; progressive purchasing of residential lots in the community continues by the
Ports Corporation of Queensland which is implementing a program of
revegetating vacant blocks;
Not Applicable – This Application is in the Village Zone of Armstrong Beach.
i. The villages are attractive towns that provide a safe, low-key, relaxed lifestyle;
Complies – The proposed Multiple Dwelling units will not detract from the town’s
attractiveness or character and will not jeopardize the safe, low-key, relaxed
lifestyle that Armstrong Beach prefers.
j. Villages are provided with water supply, electricity and roads of an appropriate
standard;
Complies – The subject site is provided with Council reticulated water and a
sufficient sealed road and electricity supply. The subject sites will be connected
to stormwater mains and on site sewer treatment is proposed.
k. New development in the Village Zone is consolidated within existing nodes;
Complies – The subject site is in the centre of new and existing urban
development.
l. Local parks in the villages are provided to serve primarily the local community;
and
Not Applicable – No park will be provided
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 26
m. The natural scenic coastal values and the natural coastal processes are
protected providing an attractive destination for residents and visitors.
Complies – The proposed development does not detract in any way from the
natural scenic coastal values and the natural coastal processes and protects the
character of the area.
The overall outcomes of the Village Zone, support the establishment of Multiple Dwelling Units (2 units)
on the site as the proposed development complies with all applicable overall outcomes. Furthermore,
the table of assessable development for the Village Zone supports Multiple Dwelling Units (2 units) as
an Impact Assessable use of the site (Refer to Figure 8.2.1.1 below).
Further supportive evidence for the proposed use is the compliance with the planning scheme’s density
provisions. Within Part 4, Division 16 – Multiple Dwelling, Accommodation Units and Dual Occupancy
Code, the density of Multi Dwelling Units are not defined within the Urban Expansion Zone, however
within Part 5, Division 10 – Village Zone states that:
The subject site is part of a beachfront village community. Within Armstrong Beach the density is
primarily low with a few sites containing low/medium density style developments. Therefore it could be
stated that the consistent and desirable density for the surrounding area, would be low to medium
density style developments. Within the Village Zone code, density is considered to be a variable as long
as it is compatible with the surrounding area (please refer to Figure 6.2.2.) The proposed Multiple
Dwelling units (2 units) will result in a density on site of 1 dwelling per 807m2. Additionally, the proposal
Figure 8.2.1.1 – Level of Assessment for the proposed use
Extracted from the Sarina Shire Planning Scheme 2005
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 27
will reach a maximum height of one (1) storey (a height to the top of the ceiling of 2.440m) and provide
site coverage of 33.7%, which is considered to be of a scale and intensity that would conform to the
character of the surrounding area and would be supported by Council.
8.3 - Desired Environmental Outcomes
1. The desired environmental outcomes are based on ecological sustainability established by the
IPA and are the basis for the measures of the planning scheme.
Noted
2. Each desired environmental outcome is sought to be achieved to the extent practicable having
regard to each of the other desired environmental outcomes.
Noted
3. The desired environmental outcomes for the local government area are as follows:
a. The overall biodiversity and coastal values of the Shire are maintained, and natural
ecological processes are protected and enhanced;
Complies – The proposed development is wholly contained within an already
subdivided allotment that is clear of all vegetation and does not propose to remove any
further vegetation. The proposed development will have no impact or interfere with
biodiversity and coastal values, nor the natural ecological processes.
b. The Shire's natural resources, including its agricultural soils, fisheries, timber resources
and construction materials, are protected and utilised in a manner that ensures their
ecological and economic values are available for future generations;
Complies – The proposed development is wholly contained within an already
subdivided allotment that is clear of all vegetation and does not propose to remove any
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 28
further vegetation nor interfere with agricultural soils, fisheries, timber resources and
construction materials.
c. Sarina Shire contains a prosperous community with a sustainable industrial and rural
base, with a wide range of employment opportunities due to the diversity of local
industries, including the Port of Hay Point, the Plane Creek Sugar Mill and Distillery,
Jilalan QR maintenance yards, the cane industry and new rural industries, home based
business activities and tourism (particularly at Sarina Beach and Salonika Beach), and
through Sarina Township performing a strong role as the main service centre for the
Shire;
Complies – The proposed development is for Multiple Dwelling Units (2 units) and will
not jeopardise Sarina Town from performing a strong role as the main service centre for
the Shire.
d. Reconfiguration of lots and material changes of use for urban and rural residential
purposes are located where they increase the efficient and sustainable use of existing
infrastructure in terms of water supply, stormwater management and waste disposal and
protects infrastructure (including transport corridors) from inappropriate activities;
Complies – This area of Armstrong Beach has been developed for small residential
housing allotments and as such all available infrastructure has been provided. The
proposed development is located in a village, urban subdivision with provision of town
water, electricity and phone. Stormwater will also be connected to the lawful point of
discharge and all sewerage will be dealt with by on site sewerage facilities.
e. Places of cultural significance in the Shire (Indigenous and non-Indigenous settlement)
are respected, the village character in the Shire settlements is maintained and the
relationship of traditional owners to the land and water resources is recognised;
Complies – All places of cultural significance in the Shire (Indigenous and non-
Indigenous settlement) will not be touched and the proposed development will not
impact on the village character in any way.
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 29
f. Sarina Shire offers a high standard of living with a range of different residential lifestyles
and housing types. New residential (both urban and rural residential) areas are
developed in an efficient and sustainable manner with regard to infrastructure, are
accessible to services provided in established settlements and maintain amenity by
avoiding the establishment of adjacent incompatible land uses;
Complies – The proposed development has been developed to provide Armstrong
Beach with another type of housing choice that will be a sustainable and affordable
solution for the future. The proposal has been developed in a manner to reduce any
impact on the surrounding environment and to be an efficient use of the site. Water,
Electricity and Telephone is provided to the site and sewerage will be treated on site
(Refer to Part 8 – Effluent Disposal Report and Plans). Access to public transport is
available via a bus stop at the front of the property along Armstrong Beach Road. There
is also sealed roads from Armstrong Beach to the town of Sarina, for ease of
accessibility to services.
g. Residents of the Shire and visitors have a high level of access to community services
and facilities, including public transport.
Complies – The proposed development has a bus stop directly out the front of the
property along Armstrong Beach Road.
4. The desired environmental outcomes are supported by the information contained in the Desired
Environmental Outcomes – Supporting Information.
Noted
8.4 – South East Queensland Regional Plan
In accordance with the South East Queensland Regional Plan the proposed development site is located
within the Urban Footprint (Refer to Figure 7.3.1 below).
Town Planning Report for a Material Change of Use (Impact Assessment)
Armstrong Beach Road, Armstrong Beach
The Urban Footprint is defined as follows:
Urban Footprint:
Intent
The Urban Footprint identifies land to provide for the region’s urban development needs to 2026.
Description
The Urban Footprint includes existing urban areas and greenfield areas potentially suitable for future urban development.
It defines the limits of urban development to 2026 through the use of cadastral or other clearly defined boundaries.
The area includes sufficient land to accommodate the full range of acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban open spaces projected to be required over the next 20 years.
Inclusion of land in the Urban Footprint does not imply that all such lands can be developed for urban purposes. The Urban Footprint includes some land not available or appropriate to develop. This
Extracted from Queensland State Mapping
own Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach
The Urban Footprint is defined as follows:
The Urban Footprint identifies land to provide for the region’s urban development needs to 2026.
