Development Application Material Change of Use … INFORMATION REPORT Development Application –...

SUPPORTING INFORMATION REPORT Development Application –

Material Change of Use (Vehicle Hire Premises) for

Europcar Australia (Mackay)

Project Number: 3586 Reference: R-ALS0027 Date: April 2013

tracyh

Received (Manual Date)

TABLE OF CONTENTS

APPENDIX A EMR and CLR Search Documentation

APPENDIX B Property Title Record Search

APPENDIX C 2004 Approval Documentation

APPENDIX D Site Plans

APPENDIX E Onsite Operations Plans

APPENDIX F Site Photos (April 2013)

tracyh

Received (Manual Date)

“Applicant” Europcar Australia (Mackay)

“CBD” Central Business District

“Planning Scheme” Mackay City Planning Scheme 2006

“CLR” Contaminated Land Register

“Council” Mackay Regional Council

“DEO” Desired Environmental Outcomes

“EMR” Environmental Management Register

“IDAS” Integrated Development Application System in accordance with

Chapter 6 of SPA

“MCU” Material Change of Use

“SPA” Sustainable Planning Act 2009

“SPR” Sustainable Planning Regulation 2009

This Report has been prepared as Supporting Information for a Development Application

by Europcar Australia (Mackay) for a Material Change of Use for Vehicle Hire Premises

on land located at 165-167 Boundary Road East, Paget (Mackay) and described as 175

Boundary Road East for trading purposes through the business operations of Europcar

Australia.

This Report sets out in detail the following:

The Site

Previous Approvals

The Proposal

Supporting Information Reports

Sustainable Planning Act 2009 provisions

Mackay City Planning Scheme 2006 Provisions

Recommendations and Conclusions

Site Descriptions

The land the subject of this Development Application is described as part of Lot 7 on

RP735536, and is located at 165-167 Boundary Road East, Paget (Mackay) as detailed

on Council’s MiMap system. The location of the site is shown on Figure 1 – Locality

Plan.

The site is identified as being located in the Industry (High Impact) Zone of the (former)

Mackay City Planning Scheme 2006, the Planning Scheme. Further to this, the site is

located within the Mackay Frame Locality and the Pioneer River (Urban) Planning

Precinct.

The whole site has an area of 5,278m2 and has frontage to Boundary Road East for a

distance of approximately 100m. The portion of the site which is subject to this

Application has an area of approximately 1690.5m2 and a frontage to Boundary Road of

approximately 34.5m2 as per the historical building records and the existing form of the

site (where the property has three separate tenancies/sheds but is still listed as one

property).

That part of the site subject to this Application is currently occupied by the Europcar

Australia business operations. This Application acts to remedy a Show Cause Notice

issued to the Applicant on 19 March 2013 by Council’s Development Compliance officer.

Figure 1 – Locality Plan.

The property is not listed on DEHP’s EMR, nor is it listed on the CLR (Please refer to

Appendix A).

The Applicant leases part of the property from the land owner. Arthur Brady Pty Ltd

(Trustee) owns the land in Fee Simple. Please refer to the Title Search attached at

Appendix B. The lease arrangement includes the building (shed) at the east of the

property, the apron between the shed and the adjoining shed in the middle of the

property (leased separately to another tenant) and the space up to the external wall of

the neighbouring structure.

*Note* According to the Applicant’s business operations, the site is located at 175

Boundary Road East, Paget. For the purposes of this Development Application, the site

location will be detailed as 165-167 Boundary Road East, Paget, to remain consistent

with Councils’ records.

Site Topography

The State Government Regional Ecosystem and Remnant Map – V6.1 identifies that the

site does not contain any vegetation of significance (i.e. non-remnant). Further, the

Regrowth Vegetation map – V2.1 does not identify any assessable vegetation or

regrowth triggers. The fall of the site drains to the north of the site and out of the

driveway to a legal point of discharge.

Regional Context

Mackay is located at the northern end of the Central Queensland region on the eastern

coast of Queensland, about 800 kilometres north of Brisbane. The region has

predominantly been known for its resource production (historically sugar); however is,

now also widely recognised as a coal producer. The region is also a popular tourist

destination and serves as a gateway to the Whitsunday Islands.

Local Context

The subject site is located South-West of the Mackay CBD, within the Paget Industrial

area and within proximity to the Mackay Airport. The immediate surrounding locality is

generally typified by other industrial scale development, such as warehousing and bulk

storage facilities. Many of the mining contract businesses have premises within the

Paget Industrial area.

Properties adjoining the site are also zoned Industry (High Impact) while those directly

across Boundary Road East are zoned Industry (Low Impact). West of the site, across

Milton Street, a large selection of allotments are zoned Rural.

Town Planning Development Permit DA-2004-151 – July 2004 (IPA)

On 30 July 2004, Mackay City Council issued a Decision Notice (Approval with

Conditions) for a MCU – Extension of Existing Use (Bulk Store).

This Approval was not enacted (i.e. the extension was built) and is now expired in

accordance with the provisions of the former Integrated Planning Act 1997. However, it

does indicate that the primary use on the site is Bulk Store, which demonstrates the

need for a new MCU Development Permit to be issued for the operation of a Vehicle

Hire Premises on the site.

A copy of the July 2004 approval is attached at Appendix C.

The Application acts to rectify the existing illegal operation of a Vehicle Hire Premises on

the site without an effective Development Permit. The Applicant has been issued a Show

Cause Notice from Mackay Regional Council dated 19 March 2013.

The proposed development does not involve any building work or physical changes on

the site. The business operates on the site using the existing approved

buildings/structures as per the historical approval on the site. In its current form, the

business operates as a “wash facility” to support the primary business for the Europcar

Mackay operations, at the Mackay Airport. The site was chosen due to its proximity to

the airport and also doubles as a secondary office to conduct car rentals. A small office

is located within the shed.

A copy of the existing Site Plan is included at Appendix D. Site photos of the existing

use are attached at Appendix F.

In regards to this Application, it is understood that the primary reason for the Show

Cause Notice was the parking and storage of vehicles on and off the site. The Applicant

acknowledges this non-compliance and is prepared to update the site

management/operations manual to ensure that no vehicles are parked on Council verge

or across the road on median strips. However, given the nature of the Industry (High

Impact) Zoning, the Applicant will continue to park/store vehicles on the property,

particularly during the off peak season, where there is a marked decrease in the demand

for hire vehicles.

To provide certainty to Council, plans have been included in this Application to

demonstrate how the vehicles are stored on the site from Friday through Sunday storage

periods. It is expected that the maximum number of vehicles stored on site will be 52

vehicles (where an average indicates that this is more likely to be around 20 vehicles).

An additional plan is also provided to demonstrate the general on-site flow of vehicles

during business hours (Monday-Friday) for the purposes of demonstrating vehicle

manoeuvring on site. (Please refer to Appendix E).

The business operations on site include the following elements:

The Boundary Road East business operations act as an “over flow” location for

the primary Europcar business operations at the Mackay Airport;

The subject site is primarily used for the washing of hire cars; Vehicles for Hire

are kept at the property using existing parking provisions and also using the hard

stand concrete area over weekend periods for bulk parking/storage of vehicles in

a “nose-to-tail” format;

Administration and ancillary office within existing building

Wash down bay/s internal to the shed (approved separator and trade waste

permit)

Dry wash areas for vacuuming vehicles

Hard stand concrete area for parking and weekend storage of overflow vehicles

from the Mackay Airport hire business

Access and Parking

Clientele Access

The parking facilities for Clientele are located at the front of the building. It is noted that

there is not a high volume of visitor/Clientele traffic to the site.

Regardless, this area of the site acts as an ideal location for drop off/pick up (usually by

taxi or airport transfer) to collect vehicles from the site. In addition to being the visitor

drop off/pick up area on the site, this space will act as the turning area for vehicle

manoeuvring, which is particularly important for this site with regards to the weekend

storage of vehicles on the site. Please refer to Appendix E for plans showing the

movement/turning circle patterns for the site. It is understood that Council may require

the visitor parking spaces (and area in the front of the building) to be made available at

all times for visitor parking and to enable vehicles to enter and exit the site in a forward

gear by allowing sufficient room for manoeuvring of vehicles on site when necessary.

While this is accepted in principle, the Applicant requests that this requirement not be

made applicable over the weekend storage period, where the site is (at times)

maximised for its parking capacity which includes some of this front area.

The existing parking provision is adequate to satisfy the anticipated requirements for the

proposed activities on site.

Vehicle Parking

Following discussions with Europcar Australia representatives, it is anticipated that a

maximum of 15 vehicles are on the site at any one time during normal business hours

i.e. Monday to Friday (8:30am – 5:00pm). Only 2 staff car parking spaces are required

(maximum of 3 staff), both of which are located inside the shed. For the weekend period

(Friday to Sunday), an average of 40 vehicles are idle within the entire business,

including the Airport operations. This would mean, on average, that 20 are parked at the

Boundary Road East property, while 20 are parked at the Airport.

On Friday afternoons, cars are parked up for storage over the weekend and will

generally be arranged using the shed space and the cement apron between the shed on

the subject site and the adjoining building to the west. A maximum total of 52 vehicles

can be located on the site for storage purposes with parking arrangements detailed on

the plans at Appendix E. Please note this is a maximum capacity for the site and the

actual amount of cars parking on the site for the weekend period is more often lower

than this number, approximately 20 vehicles on the site on average.

For the purposes of this Application, it is requested that the upper limit be approved to

allow for fluctuations in vehicles numbers on site according to business operations.

On-Site Management and Procedures

The office hours for the Boundary Road East Europcar facility are 8:30am until 5:00pm

Monday to Friday; however, the wash is operational to meet the business needs at the

Airport facility (the main business facility). Therefore, the washing facility is made

available 7 days a week but is only accessed as needed over the weekend period. This

is not considered an issue of concern where the site is located within the Industry (High

Impact) zone as business operations are permitted 24 hours a day, 7 days a week in this

zone.

There are 3 permanent staff working out of the Boundary Road East location and 4

permanent staff at the Airport location. Staff parking for the Boundary Road East

location is inside the shed, and is generally only 2 vehicles at any one time.

The busiest period per month (based on last year’s figures – tables to follow) for

turnarounds on vehicles are:

564 movements “in” (Airport – Boundary Road East – Airport);

521 movements “out” (Airport – out)

Peak rental days are Mondays and Tuesdays, and includes approximately 55 vehicle

movements. The days of lowest utilisation are Thursday and Friday (drop off in rental

demand for weekends).

The car washing facility is arranged so that all vehicles can enter and exit the property in

a forward gear. This is carried out in a circuit format, where the vehicles are able to

enter the shed at the front of the property for washing, drive (still inside the shed) to the

rear of the shed for dry washing (vacuuming), and exit the shed at the south-west end of

the site to then drive back down the cement apron at the western side of the site, facing

the street. Vehicles are either parked/stored here for pick-up/drop-off or taken back to

the airport by Europcar staff. Please refer to Appendix E for a demonstration of the

operations cycle for the washing facility on site.

The Sustainable Planning Act 2009 (SPA) provides the framework for the preparation of

Planning Schemes and the assessment of Development Applications. The Sustainable

Planning Regulations 2009 specify the triggers for Development Applications that must

be referred to various State agencies for assessment in accordance with the regulations.

Assessment Manager

In accordance with Schedule 6, Table 1, Item 1 of the Sustainable Planning Regulations

2009, Mackay Regional Council is the Assessment Manager for the Development

Application.

Referral Agencies

Schedule 7 of the Sustainable Planning Regulations 2009 outlines the triggers for

referral of a Development Application. In this instance, there are no referral agencies

identified.

Planning Scheme for Mackay

The Planning Scheme for the (former) Mackay City Council area divides the local

government area into four localities which are further divided into zones. The Planning

Scheme also contains various overlays including acid sulphate soils, character heritage

protection and development in the vicinity of Mackay Airport, which can be made

applicable to development applications. Codes for a stated purpose or development of a

stated purpose form the basis of requirements for self-assessable and assessable

development.