The Urban Footprint includes existing urban areas and greenfield areas potentially suitable for future
It defines the limits of urban development to 2026 through the use of cadastral or other clearly defined
includes sufficient land to accommodate the full range of acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban open spaces projected to be
n Footprint does not imply that all such lands can be developed for urban purposes. The Urban Footprint includes some land not available or appropriate to develop. This
Figure 7.3.1 – Urban Footprint
Subject site
Extracted from Queensland State Mapping
Units (2 Units) at 41 Page 30
The Urban Footprint identifies land to provide for the region’s urban development needs to 2026.
The Urban Footprint includes existing urban areas and greenfield areas potentially suitable for future
It defines the limits of urban development to 2026 through the use of cadastral or other clearly defined
includes sufficient land to accommodate the full range of acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban open spaces projected to be
n Footprint does not imply that all such lands can be developed for urban purposes. The Urban Footprint includes some land not available or appropriate to develop. This
Legend
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 31
includes national parks, state forests and wetlands. These lands will continue to be protected under state legislation such as the Vegetation Management Act 1999 or local government planning schemes. Land in the Urban Footprint may otherwise be unsuitable for urban development for a range of more local reasons, including constraints such as flooding, land slope, scenic amenity, and protection of biodiversity values of state, regional or local significance.
Local government planning schemes and detailed local structure plans will be the principal instruments for establishing the desired use of land and the preferred timing of development within the Urban Footprint.
The Urban Footprint focuses urban growth in areas that:
! are well located with respect to existing and planned urban infrastructure, activity centres and services;
! promote cohesive communities which support a wide range of services and facilities; ! provide opportunity for redevelopment and infill in existing urban areas; ! are an orderly extension of existing urban areas or support existing centres, including the
region’s smaller townships; and ! have access to existing or planned employment centres.
The Urban Footprint includes some areas designated or already developed for rural residential purposes that are well located with respect to urban services and facilities. Local government is required to review these areas in order to identify potential opportunities to develop or redevelop some of these areas for urban purposes.
The Urban Footprint also takes account of existing urban development, urban and contiguous rural residential land zonings, and forward planning allocations in existing and proposed local government planning schemes as at 31 May 2005.
The site is located within the Urban Footprint of the South East Queensland Regional Plan, it is
considered the development site is suitable for development and is in accordance with the definition of
the Urban Footprint as specified in the South East Queensland Regional Plan 2009 – 2031 (now
referred to as SEQRP).
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 32
8.5 – State Planning Policy 2014
State Planning Policy 2014 for Coastal Environment triggers, see below:
These provisions have been addressed in the Coastal Environment State Planning Code. Please refer
to Part 16 – State Planning Policy Codes.
8.6 – State Development Assessment Provisions
The proposal does not trigger any State Planning Policy Codes.
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 33
8.7 – Public Notification
Public Notification with be undertaken once a response to any Information Request that has been
issued, has been submitted. The Public Notification will be completed by Veronica Ford from SPA
Signs Pty Ltd.
8.8 – Referral Agencies
The application will trigger no concurrence agency or referral agencies.
8.9 – Alternative Solutions
None applicable.
8.10 – Applicable Codes
In accordance with the Sarina Shire Planning Scheme (2005), the following Planning Scheme codes
apply: -
Locality Code and Zoning • Part 4, Zones – Division 9 – Assessment Tables for
Village Zone
• Part 4, Zones – Division 10 – Relevant Assessment
Criteria for Self Assessable Development and
Assessable Development in the Village Zone
Specific Development Codes: • Part 6, Assessment provisions for development of a
stated purpose or a stated type, Division 16 – Dual
Occupancy, Multiple Dwelling and Motel Code
Constraints / Constraint
Codes:
• NHOM1 – Bushfire Hazard Overlay Map – Medium
Bushfire Hazard;
• NHOM1 – Acid Sulfate Soils Hazard Overlay Map –
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 34
5mAHD;
• NHOM3 – Storm Surge Overlay Map
• Part 5, Overlays, Division 6 – Assessment Criteria for
the Natural Hazards Management Areas Overlay
• COM1 – Remnant Vegetation Overlay Map – Of
Concern and Not of Concern
• COM2 – Aquatic Habitat Overlay Map – Coastal
Wetlands Habitat
• Part 5, Overlays, Division 2 – Assessment Criteria for
the Natural Hazards Management Areas Overlay
• Part 5, Overlays, Division 2 – Assessment Criteria for
the Conservation Overlay
The Codes have been addressed and are attached to this application, refer to Part 4 – Planning
Scheme Codes.
9.0 Conclusion
The subject proposal is for a Material Change of Use to establish Multiple Dwelling Units (2 Units). The
proposed development is located at 41 Armstrong Beach Road, Armstrong Beach, being real property
description Lot 7 on SP266405.
As outlined in the report, the proposed development has been assessed against the provisions of all
relevant codes of the Sarina Shire Planning Scheme 2005 relating to this application.
The proposal is generally in keeping with the following codes:
! Locality Code and Zoning;
o Part 4, Zones – Division 9 – Assessment Tables for Village Zone
o Part 4, Zones – Division 10 – Relevant Assessment Criteria for Self Assessable
Development and Assessable Development in the Village Zone
! Specific Development Code;
o Part 6, Assessment provisions for development of a stated purpose or a stated type,
Division 16 – Dual Occupancy, Multiple Dwelling and Motel Code
Town Planning Report for a Material Change of Use (Impact Assessment) for Multiple Dwelling Units (2 Units) at 41
Armstrong Beach Road, Armstrong Beach Page 35
! Constraint Code(s);
! Part 5, Overlays, Division 2 – Assessment Criteria for the Conservation Overlay
! Part 5, Overlays, Division 6 – Assessment Criteria for the Natural Hazards Management
Areas Overlay
The proposal has also demonstrated compliance with:
! Sarina Shire Planning Scheme 2005;
! South East Queensland Regional Plan 2009 - 2031
! State Development Assessment Provisions
! Queensland Development Code Mandatory Parts
It is recommended that Council support of the application is warranted and approval should be granted
subject to reasonable and relevant conditions.
Part 4 – Planning Scheme Codes
Appl
icab
le T
own
Plan
ning
Cod
es
Part
4 ,
Div
isio
n 10
– V
illag
e Co
de
(1)
Not
ed (R
efer
to P
art 3
– T
own
Plan
ning
Ass
essm
ent R
epor
t)
(2)
Not
ed (R
efer
to P
art 3
– T
own
Plan
ning
Ass
essm
ent R
epor
t)
(1)
Com
plie
s - T
he u
se is
for M
ulti
Dwel
ling
Uni
ts w
hich
are
a c
onsi
sten
t use
.
(1)
Not
App
licab
le –
No
inco
nsis
tent
use
is b
eing
app
lied
for.
(1)
a) C
ompl
ies -
The
re a
re n
o si
gnifi
cant
pla
ces o
f Ind
igen
ous o
r non
– In
dige
nous
cul
tura
l her
itage
val
ues o
n th
e su
bjec
t site
. b)
Com
plie
s - T
here
will
be
no a
dver
se e
ffect
s or
impa
ct o
n an
y am
enity
and
pub
lic h
ealth
or s
afet
y as
a r
esul
t of t
he p
ropo
sed
deve
lopm
ent.
All d
esig
n, s
cale
an
d si
ting
of b
uild
ings
is k
eepi
ng w
ithin
cha
ract
er o
f the
sur
roun
ding
are
a an
d al
l sew
age
disp
osal
will
be
trea
ted
on s
ite (R
efer
to
Part
8 –
Effl
uent
Dis
posa
l Re
port
and
Pla
ns).