Part 3 of the Planning Scheme sets outs the Desired Environmental Outcomes (DEOs)

expected to be achieved by the Scheme. Each DEO is supported by strategies which

are designed to help achieve the respective DEO. It is acknowledged that the

interrelationships of the DEOs is such that each will only be achieved to the extent

possible having regard to the competing interests of the DEOs. Desired Environmental

Outcomes relevant to this development proposal include:

Table 2: Desired Environmental Outcomes

DESIRED ENVIRONMENTAL OUTCOME DEVELOPMENT RESPONSE

Economic Development

Diverse employment opportunities are available in accessible locations both north and south of the Pioneer River, and include home-based businesses, business ‘incubators’, technology centres and the like

The operation of a Vehicle Hire Premises at the subject site promotes employment opportunities and maintains a level of commercial business operation within the context of the Mackay Airport area with links to both the industrial area of Paget as well as the CBD of Mackay

The continued development and lawful operations of the Port of Mackay and the Mackay Airport are facilitated and their operational efficiency protected by:

a) Limiting development on land directly affected by Seaport and Airport operations; and

b) The inclusions of buffers on adjoining land to mitigate potential impacts of Port and Airport operations

The operations on the subject site are mindful of the Mackay Airport and actually depend on business generated from the Airport for vehicle hire purposes. The location of the business at this site is key to its continued success within the region.

Operational efficiency of industrial land, The proposed development recognises the

particularly for major industries, is protected by:

a) Retaining such land primarily for the establishment of industrial activities and related services;

b) Encouraging new industrial activities in designated industrial locations on the basis the necessary infrastructure is available or can be made available efficiently and equitably;

c) Retaining the major industrial areas free from the constraining effects of inappropriate or sensitive activities either within or adjacent to such areas; and

d) Servicing with safe and effective transport infrastructure, such as the sea port, the airport, the rail network and the State and national highway system

industrial nature of the surrounding area and is considered an appropriate land use where it is listed as Code Assessable within the zoning tables.

Infrastructure and Urban Growth

The pattern and rate of urban development meets, in a timely manner, the needs of the Mackay community with respect to housing, commercial services, industrial activities, recreation and cultural pursuits, and includes the efficient provision and use of urban infrastructure

The use of the subject site for a Vehicle Hire Premises will not adversely affect existing infrastructure services in the locality. The use has been operating in the area for 9+ years. The business owners were unaware of the need for a Development Permit and the matter is being rectified through this Development Application.

Mackay Frame Locality Code (Division 7)

To comply with the purpose of the Mackay Frame Locality Code, development is

required to comply with the Specific Outcomes for this Code. The proposal’s compliance

with the relevant provisions of the Mackay Frame Locality Code is detailed in the

following Table 7.2.1.

Table 7.2.1: Mackay Frame Locality Code

Specific Outcome Development Compliance

Assessable Development

P1 Commercial development is located in the commercial zone and does not detract from the network of centres referred to in the Desired Environmental Outcomes.

While the use of the site for a commercial development (car hire) is not within a commercial zone, the use is considered appropriate for the site and does not detract from the network of centres referred to in the Desired Environmental Outcomes.

P2 Residential development where residential use is the predominant activities (as distinct from farming for example) occurs on land located within the Village zone, Urban Residential zone and the Rural Residential zone

Not applicable to this development application

P3 Tourist development sites generally exhibit a number of the following characteristics:

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

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

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

(iv) land suitable in its physical characteristics to accommodate the form, scale and intensity of development proposed without imposing unnecessary or unacceptable impacts upon the surrounding area; or

(v) are not located within established residential areas or accessed only via residential street.


P4 Land uses adjacent to industrial areas and key extractive resources areas which are incompatible with those areas include a buffer which mitigates any adverse impacts from the industrial use on the new use

Not applicable where the site is actually within an industrial area. Regardless of this, the use is not considered to be inconsistent with the adjoining/surrounding uses.

P5 Residential development on land zoned for residential uses, adopts or creates new traffic and transport systems which:

(i) are based on the hierarchy of roads;

(ii) are appropriate to the transport and traffic tasks required by the proposed development, having regard to its scale, intensity and character;

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

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

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


P6 Rail infrastructure corridors in the City are protected from the constraining effects

Not applicable

of proximate, sensitive land uses by seeking buffers, acoustic screens or other forms of physical separation. Where development occurs in close proximity to a rail corridor, appropriate mitigation measures in the design and siting of buildings and recreation space are provided

P7 New uses and development within the rail corridor, including rail freight yards, stations and shunting yards, has regard for the environmental impacts upon adjacent and adjoining properties.

Not applicable

P8 The network of cane tramways throughout the City is protected from the effects of incompatible development. New estate development for urban residential, rural residential or village purposes is planned to minimise the potential for tramway traffic to conflict with vehicular, bicycle or pedestrian traffic through a combination of careful design and maintaining adequate buffers or separations.

Not applicable

P9 New development is serviced by the full range of urban infrastructure in an orderly, efficient and equitable manner as established in the priority infrastructure plan.

This is not a new development, however, the site is serviced by the relevant infrastructure.

P10 Land fronting the Bruce Highway has

limited direct access, if any, to the highway

in accordance with the requirements and

specifications of the Department of Main

Roads.

Not applicable where the site does not front

the Bruce Highway

P11 The route of the possible future Port Access corridor linking the industrial areas of the City with the Mackay seaport is preserved.

The development does not compromise the possible future Port Access corridor.

P12 The use and development of port land subject to freehold lease or similar title, or land adjacent to the airport, includes mechanisms to minimise, mitigate and manage any environmental impacts on the freehold land which may arise from the port operations.

Not applicable

P13 The operational efficiency of the major road transport routes serving the Mackay seaport, the airport, the railway and the Paget industrial area is maintained by:

(i) ensuring adequate buffers or separations between noise and traffic sensitive activities and these major routes; and

(ii) planning development according to the road hierarchy illustrated on the Information

The use of the site as a Vehicle Hire Premises is not considered to impact upon the efficiency of the major road transport routes servicing the immediate area.

Map – Key Infrastructure P14 Open space areas are protected from the adverse affects of development through:

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

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

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

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

The built form on the site will not change as a result of this Application. The proposed Vehicle Hire Premises can be accommodated within the existing structures. It is not considered relevant or reasonable to retro-fit changes to the site where the business is on a lease arrangement with the owner of the land.