Ther
e w
ill a
lso
be n
o ac
cess
or p
erm
anen
t or t
empo
rary
acc
ess t
o ar
eas s
ubje
ct to
nat
ural
haz
ards
.
c)
The
prop
osed
dev
elop
men
t will
hav
e an
ons
ite se
wag
e di
spos
al sy
stem
inst
alle
d (R
efer
to P
art 8
– E
fflue
nt D
ispo
sal R
epor
t and
Pla
ns)
d)
Not
App
licab
le –
The
use
is fo
r res
iden
tial p
urpo
ses.
e)
The
Resi
dent
ial D
ensi
ty o
n th
e si
te is
as f
ollo
ws:
- Lo
t Ar
ea (m
2 ) N
o of
Dw
ellin
gs
Uni
ts
Resi
dent
ial D
ensi
ty
7 81
4m2
2 1
per 4
07m
2
The
resi
dent
ial d
ensi
ty is
con
side
red
to c
ompl
y as
Mul
ti dw
ellin
gs a
re s
uppo
rted
in t
he s
chem
e by
s4.
49 c
onsi
sten
t us
es. T
he p
ropo
sed
deve
lopm
ent
has
also
bee
n de
sign
ed to
com
plem
ent t
he s
urro
undi
ng n
eigh
bour
hood
, with
gar
ages
not
dom
inat
ing
the
fron
tage
, min
imal
site
cov
er a
nd o
ne (1
) sto
rey
in h
eigh
t. Bo
th th
e fr
ont a
nd
side
set
back
s ha
ve a
lso
been
incr
ease
d to
red
uce
the
bulk
and
dom
inan
ce o
f th
e pr
opos
ed d
evel
opm
ent
to t
he s
tree
t fr
onta
ge a
nd t
o th
e no
rthe
rn a
nd s
outh
ern
boun
darie
s of t
he si
te.
f) Al
l Effl
uent
Dis
posa
l Sys
tem
s ha
ve b
een
desi
gned
by
CQ S
oil T
estin
g. T
he s
yste
ms
have
bee
n de
sign
ed to
the
corr
ect s
ize
for t
he a
mou
nt o
f was
te g
ener
ated
on
site
and
has
bee
n lo
cate
d to
cau
se n
o in
terf
eren
ce o
r ris
k of
con
tam
inat
ing
grou
ndw
ater
.
g)
The
prop
osed
dev
elop
men
t will
hav
e no
adv
erse
impa
cts
on a
ny ro
adw
ay o
r veh
icle
s us
ing
the
road
way
nor
will
it in
crea
se n
oise
or d
ust g
ener
ated
from
road
us
e.
The
prop
osed
dev
elop
men
t has
als
o be
en d
esig
ned
to c
ompl
emen
t the
surr
ound
ing
neig
hbou
rhoo
d, w
ith g
arag
es n
ot d
omin
atin
g th
e fr
onta
ge, m
inim
al si
te c
over
and
on
e (1
) sto
rey
in h
eigh
t. Bo
th th
e fr
ont a
nd si
de se
tbac
ks h
ave
also
bee
n in
crea
sed
to re
duce
the
bulk
and
dom
inan
ce o
f the
pro
pose
d de
velo
pmen
t to
the
stre
et
fron
tage
and
to th
e no
rthe
rn a
nd so
uthe
rn b
ound
arie
s of t
he si
te.
a)
The
prop
osed
dev
elop
men
t has
bee
n ci
ted
in th
e be
st lo
catio
n fo
r eac
h re
side
nt a
s w
ell a
s th
e re
side
nts
on a
djoi
ning
lots
to e
njoy
thei
r dw
ellin
g by
max
imis
ing
the
acce
ss to
nat
ural
ligh
t and
ven
tilat
ion
and
keep
ing
the
priv
acy
of a
ll re
side
nts
(By
prov
isio
n of
a 1
800m
m h
igh
‘goo
d ne
ighb
our’
fenc
e. T
he a
ppro
pria
te u
se,
type
and
scal
e of
land
scap
ing
also
will
be
used
to in
crea
se b
oth
priv
acy
and
nois
e at
tenu
atio
n.
b)
Not
App
licab
le -
No
fillin
g or
exc
avat
ion
wor
ks w
ill b
e co
mpl
eted
on
site
.
c)
The
prop
osed
dev
elop
men
t will
be
conn
ecte
d to
Cou
ncil’
s re
ticul
ated
wat
er s
uppl
y an
d w
ill h
ave
an o
nsite
sew
erag
e sy
stem
des
igne
d by
CQ
Soi
l Tes
ting
(Ref
er
to P
art
8 –
Efflu
ent
Disp
osal
Rep
ort
and
Plan
s) w
hich
has
bee
n de
sign
ed t
o co
mpl
y w
ith a
ll re
leva
nt S
arin
a Sh
ire P
lann
ing
Sche
me
polic
ies.
The
pro
pose
d de
velo
pmen
t is n
ot c
onst
ruct
ing
any
road
s.
d)
Not
App
licab
le -
The
prop
osed
dev
elop
men
t is n
ot c
onst
ruct
ing
any
road
s.
e)
Each
pro
pose
d dw
ellin
g un
it w
ill h
ave
prov
isio
n of
(2) v
ehic
le c
ar s
pace
s, o
ne w
hich
will
be
loca
ted
with
in a
Sin
gle
Lock
up G
arag
e an
d th
e ot
her
next
to
the
driv
eway
or o
n th
e ro
ad fr
onta
ge o
f eac
h dw
ellin
g un
it. T
his
is th
e re
quire
d nu
mbe
r of c
ar s
pace
s ne
eded
for t
he in
tend
ed u
se (r
efer
to S
ched
ule
3 of
the
Sarin
a Sh
ire P
lann
ing
Sche
me
2005
). Fu
rthe
rmor
e a
sing
le v
isito
r car
spac
e w
ill b
e av
aila
ble
eith
er o
n th
e ro
ad o
r beh
ind
the
gara
ges.
f) Th
e pr
opos
ed d
rivew
ay h
as b
een
desi
gned
to m
axim
ise
safe
ty to
all
resi
dent
s an
d vi
sito
rs to
the
site
, min
imis
e dr
ivew
ay g
radi
ent,
prov
ide
drai
ned
and
seal
ed
and
has
clea
rly m
arke
d ca
r par
king
spa
ces.
All
car p
arki
ng s
pace
s an
d th
e dr
ivew
ay h
ave
been
des
igne
d to
com
ply
with
the
stan
dard
s se
t out
in S
ched
ule
3, p
art
1 an
d pl
anni
ng sc
hem
e po
licie
s 5 a
nd 1
1.