P15 Open space and recreation areas are preserved by providing that development of land in proximity to high use areas (e.g. the racecourse at Ooralea) is designed and sited to take into account:

(i) noise;

(ii) lighting; and

(iii) traffic impacts of activities and major events.

Not considered relevant

Industry (High Impact) Zone of the Mackay Frame Locality (Division 16)

Further to the Mackay Frame Locality Code, the development needs to demonstrate

compliance with the Industry (High Impact) zoning requirements of the Planning

Scheme. Table 7.3.1sets out the Specific Outcomes for the Industry (High Impact) Zone

in the Mackay Frame Locality

Table 7.3.1: Industry (High Impact) Zone in the Mackay Frame Locality


Assessable Development

P1 Industrial development in the Industry (High Impact) zone will comprise mostly:

(i) larger scale industry (i.e. requiring greater than 35002 site area); or (ii) requiring additional infrastructure such as road widening, power supply; or (iii) has an impact that is likely to require buffering or restrictions on hours of operations.

The development is not considered an ‘Industrial Development’ and the proposal does not include any further building or operational works.

P2 Industrial developments are located with respect to the road network so as to:

(i) provide for a suitable unconstrained access point to prevent the introduction of heavy vehicle traffic into local streets; and

(ii) have industrial traffic located on roads designed and constructed for such use.

The development does not attract heavy vehicle traffic, and is unconstrained with regards to the points of access and egress

P3 Industrial developments include:

(i) buffers or other mitigating measures to screen nearby sensitive activities from the operational impacts of the industrial activity;

(ii) landscaping to the site and the street, creating a high quality urban streetscape in which the visual scale of buildings and the reflected glare and light of premises is effectively mitigated; and

(iii) measures for the treatment and disposal of stormwater and waste water to remove insoluble pollutants (e.g. sediments, sludges and oily

Not applicable where the use is not for industrial purposes; further more it is not a sensitive activity and does not adjoin sensitive uses. Existing landscaping provisions only. also refer to photos of the site from April 2013, where an area previously dictated as “Landscaped area” on approval plans is noted as having lawn/grass only. Existing site and operational works (including stormwater management) – as per site plan/s

residues).

P4 Industries do not impact on the use of other sites, by:

(i) causing increased traffic flows in local streets;

(ii) releasing unacceptable or uncontrolled emissions or contaminants to the environment; and

(iii) generate noise above acceptable levels.

Note: The provisions of the Environmental Protection Policy (Air), Environmental Protection Policy (Water) and Environmental Protection Policy (Noise) apply.

The operation of the Europcar business has existed for approximately 9 years (without knowledge of needing a development permit until this year). With this in mind, the traffic flow generated from the site is limited and emissions are considered of suitable volume/s with regards to the nature of the use (car emissions only) and the surrounding land use zoning The use is not include an ERA.

P5 Industrial development maintains the amenity of adjoining land uses by providing:

(i) suitable landscape buffers;

(ii) screen fencing along common boundaries;

(iii) sensitive placement of advertising devices; and

(iv) sympathetic built form which does not dominate the streetscape.

Landscaping on the site will remain unchanged. Appropriate fencing is located along the east and southern boundaries of the property Signage on the site is not necessary where the building itself is painted to market the business operations. The built form is as per the approved building on site and are leased from the landowner

Industrial Code (Division 13)

To comply with the purpose of the Industrial Code, development is required to comply with

the Specific Outcomes for this Code. The proposal’s compliance with the relevant provisions

of the Industrial Code is detailed in the following Table 7.4.1.

Table 7.4.1: Industrial Code

Specific Outcome Acceptable/Probable Solutions Development Compliance

Site Suitability

P1 The site has sufficient area and dimensions to accommodate the building(s), parking area, service vehicle areas, storage areas, and landscaping necessary for the operation of the use.

S1.1 The site has a minimum area of not less than:

(i) 3,500m2 where in the Industry (High Impact) Zone; or (ii) 2,500m2 otherwise.

S1.2 The site has a minimum frontage of not less than:

(i) 35m where the site is in the Industry (High Impact) Zone; or (ii) 30m otherwise.

The site has an area of 5278m2 The site has a frontage of approximately 34m (subject site only, the whole site has a frontage of approximately 100m)


Landscaping & Building Treatments

P1 Landscaping and building treatments:

(i) enhance the character of the street; (ii) enable the development to blend with the surrounding locality; (iii) encourage favourable micro-climate conditions; and (iv) are safe and attractive for workers.

S1.1 The minimum area of landscaping provided is:

(i) for premises along an Arterial or Sub-arterial Road, 10% of the total site area, or (ii) for other premises, 7.5% of the total site area.

S1.2 Landscaping is provided along the full length of the road frontage of the premises (when setback from the frontage of the road), except vehicle access points, as follows:

(i) have a minimum width of 2m; or (ii) where along an Arterial or Sub-Arterial Road, have a minimum

Existing landscaping provisions as per site plan – the site is already developed and includes landscaped areas. Landscaping along the road frontage is achieved (minus areas for crossovers)

width of 5m.

S1.3 Landscaping is provided along any site boundary adjoining a sensitive area or open space, and is at least 5m wide and includes screen trees and shrubs.

S1.4 Where in the City Centre Locality, an industrial building is built within 1m of the front boundary it is to incorporate an awning not less than 2.5m wide, cantilevered over the footpath. * Note – Stormwater bio-retention areas are not located within the 10% (for premises on Arterial or Sub-Arterial Roads) or 7.5% (for other premises) total site area landscape provision or within the 5m (Arterial and Sub-Arterial Roads) or 2m (other roads) front landscape strip.

Site does not adjoin a sensitive Not applicable – not in City Centre Locality


Building Setbacks

P1 The building is set back from the road frontage in a way that allows:

(i) efficient use of the site; (ii) visitor car-parking to be provided at an easily visible location at or near the front of the premises; (iii) the building to contribute to an attractive streetscape character; and (iv) the location of utility services and drainage paths to be taken into account.