Part
5, D
ivis
ion
6 –
Asse
ssm
ent C
rite
ria
for
the
Natu
ral H
azar
ds M
anag
emen
t Are
as O
verl
ay C
ode
Ta
ble
5.1
8 S
pec
ific
Ou
tco
me
s a
nd
Ac
ce
pta
ble
So
luti
on
s f
or
the N
atu
ral
Ha
zard
s M
an
ag
em
en
t A
rea
s C
od
e
Sp
ec
ific
Ou
tco
mes
Ac
ce
pta
ble
/ P
rob
ab
le S
olu
tio
ns
Co
mp
lie
s
/ D
oes
no
t C
om
ply
E
lem
en
t (i
): L
OT
LA
YO
UT
an
d S
AF
ET
Y
S01
D
eve
lopm
ent m
ain
tain
s th
e s
afe
ty o
f peo
ple
an
d p
rop
ert
y b
y:
(a)
avo
idin
g a
reas
of
Hig
h o
r M
ed
ium
bush
fire h
aza
rd;
or
(b
) m
itigatin
g th
e r
isk thro
ugh:
•
lot
desi
gn a
nd t
he s
iting o
f build
ings;
and
•
incl
udin
g
firebre
aks
that
pro
vid
e
ad
eq
uate
se
tback
s build
ings/
stru
cture
s a
nd h
aza
rdous
veg
eta
tion and
; acc
ess
fo
r fir
e
fightin
g a
nd o
ther
em
erg
ency
vehic
les;
•
pro
vid
ing
ade
qu
ate
ro
ad
acc
ess
fo
r fir
e
fightin
g
an
d
oth
er
em
erg
ency
vehic
les
an
d s
afe
eva
cua
tion; a
nd
• pro
vid
ing
an a
de
qua
te a
nd a
ccess
ible
wate
r su
pply
for
fire f
ightin
g
purp
ose
s.
PS
1.1
T
he
road
layo
ut
pro
vid
es
for
“thro
ugh-
roads”
and
do
es
not
incl
ude
cul-d
e-s
ac
and “
dead
en
d”
roads
(see F
igu
re A
).
PS
1.2
The
solu
tions
iden
tifie
d
for
speci
fic
outc
om
e 1
., A
ppen
dix
5B
, S
tate
Pla
nnin
g
Polic
y 1/0
3
Guid
elin
e-M
itigatin
g
the
A
dve
rse Im
pact
s of
Flo
od
, B
ush
fire a
nd
Landslid
e.
No
t A
pp
licab
le
–
The
pro
pose
d
deve
lopm
ent
does
not
pro
vide a
ny
roads
Co
mp
lies
–
The
pro
pose
d
deve
lopm
ent
Com
plie
s w
ith
App
end
ix 5
B,
Sta
te P
lan
nin
g P
olic
y 1/0
3
Gu
ide
line-M
itigatin
g
the
A
dve
rse I
mpact
s of
Flo
od,
Bush
fire
and L
an
dsl
ide.
Ele
men
t (i
i):
FIR
EB
RE
AK
S
S02
W
here
deve
lopm
ent
invo
lves
reco
nfig
urin
g a
lot, f
ire
bre
aks
must
be
aro
un
d a
nd thro
ug
h th
e d
eve
lopm
ent (w
here
ap
pro
pri
ate
), a
nd m
ust
:
- have
suff
icie
nt
wid
th t
o b
oth
serv
e a
s an e
ffect
ive
fire b
reak a
nd
allo
w c
on
tinuo
us
acc
ess
for
fire f
ightin
g v
eh
icle
s; a
nd
-
be in
secu
re t
enure
an
d m
ain
tain
ed.
PS
2.1
F
irebre
aks
are
pro
vid
ed b
y:
- a minim
um
20m
wid
e c
lea
red r
oad
re
serv
e lo
cate
d b
etw
een t
he d
eve
lopm
ent
site
and s
urr
ou
ndin
g v
egeta
ted la
nds;
or
- road
wa
ys s
itua
ted a
rou
nd
the o
uts
ide o
f th
e d
eve
lopm
ent si
te;
or
- the d
eve
lopm
ent bein
g s
epara
ted f
rom
m
ediu
m/h
igh b
ush
fire h
aza
rd a
reas
by
a
cleare
d b
uff
er
of
1.5
tim
es
the h
eig
ht of
the c
an
op
y; a
nd
PS
2.2
F
ire b
reakin
g tra
ils a
re p
rovi
de
d b
etw
ee
n
the d
eve
lopm
ent si
te a
nd s
urr
ound
ing
ve
geta
ted la
nds
an
d s
uch
tra
ils:
-
have
a m
inim
um
cle
are
d w
idth
of
6
metr
es;
-
have
a m
inim
um
form
ed w
idth
of
4
metr
es;
-
have
a m
axi
mum
gra
die
nt
of
1 in
6
No
t A
pp
lic
ab
le –
The s
ubje
ct s
ite
is
a
cleare
d
site
a
nd
it w
ill
be
a
min
imum
of
15
metr
es
from
th
e
dw
elli
ngs
to the
ne
are
st v
egeta
tion.
(16%
);
- are
const
ruct
ed a
nd m
ain
tain
ed t
o
pre
vent ero
sion
an
d p
rovi
de c
ontin
uous
acc
ess
for
fire f
ightin
g v
eh
icle
s;
- allo
w f
or
vehic
le a
ccess
at
least
eve
ry
200 m
etr
es;
and
- pro
vide p
ass
ing o
r tu
rnin
g a
reas
at
least
eve
ry 4
00 m
etr
es.
Ele
men
t (i
i):
Sto
rm S
urg
e
S03
Life
an
d p
ropert
y is
pro
tect
ed f
rom
the r
isk o
f st
orm
surg
e
PS
3.1
B
uild
ings
or
stru
cture
s are
const
ruct
ed a
t le
ast
a m
inim
um
of
0.3
m a
bove
5.
5.0
AH
D in
coast
al c
om
muniti
es
in t
he
Tow
n Z
one a
s id
entif
ied o
n Z
onin
g M
ap
ZM
3 a
nd t
he V
illage Z
one o
n Z
on
ing
Maps
ZM
1c,
ZM
1d &
ZM
1e
or
0.3
m
abo
ve t
he 1
00 Y
ear
AR
I (in
cludin
g 1
00
Year
AR
I and 5
0 Y
ear
AR
I) id
entif
ied o
n
Ove
rla
y M
ap
NH
OM
3.
Co
mp
lies
-
All
pro
pose
d
dw
elli
ng
units
w
ill
be
const
ruct
ed
at
a
min
imum
of
5.3
m A
HD
.
Ele
men
t (i
ii):
Refe
ren
ce p
oin
ts f
or
iden
tifi
cati
on
of
acid
su
lfate
so
ils
S04
T
he
rele
ase
of
aci
d
and
ass
oci
ate
d
meta
l co
nta
min
ants
in
to
the
envi
ronm
ent is
avo
ided o
r m
anaged.
PS
4.1
R
efe
rence
po
ints
for
identific
atio
n o
f aci
d
sulfa
te
soils
are
no
t dis
turb
ed
wh
en
exc
ava
ting o
r oth
erw
ise r
em
ovi
ng s
oil
or
sedim
ent, e
xtra
ctin
g g
rou
nd
wate
r or
fillin
g
lan
d; or
P
S4.2
T
reatm
ent
and
if
req
uired,
on
goin
g
managem
ent
of
an
y d
istu
rbed a
cid s
ulfa
te
soils
and d
rain
age
wate
rs is
undert
aken.
Co
mp
lies
–
There
w
ill
be
no
dis
turb
ance
of
Aci
d S
ulfa
te S
oils
on
si
te a
s t
here
is
no
in
tentio
n t
o c
arr
y out a
ny
furt
her
Eart
hw
ork
s.
Ele
men
t (i
v):
Ero
sio
n P
ron
e A
reas
S05
S06
The
inte
gri
ty
an
d
stab
ility
of
coast
al
are
as
and
fronta
l du
nes
is
pro
tect
ed
.
Ero
sio
n
pro
ne
are
as
are
to
re
main
unde
velo
pe
d
apart
fr
om
acc
epta
ble
te
mpora
ry
or
relo
cata
ble
st
ruct
ure
s fo
r sa
fety
a
nd
re
creatio
nal p
urp
ose
s.
PS
5.1
W
here
re
config
uring
a
lot
invo
lves
land
w
ithin
ero
sion
pro
ne
limits
id
entif
ied
on
O
verla
y M
ap N
HO
M2
, w
ork
s ass
oci
ate
d
with
re
config
uri
ng
a
lot
are
se
t back
outs
ide th
e e
rosio
n p
ron
e li
mits
identif
ied.
P
S6.1
D
welli
ng
units
are
lo
cate
d
ou
tsid
e
of
ero
sion p
rone l
imits
identif
ied o
n O
verl
ay
Map N
HO
M2.
Co
mp
lies
–
All
dw
elli
ng
units
are
lo
cate
d
outs
ide
the
ero
sion
limits
sp
eci
fied in
Ove
rla
y M
ap N
HO
M2.
Part
6, D
ivis
ion
2 –
Build
ing
Mat
ters
Cod
e
Ta
ble
6.9
Sp
ec
ific
Ou
tco
me
s a
nd
Pro
ba
ble
an
d A
cc
ep
tab
le S
olu
tio
ns
fo
r th
e B
uil
din
g M
att
ers
Co
de
Sp
ec
ific
Ou
tco
mes
Ac
ce
pta
ble
/
Pro
ba
ble
S
olu
tio
ns
C
om
pli
es
/ D
oe
s n
ot
Co
mp
ly
S01
B
uild
ing s
cale
, si
ting a
nd d
esi
gn i
s co
mpatib
le w
ith t
he e
xist
ing c
hara
cter
of
the a
rea
.
PS
1.1
T
he
build
ing
ha
s a
maxi
mum
build
ing
he
igh
t of
2
store
ys o
r 8.5
m w
hic
he
ver
is t
he
less
er;
an
d
PS
1.2
If
the b
uild
ing is
a h
ouse
, th
e b
uild
ing is
set
back
6m
fro
m
the r
oad f
ronta
ge.
Where
on a
co
rner
allo
tment,
or
with
tw
o
stre
et
fronta
ges,
th
e
setb
ack
fr
om
the p
rinci
pa
l ro
ad f
ronta
ge
is 6
m a
nd 4
.5m
setb
ack
to t
he
seco
ndary
ro
ad
fronta
ge.
The
sam
e
road
setb
ack
dis
tance
s app
ly
if th
e
build
ing
is
an
outb
uild
ing;
an
d
PS
1.3
If
th
e bu
ildin
g is
fo
r an
ind
ust
ry u
se,
the b
uild
ing i
s se
t back
not le
ss tha
n:
(i)
10
metr
es
from
m
ajo
r tr
ansp
ort
co
rrid
ors
(s
ee
M
ap
MT
EC
1);
(ii) 6
metr
es
from
an
y oth
er
road
w
hic
h
is
the
pri
nci
pa
l ro
ad
fronta
ge;
(iii)
3
metr
es
from
an
y ro
ad
fronta
ge; a
nd
(iv)
10 m
etr
es
to a
ny
bou
ndary
adjo
inin
g
land
in
th
e
Vill
ag
e
Zone,
Rura
l R
esi
dentia
l Z
one o
r th
e
Resid
entia
l P
reci
nct
o
r th
e
Com
munity
Pre
cinct
of
the T
ow
n
Zone.
Co
mp
lies –
The p
rop
ose
d d
eve
lopm
ent
is a
tota
l of
on
e (
1)
store
y in
heig
ht
or
2.4
4 m
etr
es
to th
e c
eili
ng o
f th
e d
we
lling
. T
he
pro
pose
d
de
velo
pm
ent
com
plie
s w
ith a
ll re
leva
nt
setb
ack
s.
S02
O
n-s
ite p
ark
ing a
ccom
modate
s th
e n
um
ber
and
natu
re o
f ve
hic
les
requ
ired
to s
erv
ice u
ses
on th
e s
ite.
O
n-s
ite p
ark
ing is
pro
vided t
o
standard
s st
ate
d in
sch
edu
le 3
C
om
plies
–
On
site
park
ing
com
plie
s w
ith S
che
du
le 3
part
2.
S03
D
rive
wa
ys,
turn
ing
are
as,
park
ing
and
veh
icle
st
and
ing
are
as
are
desi
gned,
const
ruct
ed
an
d m
ain
tain
ed s
uch
that:
(i)
the g
rad
ient
is s
uita
ble
for
vehic
le p
ark
ing;
it is
eff
ect
ively
dra
ined a
nd s
eale
d;
sp
ace
s are
cle
arl
y m
ark
ed a
nd s
igne
d a
s a
ppro
priate
; and
confli
cts
are
min
imis
ed a
nd
pub
lic s
afe
ty m
axi
mis
ed
.
PS
3.1
Dri
vew
ays
, tu
rnin
g a
reas,
park
ing a
nd v
eh
icle
sta
nd
ing
are
as
are
pro
vid
ed t
o s
tan
dard
s st
ate
d in
sch
edule
3,
part
1.
Co
mp
lies
–
All
dri
vew
ays
and
veh
icle
cr
oss
ove
rs w
ill co
mply
w
ith th
e desig
n
standard
s of
sched
ule
3,
part
1.
S04
B
uild
ings
and
stru
cture
s are
lo
cate
d
to
min
imis
e
impact
s fr
om
natu
ral
dis
ast
ers
incl
ud
ing f
lood
ing
.
PS
4.1
Bu
ildin
gs
and
str
uct
ure
s are
co
nst
ruct
ed
at
least
0.3
m
abo
ve
5.0
AH
D
in
coast
al
com
muniti
es
in t
he T
ow
n Z
one
as
identif
ied
on
Zo
nin
g
Map
ZM
3
and
the
Vill
ag
e
Zon
e
on
Zonin
g
Ma
ps
ZM
1c,
Z
M1d
&
ZM
1e
or
0.3
m
above
th
e
100
Year
AR
I (incl
udin
g
100
Year
AR
I a
nd 5
0 Y
ear
AR
I) i
de
ntif
ied
on
Ove
rla
y M
ap
NH
OM
3
or
0.3
m above
th
e 1 in
10
0 ye
ar
flood e
vent
for
oth
er
part
s of
the
Shir
e.
Co
mp
lies –
The p
rop
ose
d d
eve
lopm
ent
will
be c
onst
ruct
ed
a m
inim
um
of
5.3
m
AH
D.
Part
6, D
ivis
ion
11 –
Mul
ti D
wel
ling,
Dua
l Occ
upan
cy a
nd M
otel
Cod
e
Ta
ble
6.4
5 S
pe
cif
ic O
utc
om
es
an
d P
rob
ab
le a
nd
Ac
ce
pta
ble
So
luti
on
s f
or
the
Mu
ltip
le D
we
llin
g,
Du
al
Occu
pa
nc
y a
nd
Mo
tel
Co
de
S
pe
cif
ic O
utc
om
es
Ac
ce
pta
ble
/
Pro
ba
ble
S
olu
tio
ns
C
om
pli
es
/ D
oe
s n
ot
Co
mp
ly
S01
T
he d
esi
gn o
f th
e b
uild
ing
is
attra
ctiv
e a
nd v
isually
com
patib
le w
ith t
he
chara
cter
of
the lo
cal a
rea.