S1 The building is set back not less than:

(i) 10m from an Arterial or Sub-Arterial Road, or Major Collector Street; (ii) 6m from any other road; or (iii) where in the City Centre Locality, buildings may be built up to the frontage if a footpath awning of not less than 3m wide is provided for the full frontage of the site.

The building is set back 10m from the front boundary

P2 The building is sited in relation to side and rear boundaries in a way that:

(i) allows for efficient use of the site; (ii) permits the location of utility services and drainage paths to be taken into account; and (iii) existing or likely future use of adjoining land is not adversely affected.

S2 The building is set back:

(i) not less than 10m to any boundary adjoining land in the Open Space Zone; or (ii) otherwise in accordance with the Building Act 1975.

Not applicable


Building Scale and Appearance

P1 The building has a height and bulk consistent with the streetscape.

S1 Buildings: (i) have a height of not more than 6.5m where located on land included in the Industry (Low impact) Zone and not more than 15m where located on land included in the Industry (High impact) Zone; (ii) occupy not more than 60% of the area of the site; and (iii) have a gross floor area not greater than the area of the site.

The height of the building is 6m The total site area is 5274m

2 while the subject

site has an area of 1690.5m

2. The building

covers 670.8m2 (not

including the mezzanine floor which is 87.3m

2). This

represents a site over percentage of 39% of the subject site area. GFA (inc. mezzanine floor) is 758.1m

2

P2 The front of the building is designed and sited to address the road frontage.

S2.1 The main entry to the building is easily identifiable from the street and directly accessible through the front of the building. S2.2 The office space of each building is sited and oriented towards the road frontage.

Complies Complies – where the office area of the shed is located along the eastern wall of the shed (refer to plans)

P3 The building is designed and finished to have a high quality, modern appearance.

S3 A building with materials, colours and architectural details of a high standard, and in accordance with the following: (i) materials - brick, masonry, glass, steel; and (ii) external walls – having a modern / high quality appearance with low reflectivity.

The existing building will remain unchanged as a result of this Application. The external walls are painted with low reflective paint finish


Fences and Walls

P1 The development provides fences and walls which:

(i) are visually attractive and blend with landscaping on the premises; (ii) are designed and detailed to provide visual interest to the streetscape; (iii) are constructed of

S1.1 Fencing is:

(i) erected along the building line rather than the street frontage; or (ii) otherwise screened by landscaping.

Complies along side and rear boundaries. No fence at frontage. Also, an internal fence exists on the site approx. 36m back from the front boundary (indicated as a dotted line on plan SK02 – Appendix E). This forms a boundary for the operations

materials which are compatible with the buildings on the premises; (iv) provide effective screening from adjoining sensitive areas or other incompatible use; and (v) assist in highlighting entrances and paths.

S1.2 Solid fencing or walls are provided to screen views or buffer noise to adjoining sensitive areas or other incompatible use.

on site (both inside and outside of the shed). Not applicable – does not adjoin a sensitive or incompatible use


Signage

P1 Appropriate signage is provided on the premises which:

(i) enhances the streetscape appearance; (ii) avoids unsightliness; and (iii) does not create visual clutter.

S1 No solution is provided.

Signage on the site is not necessary where the building itself is painted to market the business operations;

P2 In urban areas, the major drainage network is designed and constructed with the capacity to control stormwater flows under normal and minor system blockage conditions for a DFE (for industrial uses) so that:

(i) floodways are restricted to areas where there is no damage to property or hazards for motorists, and (ii) runoff is directed to a lawful point of discharge through competently designed and constructed outlet works.


Existing drainage regimes will not be altered as a result of this Application.

The proposed development is considered to comply with the Specific Outcomes of the

Industrial Code having regard to the Acceptable and Probable Solutions.

Environment & Infrastructure Code (Division 9)

To comply with the purpose of the Environment & Infrastructure Code, development is

required to comply with the Specific Outcomes for this Code. The proposal’s compliance

with the relevant provisions of the Industrial Code is detailed in the following Table 7.5.1.

Table 7.5.1: Environment & Infrastructure Code


Infrastructure – Infrastructure Provision

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

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

The site is connected to infrastructure services. The development proposal does not necessitate the provision of additional infrastructure.

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

*Note: Guidance in regards to the design and provision of open space is provided in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy.

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

Given the zoning of the site within the Industry (High Impact) area, the requirement for private open space is not necessary.

P3 Premises have

(i) an adequate, safe and reliable supply of water, including potable water, and is connected, where possible, to an existing reticulated water supply. (ii) the planning and design of potable water infrastructure considers Water Sensitive Urban Design (WSUD) such as water conservation initiatives.

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

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

Complies Not applicable

P4 Treatment and disposal of waste water ensures:

(i) no adverse ecological impacts on the environment, particularly nearby receiving

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

S4.2 Where connection to Council reticulated

Complies Not applicable

environments including surface waters and ground water; and (ii) the cumulative impacts of on site waste water treatment will not cause deterioration of environmental conditions; (iii) the planning and design of wastewater infrastructure considers Water Sensitive Urban Design (WSUD) such as wastewater management measures.

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

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

Not applicable

Infrastructure – Stormwater Management

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

(i) Water Sensitive Urban Design (WSUD) principles such as: - protect natural systems; - enhance natural waterway systems within urban development using natural channel design principles; - detention of stormwater instead of rapid conveyance; - minimise impervious areas; - utilisation of stormwater to conserve potable water; - integrate stormwater treatment into the landscape; -water efficient landscaping; and - protection of water related environmental values . (ii) need for a stormwater system that can be economically maintained; (iii) safety of pedestrians and vehicles; (iv) location of discharge; (v) construction of buildings, structures or

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

Existing site and operational works (including stormwater drainage) – as per site plan/s

paving up to site boundaries which avoid blocking or concentrating natural flow paths2. (vi) fauna movement is provided for through bridges and culverts.

Infrastructure – External Works

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

(i) prevent edge fretting; (ii) perform required drainage functions; (iii) provide the appropriate level of control for vehicle movement; (iv) allow ready access to abutting properties at suitable locations; and (v) contribute to the desired streetscape character of the locality

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

Existing site and operational works (including kerb and channel) as per site plans

Infrastructure - Roads

P7 All proposed road pavement surfaces:

(i) are of a quality and durability suitable to the intended traffic volumes and loads; (ii) provide all-weather access; (iii) allow the discharge of rainfall; (iv) provide the safe passage of vehicles and pedestrians; and (v) provide a reasonable, comfortable riding quality.