PS
1.1
Build
ings
are
ori
ente
d t
o
road f
ronta
ges;
an
d
PS
1.2
B
uild
ing
desi
gn
is
consi
stent
with
th
e he
ight,
ro
of
form
, deta
iling
, m
ate
rials
and
colo
urs
of
build
ings
in t
he
loca
l are
a; a
nd
PS
1.3
B
uild
ings
ha
ve
a
maxi
mum
length
of
15 m
etr
es
to
the ro
ad fr
onta
ge.
The fr
ont
of
the
bu
ildin
g
incl
udes
ba
y w
ind
ow
s,
ba
lcon
ies,
ve
randahs
or
wall
off
sets
fo
r art
icula
tion;
and
PS
1.4
Carp
ort
s and g
ara
ge
s are
vi
sually
com
patib
le
with
a
nd
a
subord
inate
e
lem
ent
in
the
build
ing
desi
gn
and
adja
cent
pre
mis
es
in t
erm
s of
heig
ht,
roof
form
, deta
iling
, m
ate
rials
and
colo
urs
; a
nd
PS
1.5
Build
ing h
eig
ht
doe
s not
exc
eed 8
.5m
.
Co
mp
lies –
th
e p
rop
ose
d d
eve
lopm
ent
is
orienta
ted
tow
ard
A
rmst
rong
Be
ach
ro
ad.
Co
mp
lies –
th
e p
rop
ose
d d
eve
lopm
ent
is
consi
ste
nt
and
keepin
g
with
in
chara
cter
of
the
surr
oundin
g
neig
hb
ourh
ood
and
beach
side
co
mm
unity
. C
om
plies –
The p
rop
ose
d d
eve
lopm
ent
site
has
a to
tal f
ronta
ge
of
19.2
75m
. C
om
plies
- A
ll g
ara
ges
are
vi
sua
lly
com
patib
le
with
an
d
a
subord
inate
ele
ment
in
the
bu
ildin
g
desi
gn
and
adja
cent
pre
mis
es
in
term
s of
heig
ht,
ro
of
form
, deta
iling,
mate
ria
ls
and
co
lours
. T
he g
ara
ge h
as
been l
imite
d t
o
one (
1)
vehic
le s
pace
so t
he g
ara
ge w
ill
not d
om
inate
the r
oa
d f
ronta
ge
C
om
piles
–
The
tota
l heig
ht
of
the
pro
pose
d d
eve
lopm
ent
wa
s 2.4
4 m
etr
es
to th
e c
eili
ng.
S02
T
he loca
tion a
nd
desi
gn o
f build
ings
pro
vid
e f
or
ade
qu
ate
pri
vacy,
su
nlig
ht
and v
entil
atio
n.
PS
2.1
Each h
ab
itab
le r
oo
m h
as
eith
er:
(i)
a w
ind
ow
or
door
in o
pp
osi
te
walls
wh
ich m
ay
be
op
en
ed t
o
the o
uts
ide; or
(ii)
opens
direct
ly
on
to
a
vera
nda
h,
ba
lcon
y or
unobst
ruct
ed b
ree
zew
ay
that
is
Co
mp
lies – E
ach
h
ab
itab
le ro
om
has
eith
er
a w
ind
ow
or
door
tha
t opens
up t
o
the o
uts
ide.
a m
inim
um
of
900m
m w
ide
with
a m
inim
um
are
a o
f 2m
2; and
PS
2.2
B
uild
ing
desi
gn
m
axi
mis
es
win
ter
sunlig
ht
from
th
e
east
an
d
nort
h
and
min
imis
es
sum
mer
sun f
rom
the
west
; an
d
PS
2.3
The m
axi
mum
site
cove
r is
60%
; and
P
S2.4
The s
ite h
as
a m
inim
um
are
a o
f 80
0m
2; and
PS
2.5
Win
do
ws
and
do
ors
are
oriente
d t
o th
e f
ront a
nd r
ear
of
the s
ite, a
nd a
ny
sid
e w
ind
ow
s or
vera
ndas
are
scr
eene
d t
o
rest
rict
vie
ws
to o
r fr
om
adjo
inin
g p
ropert
ies
by
the u
se
of
timber
lattic
e s
creens,
fro
sted
gla
ss o
r si
mila
r.
Com
plie
s –
T
he
bu
ildin
g
alig
nm
ent
is
from
Nort
h t
o S
outh
giv
ing t
he b
ack
yard
and
the
dw
elli
ngs
a
maxi
mis
atio
n
of
sunlig
ht
duri
ng
win
ter
an
d
min
imis
es
sum
mer
sun f
rom
the w
est
. C
om
plies –
th
e s
ite c
ove
r is
33.7
%.
Co
mp
lies –
The s
ite is
81
4m
2.
Co
mp
lies
–
All
main
doors
a
nd
w
ind
ow
s are
ori
en
tate
d t
ow
ard
the f
ront
and r
ear
of
the d
welli
ng u
nits
. A
ll sid
e
win
do
ws
will
be f
og
ged
or
scre
ened.
S03
T
he s
etb
ack
of
build
ings
makes
eff
icie
nt
use
of
the s
ite,
pro
vid
es
am
enity
fo
r re
sidents
an
d a
llow
s sp
ace
for
the r
eq
uire
d v
eh
icle
park
ing.
PS
3.1
B
uild
ing
setb
ack
s (incl
usi
ve
of
an
y ve
randa
, balc
on
y an
d
the
like)
from
th
e
stre
et fr
onta
ge
are
as
follo
ws:
Min
imum
princi
pal
road
fronta
ge
setb
ack
(m
)
Min
imum
si
de
se
condary
ro
ad
fr
onta
ge
setb
ack
to
co
rner
stre
et
(m)
4.0
2.0
T
he s
etb
ack
may
be ave
raged
, pro
vid
ing n
o p
art
of
the b
uild
ing
is
set back
less
than
2m
: and
PS
3.2
Where
the r
oa
d f
ronta
ge
setb
ack
of
an a
dja
cent
exi
stin
g
build
ing i
s gre
ate
r th
an 3
m,
the
min
imum
road f
ronta
ge s
etb
ack
of
infil
l de
velo
pm
ent
is t
o b
e t
he
le
sser
of:
Co
mp
lies
- T
he
pro
pose
d
deve
lopm
ent’s
fr
ont
setb
ack
is
as
follo
ws:
F
ront – 5
.5m
C
om
plies
- T
he
pro
pose
d
deve
lopm
ent’s
fr
ont
setb
ack
is
as
follo
ws:
F
ront – 5
.5m
(i)
the s
am
e d
ista
nce
as
one o
r th
e
oth
er
of
the
adjo
inin
g
build
ings,
pro
vide
d
the
diff
ere
nce
betw
een t
he s
etb
ack
s of
the t
wo a
djo
inin
g b
uild
ings
is
less
tha
n o
r e
qua
l to 2
m; or
(ii)
the
ave
rage
of
the
ro
ad
fronta
ge
setb
ack
s of
the
adjo
inin
g
dw
elli
ngs,
if
the
diff
ere
nce
betw
een t
he s
etb
ack
s of
the
adjo
inin
g
build
ing
s is
gre
ate
r th
an
2m
; and
PS
3.3
Where
the r
oa
d f
ronta
ge
setb
ack
s of
adja
cent
exi
stin
g
build
ings
are
0-3
m,
infil
l deve
lopm
ent
is t
o be s
et
back
fr
om
the r
oad f
ronta
ge t
he s
am
e
dis
tance
as
on
e o
r th
e o
ther
of
the a
djo
inin
g b
uild
ings;
and
PS
3.4
W
alls
of
build
ings
inco
rpora
ting
a
hab
itable
ro
om
to
be
set
back
a
min
imum
of
1.5
m
from
sh
are
d
drive
wa
ys,
com
munal
stre
ets
and
visi
tor
car
park
s; a
nd
PS
3.5
Where
tandem
park
ing is
pro
vide
d, th
e c
ar
acc
om
modatio
n is
set b
ack
a
min
imum
of
5.5
m fro
m the r
oad
fronta
ge b
oun
dary
.