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

Not applicable

Infrastructure – Drainage networks

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

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

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

Existing site and operational works (including stormwater drainage, runoff etc) – as per site plan/s and previous approvals on site

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

Infrastructure – Public Utilities

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

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

Street lighting is provided in Boundary Street.

Infrastructure – Infrastructure Payments

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

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

The development does not necessitate the provision of additional infrastructure.

Infrastructure – Car Parking and Access

P11 Premises are provided with:

(i) adequate vehicle parking spaces to satisfy the anticipated requirements of the activity; (ii) safe and efficient access and manoeuvring areas to meet the anticipated volume and type of traffic; (iii) large vehicles are able to enter and leave the site without prejudicing the safety and efficiency of the road; (iv) access driveways are located and designed to minimise conflicts with traffic and pedestrians; and (v) vehicle crossings from the carriageway to the frontage of the site are constructed and finished to appropriate standards for the expected volume and type of traffic generated by activities on the site.

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

Schedule 2 of the Planning Scheme requires that for a Vehicle Hire Premises there is 1 space per employee plus 1 visitor space per 15m

2 of GFA of office space with a

minimum of 2 spaces. Using these rates, and knowing that the office space of the site equate to 87.3m

2, the required

amount of vehicle parking spaces is 6 spaces (rounding up). As per the existing site plans on Council’s records, there is a total of 10 car parking spaces on site, 3 of which are allocated as visitor spaces at the front of the site. Given the low rate of “rental business” which actually operates on the site, and considering the site exists to support the airport operations for the purposes of washing, cleaning, and weekend storage of over-stock vehicles; It is considered appropriate to keep the 10 vehicle car parking spaces on site allocated in this manner, but to only require the 3 parking spaces at the front of the site to be made available for parking at all times. The remaining 7 are to be made available as required, unless the

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

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

cement apron is required for the parking and storage of a larger number of vehicles. In that instance, on site operations management dictates that the cement apron running down the western side of the shed be used for parking vehicles “nose-to-tail” without utilising the line marked spaces as allocated. Complies, as per the operational plans for the site, vehicles enter and exit the site in forward gear. Existing carparking meets the required standards.


Environmental Amenity – Lighting Management

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

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

S1 No solution specified.

Additional outdoor lighting is not proposed.

Environmental Amenity - Overshadowing

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

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

no new buildings are proposed

Environmental Amenity – Building Setbacks

P3 Residential buildings are sited to minimise loss of amenity for residents’

S3 Residential buildings are set back a minimum of:

(i) 50m from cane tram lines; and

Not applicable

adjacent to cane tram lines.

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

P4 Buildings are set back from a road frontage to:

(i) complement the existing built form; and (ii) preserve the safety of vehicle movement along adjoining roads.


Complies


Environmental Amenity – Noise & Vibration Management

P1 Noise and vibration do not detract from the amenity of residents or employees of any adjacent premises.


The development is not considered a noise or vibration generating land use.

P2 Premises accomm-odating uses which are likely to generate noise are designed and constructed with noise attenuation measures to avoid noise nuisance to nearby uses.


As above.

P3 Noise sensitive uses locating adjacent to State controlled transport infrastructure incorporate attenuation, building design and orientation measures.

*Note: Development adjacent to State controlled roads complies with the Department of Main Roads – Road Traffic Noise Management Code of Practice.

S3 No solution is provided As above.


Environmental Amenity – Air Quality

P1 Premises used for purposes likely to generate emissions such as air pollutants, heat and odours incorporate:

(i) physical measures for removing pollutants from


The development does not generate any emissions.

emissions prior to discharge to the atmosphere; (ii) physical measures for reducing the temperature gradient between emissions and the atmosphere prior to discharge; and (iii) operational systems, including monitoring systems for major industry and major infrastructure, which maintain emissions within ANZECC guideline standards.


Environmental Amenity – Flooding

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

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

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

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

(i) buildings are located and designed so that floor levels (except areas used for car parking) are 300mm above the DFE; or (ii) there is at least one evacuation route that remains passable for emergency evacuations during all floods up to and including the DFE.

Site is already developed – no further building works proposed Not applicable – not residential Site is already developed – no further building works proposed

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


No increase of living/working population proposed

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

S3 No solution is provided No alterations are proposed on site that could alter the existing level of safety for people or the capacity to use the land within a

involve:

(i) Any physical alteration to a watercourse; or (ii) Net filling of 50 cubic metres; or (iii) The proposed works either:

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

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

-loss of flood storage;

-loss of / changes to flow paths;

-acceleration or retardation of flows; or

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

floodplain

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

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

(i) is undertaken in accordance with a risk assessment; and (ii) provides for the storage of any hazardous substances above or securely isolated from the DFE level.

Not applicable – no hazardous substances are stored or handled on site

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

S5 No solution is provided Changes are not proposed to the existing structures on site.

For Undefined Flood and Inundation Areas

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

S6 No solution is provided As above.


Water Quality

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

(i) environmental values; and (ii) where applicable, potability of the water supply.


Complies where no changes to on site management of water quality processes is/are proposed

P2 Premises incorporate:

(i) physical measures for intercepting and treating surface water drainage and spilled substances prior to their release to the watercourses; and (ii) bunding of sites or areas within sites or integrated drainage systems which include waste water treatment measures, where chemicals, fuels, lubricants or other soluble pollutants are being handled or stored. *Note: Council will refer to the Environmental Protection Policy (Water) 1997


The development operates with an approved Trade Waste Permit.

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

(i) providing a stormwater system that manages stormwater quantity and quality prior to discharging into receiving waters; (ii) providing non structural source control measures; (iii) providing structural source control measures; (iv) retaining or rehabilitating natural waterway corridors such as natural channels, wetlands and riparian vegetation; (v) providing storage of waste water in secure and


Existing site and operational works (including stormwater drainage, runoff etc) – as per site plan/s and previous approvals on site

sealed storage facilities; (vi) ensuring efficient disposal areas and ground and surface water retrieval areas are buffered from each other; (vii) ensuring that contaminants do not enter the groundwater resources; and (viii) with reuse of reclaimed water, ensuring safe treatment and disposal of contaminated water.

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

(i) increased nutrient or sediment levels; or (ii) changed flow, inhibited passage, or hydrologic regimes of the natural coastal and marine margins, which may result from development.


Not considered applicable for this site.

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

(i) treated on-site effluent; (ii) adequate stormwater run-off controls; and (iii) on-site and off site erosion and sediment controls.


Existing site and operational works (including stormwater drainage, connection to sewerage system, runoff etc) – as per site plan/s and previous approvals on site

Specific Outcome Acceptable/Probable Solutions

Development Compliance

Erosion & Sediment Control

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

(i) the minimisation of: (ii) earthworks; (a) clearing of land;

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

Activities on this site are not considered to impact upon the issues of erosion and sediment control

(b) long term stockpiling of excavated materials; (iii) use of appropriate construction management techniques; (iv) diverting surface water drainage around disturbed areas; and (v) treating and removing sediments from stormwater over disturbed areas prior to release from the site.

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

(i) the grading and reshaping of the disturbed areas to provide controlled and stable drainage flow paths; (ii) the construction of drainage paths which divert high velocity flows away from disturbed areas; (iii) the re-spreading of stored top soil stripped from the site; and (iv) the planting of the disturbed area with native species of grasses, ground covers and trees.


Not required



Coastal Management – Public Access and Roads

P1

(i) there is no net loss of public access to the foreshore, or of public useability of coastal waters;

(ii) appropriate location and design is achieved with respect to sensitive coastal resources and their values;

(iii) roads that run parallel to the coast, are set back from erosion prone areas and significant coastal resources, with only smaller access roads running to the coast; and


The site is not located

within a coastal

management area.

(iv) minor spur roads to the foreshore and associated car parks provide access to the foreshore at locations that are convenient to the public, have low environmental sensitivity, and avoid locations that may increase storm tide hazard

Coastal Management – Erosion Prone Areas

P1 Development and permanent buildings are minimised in erosion-prone areas as defined in this code (apart from temporary or relocatable structures required for safety and recreational purposes).

S1.1 Reconfiguring a lot within an erosion prone area incorporates erosion prone land as undeveloped open space.

S1.2 Relocatable structures such as picnic tables, barbecues, coastal trails, bikeways, demountable structures, equipment sheds, lookouts, elevated decks, shelter sheds etc are located within erosion prone areas only where they remain relocatable.

S1.3 All other development is;

(i) located outside of the erosion prone area; or

(ii) as far landward as practical within the lot ; and

(iii) is coastal dependent development (as defined in this code).

S1.4 All building works (excluding demolition), including extension to existing buildings, on lots wholly or partly within the erosion prone area are:

(i) For rural areas and undeveloped urban areas, located landward of the erosion prone area to minimise the extent of permanent building inside the erosion prone area; and

(ii) For urban areas, located wholly landward of the alignment of existing neighbouring buildings and of a scale and intensity similar to that of the surrounding development.

As above.

P2 Where there is existing development within an erosion-prone area, redevelopment and extensions do not (as defined in this code):-


The site is not located within an erosion prone area.

(i) extend the intensity of the existing level; or

(ii) compromise coastal management outcomes and principles

Note: Supporting information required in order to demonstrate compliance is set out in the Erosion Prone Area Planning Scheme Policy


High Impact Activity Areas

P1 Land uses adjoining high impact activity activities, including activities as indicated on Figure 9-8.1; and Figure 9-8.2 “High Impact Activities” and Information Map “High Impact Activities”, are designed and sited to manage adverse effects on site users by providing:

(i) noise attenuation measures; (ii) buffers between sensitive uses and the high activity areas; (iii) landscaping including bunding between sensitive use areas and high impact activity areas; and (iv) any other measures required to ensure that a nuisance is minimised.

Not applicable – not a High Impact Activity and does not adjoin a High Impact Activity

P2 Specific Sewerage Treatment Plants meet the following criteria:

Not applicable



Landscaping & Fencing

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

(i) an attractive streetscape appearance; and (ii) the privacy and amenity of any adjoining residences.

S1 Landscaping is provided in accordance with the Landscaping Planning Scheme Policy

Landscaping has previously been provided.

P2 Landscaping is designed to prevent encroachment upon

S2.1 Landscaping near electricity lines or substations,


electricity infrastructure.

are designed and developed so that any vegetation at maturity or landscaping structures or works will not exceed 4.0m in height on land:

(i) in an electric line shadow; or (ii) within 5m of an electric line shadow; or (iii) within 5m of a substation boundary.

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

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

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


A landscape buffer already exists at the front of the site for a width of approx. 2m in front of the visitor car parking area

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


Not applicable

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



P6 Landscaping incorporates planting for shading summer sun, including:

(i) tall shade trees to the west and east of the building; and (ii) trellises or pergolas adjacent to windows to the north of the building.



P7 Landscaping is designed to S7 No solution specified. Landscaping has

maximise the outdoor shade areas and minimise use of hard reflective surfaces around the building.

previously been provided.

Landscaping for Outdoor Vehicle Parking areas

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

(i) visually enhance the area along any road frontage; (ii) screen the area from any adjoining residential or other sensitive uses; (iii) provide visual relief and shade throughout the area; and (iv) be compatible with local native species.

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

(i) in a strip 2m wide along any primary road frontage at a density and a scale appropriate to the size of the vehicle parking area and the function of the adjoining road; and (ii) in median areas throughout the vehicle parking area at a rate of 1 shade tree for every 6 parking spaces. S8.2 Provide a wall, fence or continuous screen planting, to a height of at least 1.8m along any boundary to land used or likely to be used for residential or other sensitive use.