Co
mp
lies
- T
he
pro
pose
d
deve
lopm
ent’s
fr
ont
setb
ack
is
as
follo
ws:
F
ront – 5
.5m
C
om
plies
–
All
hab
itab
le
room
s are
se
tback
a m
inim
um
of
1.5
metr
es
to a
ny
com
munal
drive
wa
y an
d
visi
tor’s
car
space
s.
No
t A
pp
licab
le –
There
is n
o r
esid
ents
ta
nd
em
car
park
ing r
equ
est
ed.
S04
D
eve
lopm
ent has
min
imal i
mpact
on n
eig
hb
ouri
ng r
esi
dentia
l am
enity.
P
S4.1
F
or
a
Multi
ple
D
welli
ng
each
d
welli
ng
un
it is
pro
vided
w
ith
a
separa
te
scre
ened
garb
age
bin
are
a
an
d
post
boxe
s w
hic
h
are
ap
pro
pri
ate
ly
desi
gned
and
posi
tioned
fo
r ease
of
use
b
y occ
up
iers
and
serv
ice p
eo
ple
; an
d
PS
4.2
Where
a s
ingle
garb
age
dis
posa
l are
a is
pro
vide
d,
it is
sc
reened
from
vi
ew
a
nd
is
acc
ess
ible
b
y se
rvic
e ve
hic
les;
and
PS
4.3
Clo
thes
dry
ing a
rea
s are
not
visi
ble
fro
m the s
treet; a
nd
PS
4.4
Pote
ntia
l so
urc
es
of
nois
e
such
as
air-c
onditi
on
ing
units
Co
mp
lies –
Each
pro
pose
d d
welli
ng u
nit
is
pro
vide
d
with
a
sep
ara
te
scre
ene
d
garb
age b
in a
rea a
nd
post
boxe
s N
ot
Ap
plic
ab
le –
Bin
sto
rage a
reas
will
not sh
are
d.
Co
mp
iles -
The c
loth
es
dry
ing a
reas
are
not
visi
ble
fro
m the s
treet.
and t
he li
ke a
re in
sula
ted.
C
om
plies –
All
air c
ond
itioned u
nits
will
be a
ppro
priate
ly in
sula
ted a
nd
posi
tioned
so
to
not
cause
a
ny
inte
rfere
nce
or
impact
on the a
djo
inin
g n
eig
hbo
urs
.
S05
O
pen s
pace
pro
vid
ed o
n t
he s
ite m
ust
meet
use
r re
qu
irem
ents
for
priva
cy,
acc
ess
, outd
oor
act
iviti
es,
landsc
ap
ing,
cloth
es
dry
ing
and
sto
rag
e n
eeds,
and t
ake a
dva
nta
ge o
f outlo
ok, natu
ral f
eatu
res
and s
unlig
ht an
d b
ree
zes.
PS
5.1
R
oa
d
fronta
ges,
apart
fr
om
ve
hic
le
and
ped
est
rian
acc
ess
poin
ts,
are
use
d
for
lan
dsc
apin
g
and
recr
ea
tion
al
are
as
to
a
min
imum
w
idth
of
3m
; and
PS
5.2
T
he la
ndsc
ape
d are
a is
kept
clear
of
all
obst
acl
es
such
as
cloth
es
ho
ists
, dri
vew
ays
, park
ing s
pace
s and r
ece
pta
cles;
and
PS
5.3
Pri
vate
ope
n s
pace
for
a
Multi
ple
Dw
elli
ng a
t gro
und
leve
l has
a m
inim
um
are
a o
f 2
0%
of
the
site
are
a
with
a
min
imum
dim
ensi
on o
f 3m
; and
PS
5.4
Pri
vate
ope
n s
pace
for
a
Multi
ple
D
welli
ng
for
each
gro
un
d
leve
l d
welli
ng
un
it in
clu
des
an are
a co
mprise
d of
25m
2
with
a
m
inim
um
dim
ensi
on o
f 4m
; and
PS
5.5
Pri
vate
ope
n s
pace
for
a
Multi
ple
D
welli
ng
for
each
d
welli
ng u
nit
ab
ove
gro
und
le
vel
is
pro
vid
ed
in
the
form
of
a
balc
on
y or
ba
lcon
ies
ha
ving
a
min
imum
are
a
of
10m
² and
a
min
imum
dim
ensi
on o
f 2m
with
direct
acc
ess
fro
m a
main
liv
ing
room
of
the d
welli
ng u
nit;
and
PS
5.6
Pri
vate
ope
n s
pace
for
a
Mote
l is
pro
vided i
n t
he f
orm
of
a m
inim
um
are
a o
f 35m
2 w
ith a
m
inim
um
dim
ensi
on o
f 2.5
m f
or
each
unit;
an
d
PS
5.7
Pri
vate
ope
n s
pace
for
a
Mote
l fo
r each
unit
above
gro
un
d l
eve
l is
pro
vided
in t
he
fo
rm o
f a b
alc
on
y or
ba
lconie
s havi
ng a
min
imum
are
a o
f 8m
² and
a
min
imum
dim
ensi
on
of
Co
mp
lies –
All
part
s of
the
road
fro
nta
ge
exc
ept
for
the
acc
ess
po
ints
a
nd
drive
wa
y is
use
d
for
lan
dsc
apin
g
an
d
has
a m
inim
um
wid
th o
f 3.0
metr
es.
C
om
plies –
The lan
dsc
ape
d a
rea w
ill b
e
free o
f all
obst
acl
es.
C
om
plies
–
The
pro
posed
units
w
ill
have
a
min
imum
of
165m
2
of
Priva
te
Open S
pace
with
a m
inim
um
dim
ensi
on
of
9 m
etr
es.
C
om
plies
–
The
pro
posed
units
w
ill
have
a
min
imum
of
165m
2
of
Priva
te
Open S
pace
with
a m
inim
um
dim
ensi
on
of
9 m
etr
es.
N
ot
Ap
pli
cab
le.
No
t A
pp
licab
le
No
t A
pp
licab
le
2m
w
ith
direct
acc
ess
fr
om
a
main
livi
ng r
oom
of
the u
nit;
and
PS
5.8
S
olid
sc
reenin
g
is
pro
vide
d t
o p
riva
te o
pe
n s
pace
are
as
to
a
heig
ht
of
1.8
m
to
ensu
re pri
vacy
of
the use
rs of
the o
pen
space
; and
PS
5.9
O
n- s
ite op
en sp
ace has
nort
h o
r nort
h-e
ast
ern
exp
osu
re.
Co
mp
lies
–
A
solid
tim
ber
1.8
m
etr
e
hig
h f
ence
will
be c
onst
ruct
ed o
n e
ach
boun
dary
of
the s
ite a
s w
ell
as
all
Priva
te
Open S
pace
are
as
to in
cre
ase
pri
vacy
leve
ls.
Co
mp
lies –
The p
riva
te o
pen s
pace t
o
each
u
nit
has
nort
h
or
nort
h-e
ast
ern
exp
osu
re.