Landscaping – General Requirements

P9 Landscaping is designed and established to:

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

(ii) incorporate remnant vegetation, where possible; (iii) provide summer shade and shelter for pedestrian comfort and energy efficiency of buildings; (iv) maximise areas suitable for on-site infiltration of stormwater; (v) allow for pedestrian and vehicle safety; (vi) generate a cohesive and distinct visual character for the streetscape and locality; (vii) be suitable to the tropical climate; (viii) provides planting, paving



and other landscape treatment according to a Landscaping Plan; and (ix) minimise irrigation requirements through appropriate plant selection, mulching and water efficient irrigation systems. *Note: The Landscape Planning Scheme Policy should be referred to for information that may be required by Council to assist in assessment of an application.

Landscaping - Vegetation Management

P10 Natural vegetation is maintained wherever possible.

*Note: Assessable development being operational work that is clearing of native vegetation of freehold land consistent with Schedule 8, Part 1, 3A of IPA will be assessed under the provisions of the Vegetation Management Act 1999 and the State code for

clearing of vegetation on freehold

land.


There is minimal vegetation on the site to be maintained



Community Safety Design Principles – Surveillance & Sightlines

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

Note: Ways of showing compliance are as follows:

(i) Windows in buildings overlook pedestrian routes, open space areas and carparks. (ii) No blank building facade is presented to any street frontage. (iii) Street level windows are provided in buildings fronting onto public spaces and movement routes.


The existing layout of the site allows for casual surveillance.

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


Not applicable in this location

P3 Buildings and street addresses in urban areas are


The building is easily identified from the street

easily identified.

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

(i) maximise personal safety of site users; and (ii) minimise opportunities for attack by hidden persons. (iii) provide lighting along access routes, in building entrances, site entries, car parking areas and other movement areas used after dark.


Existing street lighting and on site lighting is considered appropriate

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


Complies

P6 Premises and their surrounds do not include:

(i) ‘blind’ corners (including on stairs, in corridors or other situations where movement can be predicted); (ii) sudden changes of grade on pathways which reduces sightlines; (iii) concealment spots (unless they can be secured after hours); and (iv) pedestrian tunnels, excepting that where unimpeded sightlines or the absence of concealment points cannot be reasonably achieved, equipment (such as security mirrors) and good lighting is provided to enhance visibility. (v) Potential concealment areas (i.e. dead-end alleys) are restricted or locked after hours. (vi) Where a concealment spot is unavoidable, there are aids to visibility such as convex mirrors and good secure lighting. (vii) Concealment spots such as:

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

(B) private dead-end alleyways;

(C) indentation in fencing or walls;


Complies

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

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

P7 Building entrances:

(i) are clearly defined; (ii) are well lit and face the street; (iii) do not create concealment spots; (iv) provide clear sightlines from the building foyer so that occupants can see outside before leaving the building; (v) have lobbies visible from the exterior; and (vi) have staff entrances, if separate, which are well lit and maximise opportunities for informal surveillance and for clear sightlines.


Complies

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

S8 “Vulnerable premises” provide landscaping designed to promote safety including:

(i) planting which does not obscure doors and windows overlooking public spaces and isolated areas; (ii) shrubbery and low-level planting associated with footpaths which does not exceed 0.5m in height where abutting pavements; (iii) trees in vulnerable settings which do not have branches below 1.5m; and (iv) hard landscaping elements such as low fencing and walls (below 1.2m) which guide pedestrians and vehicles along designated paths.

Not considered to be a vulnerable premises

Community Safety Design Principles – Safe Movement & Access

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

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

Complies

P10 Car parking areas are:

(i) designed to optimise informal surveillance and illumination, and


Complies

to minimise unlawful access; (ii) well lit to enable visibility of all external edges and routes providing access to the car park; (iii) designed to minimise instances of large numbers of cars being co-located (over 100 cars in a single block). If more than 100 cars, more than one entry / exit point is provided so that the car park does not become an entrapment area.

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

(i) pedestrians are able to see what is in an underpass or tunnel and at the end of it before entering; and (ii) signs at each end of an underpass indicate where it leads and an alternative route to use at night.


Not applicable

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


Not applicable

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

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

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

Not applicable Not applicable

Community Safety Design Principles – Building Design & Lighting

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

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

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

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

Not applicable Not applicable Not applicable

locked after hours.

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

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

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

Parking for employees is located inside the building Not applicable Not applicable

P15 Lighting is provided which:

(i) increases safety and security in and around the premises; (ii) considers vegetation, in both its existing and mature forms, or other elements that may have the potential to block out light; (iii) illuminates inset spaces, access/egress routes car parking areas and signage; and (iv) supports visibility for pedestrians, as well as road users.

S15 No specific solution.

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

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

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

Lighting is provided as necessitated by the use of the site

Community Safety Design Principles – Constructed Lakes

P1 Natural design concepts are a primary consideration for a constructed lake.


Not applicable

P2 Constructed lakes are designed to be: (i) consistent with the area’s social and recreational masterplans; (ii) sustainable; (iii) appropriately managed; and (iv) have minimal adverse impacts on surrounding environments.

S2.1 Lake depth is ≤3 m. S2.2 The design of a constructed lake complies with the Engineering Design Guideline Planning Scheme Policy.

Not applicable

P3 Constructed lakes are to operate under a financially sustainable management regime.

S3 Lakes are provided under private ownership.

Not applicable

Having regard to the facts and circumstances outlined in this Report, it is hereby

recommended that Mackay Regional Council approve the Development Application for a

Material Change of Use (Vehicle Hire Premises) at 165-167 Boundary Road East, Paget

(Mackay).

It is considered that Council can reasonably approve the Application, subject to

reasonable and relevant Conditions, on the following grounds:

The Applicant addresses the provisions of the Mackay City Planning Scheme

2006;

The proposed development is an appropriate use on the site;

The built form (scale) of the building is not altered as a result of the Vehicle Hire

Premises business being operated on site

The history of approvals on the site demonstrates that at one point in time the

use was defined as Bulk Store, demonstrated through a (lapsed) approval for

extension of the building approved by Council in 2004

The Applicant was unaware that the business operations for Europcar Australia

would require a separate MCU Development Permit and acts in good faith to

rectify the matter subject to this application for Approval

The business has been operating on the site for over 9 years and demonstrates

as an appropriate use of the site with respect to its proximity to the airport,

industrial area and also the Mackay CBD;

In accordance with the above, the Development Application is commended to Council for

its favourable consideration.

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