S06
S
ite
pla
nnin
g
and
build
ing
desi
gn
maxi
mis
es
casu
al
surv
eill
ance
a
nd
resi
dents
’ secu
rity
.
PS
6.1
B
uild
ings
that
are
adja
cent
to p
ub
lic o
r co
mm
unal
stre
ets
or
public
space
ha
ve a
t le
ast
o
ne
hab
itable
ro
om
’s
win
do
w w
ith a
n o
utlo
ok t
o t
hat
are
a; a
nd
PS
6.2
Lig
htin
g i
s pro
vid
ed
to a
ll pedest
rian
path
s b
etw
een p
ub
lic
and s
hare
d a
reas,
park
ing a
reas
and b
uild
ing
en
trie
s.
Co
mp
lies –
The p
ropose
d d
welli
ng u
nits
w
ill
each
ha
ve
a
bedro
om
s w
ind
ow
s
faci
ng to
ward
Arm
stro
ng B
each
Ro
ad.
Co
mp
lies -
Appro
pri
ate
lig
htin
g w
ill be
in
sta
lled o
n t
he d
rive
wa
y a
nd o
uts
ide t
he
fr
ont
door
to
maxi
mis
e
safe
ty
to
the
re
sidents
and
the
ir g
uest
s.
S07
H
abita
ble
space
s do n
ot
dir
ect
ly o
verl
ook d
we
llings o
r habita
ble
room
s on
adja
cent
lan
d.
PS
7.1
W
here
habita
ble
ro
om
w
ind
ow
s d
irect
ly f
ace
hab
itable
ro
om
w
indo
ws
in
an
adja
cent
dw
elli
ng
with
in
2m
at
gro
und
le
vel
or
9m
at
leve
ls
above
gro
un
d
leve
l, pri
vacy
is
pro
tect
ed
by:
(i)
sill
he
ights
a
min
imum
of
1.5
m a
bove
flo
or
leve
l; or
(ii) f
ixed o
paqu
e g
lazi
ng i
n a
ny
part
of
the w
indo
w b
elo
w 1
.5m
abo
ve f
loor
leve
l; or
(iii)
fix
ed e
xtern
al s
creens;
or
(iv)
if
at
gro
und
floor
leve
l, fe
nci
ng
to
a
min
imum
1.5
m
abo
ve g
roun
d f
loor
leve
l; a
nd
PS
7.2
Where
scr
eenin
g o
f deck
s and b
alc
onie
s is
requ
ired
, it
is o
f so
lid
transl
uce
nt
scre
en
s,
or
perf
ora
ted
pa
ne
ls
or
trelli
s th
at
are
perm
anent
and
dura
ble
an
d
have
a
maxi
mum
of
25%
open
ings.
No
t A
pp
lic
ab
le –
No a
dja
cent
dw
elli
ngs
hab
itab
le r
oom
s are
with
in 2
.0 m
etr
es
at
gro
un
d l
eve
l of
an
y hab
itable
room
s of
the p
ropose
d d
welli
ngs.
N
ot
Ap
plic
ab
le –
There
is
no d
eck
that
requires
scre
en
ing.
S08
S
ite d
esig
n in
corp
ora
tes
landsc
apin
g in
a m
anner
that:
(i)
main
tain
s th
e v
isu
al a
menity
and c
hara
cter
of
the s
urr
oundin
g a
rea;
P
S8.1
Lan
dsc
apin
g is
est
ablis
he
d to t
he s
tand
ard
s C
om
plies
–
All
landsc
ap
ing
has
been
desi
gned
to
the
sta
nd
ard
s st
ate
d
in
(ii) d
oes
not
decr
ease
the
safe
ty o
r se
curi
ty o
f pedest
rians;
(iii)
ass
ists
mic
rocl
imate
managem
ent to
conse
rve e
nerg
y; a
nd
(iv)
is e
stab
lishe
d to
conse
rve w
ate
r usa
ge.
state
d in
pla
nn
ing s
chem
e
polic
y 2; a
nd
PS
8.2
Fe
nce
s are
of
open
const
ruct
ion w
ith a
min
imum
of
15%
bre
eze
penetr
atio
n w
hen
more
solid
const
ruct
ion is
not
need
ed t
o a
ssis
t in
nois
e
miti
gatio
n; a
nd
PS
8.3
Tre
es
and
oth
er
veg
eta
tion a
re s
ele
cte
d a
nd
loca
ted to
pro
vide a
s m
uch
sh
ade a
s poss
ible
in s
um
mer,
both
on-s
ite a
nd o
n-s
treet
with
out sh
adin
g n
ort
h f
aci
ng
win
do
ws
in th
e w
inte
r; a
nd
P
S8.4
Lan
dsc
apin
g p
rom
ote
s le
gib
ility
by
defin
ing e
ntr
an
ces
and p
ath
wa
ys;
an
d
PS
8.5
Lan
dsc
apin
g is
desi
gned
to
min
imis
e o
pport
uniti
es
for
conce
alm
ent b
y in
corp
ora
ting
trees
with
cle
an tru
nks
to a
heig
ht
of
at le
ast
1.8
m a
nd lo
w
pla
ntin
g o
f sh
rubs
and
gro
un
dco
ver
to a
maxi
mum
heig
ht
of
0.7
5m
; and
PS
8.6
Lan
dsc
apin
g
inco
rpora
tes
the r
ete
ntio
n o
f si
gnifi
can
t exi
stin
g v
egeta
tion
where
poss
ible
.
Pla
nn
ing
sch
em
e, P
olic
y 2
. C
om
plies -
All
bo
und
ary
fence
s w
ill b
e
1.8
m
etr
e
hig
h
go
od
ne
igh
bour
styl
e
fenci
ng.
Co
mp
lies
–
Ple
ase
re
fer
to
Part
6
- Landsc
ap
e P
lan.
Co
mp
lies
–
La
ndsc
ap
ing
defin
es
the
entr
ance
s to
each
pro
po
sed
dw
elli
ng
unit.
C
om
plies
–
Ple
ase
re
fer
to
Part
6
- Landsc
ap
e P
lan.
Co
mp
lies – A
ll exi
stin
g ve
geta
tion w
ill
be r
eta
ined.
S09
B
uild
ings
and
str
uct
ure
s are
loca
ted t
o m
inim
ise im
pact
s fr
om
natu
ral
dis
ast
ers
incl
ud
ing f
lood
ing
and b
ush
fires.
PS
9.1
Bu
ildin
gs
or
stru
cture
s are
const
ruct
ed
at
least
0.3
m
abo
ve 5
.0A
HD
in c
oast
al
com
muniti
es
in th
e T
ow
n Z
one
as
ide
ntif
ied o
n Z
on
ing M
ap
ZM
3 a
nd t
he V
illage Z
one o
n
Zonin
g M
aps
ZM
1c,
ZM
1d &
Z
M1e o
r 0.3
m a
bo
ve t
he 1
00
Year
AR
I (i
ncl
udin
g 1
00 Y
ear
AR
I a
nd 5
0 Y
ear
AR
I) id
entif
ied
on O
verla
y M
ap N
HO
M3
or
0.3
m a
bove
th
e 1
in 1
00 y
ear
flood e
vent fo
r oth
er
part
s o
f th
e
Shir
e; a
nd
PS
9.2
Bu
ildin
gs
or
stru
cture
s are
set b
ack
10m
fro
m e
xist
ing
re
mnant ve
geta
tion
.
Co
mp
lies –
The p
rop
ose
d d
eve
lopm
ent
will
be c
onst
ruct
ed
a m
inim
um
of
5.3
m
AH
D.
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