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TOWN PLANNING REPORT DEVELOPMENT APPLICATION RECONFIGURATION OF A LOT (1 INTO 10 LOTS) WITH ASSOCIATED

TOWN PLANNING REPORT DEVELOPMENT APPLICATION

TOWN PLANNING REPORT DEVELOPMENT APPLICATION RECONFIGURATION OF A LOT (1 INTO 10 LOTS) WITH ASSOCIATED PLAN

RECONFIGURATION OF A LOT (1 INTO 10 LOTS) WITH ASSOCIATED PLAN OF DEVELOPMENT AND OPERATIONAL WORKS

3-11 MOORES ROAD, REDLAND BAY (LOT 3 ON RP67164)

WORKS 3-11 MOORES ROAD, REDLAND BAY (LOT 3 ON RP67164) ON BEHALF OF REDLAND INVESTMENT INCORPORATION

ON BEHALF OF REDLAND INVESTMENT INCORPORATION PTY LTD

OUR REFERENCE: 18-0848

MOORES ROAD, REDLAND BAY (LOT 3 ON RP67164) ON BEHALF OF REDLAND INVESTMENT INCORPORATION PTY LTD
3-11 Moores Road, Redland Bay DOCUMENT CONTROL PAGE T OWN P LANNING A LLIANCE PO

3-11 Moores Road, Redland Bay

DOCUMENT CONTROL PAGE
DOCUMENT CONTROL PAGE

TOWN PLANNING ALLIANCE

PO Box 5329 WEST END Q 4101

p: 07 3361 9999 f: 07 3361 9900 e: eda@tpalliance.com.au

07 3361 9999 f: 07 3361 9900 e: eda@tpalliance.com.au Document Control Version Date Author Version Description
Document Control Version Date Author Version Description Reviewed By 1 04/09/2018 JR DRAFT VN 2
Document Control
Version
Date
Author
Version Description
Reviewed By
1 04/09/2018
JR
DRAFT
VN
2 18/09/2018
JR
FINAL
VN
3
23/11/2018
JR
ADDENDUM
VN
Distribution No of Copies Version No Destination 1 3 1 3
Distribution
No of Copies
Version No
Destination
1
3
1
3
No of Copies Version No Destination 1 3 1 3 Town Planning Alliance Economic Development Queensland
Town Planning Alliance Economic Development Queensland 1 3 Redland Investment Corporation Pty Ltd
Town Planning Alliance
Economic Development Queensland
1
3
Redland Investment Corporation Pty Ltd
Queensland 1 3 Redland Investment Corporation Pty Ltd © 2018 Town Planning Alliance Pty Ltd Final
© 2018 Town Planning Alliance Pty Ltd Final Approval
© 2018 Town Planning Alliance Pty Ltd
Final Approval

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay CONTENTS EXECUTIVE SUMMARY 1 PROJECT OVERVIEW 2 BACKGROUND & SITE

3-11 Moores Road, Redland Bay

CONTENTS
CONTENTS

EXECUTIVE SUMMARY1

1

PROJECT OVERVIEW2

2

BACKGROUND & SITE CHARACTERISTICS3

3

3.1 Site Details

3

3.2 Site History

3

3.3 Location

4

3.4 Site Characteristics

4

PROPOSAL5

5

4.1 Lot Sizes and Dimensions

5

4.2 Staging

6

4.3 Lot Access

6

4.4 Operational Works

6

4.5 Plan of Development – Lots 1 – 9

6

TOWN PLANNING FRAMEWORK8

8

5.1 Weinam Creek PDA Development Scheme

8

5.2 Definition

8

5.3 Notification Process

9

5.4 Development Consistent with the Land Use Plan

9

5.5 Level of Assessment / Applicable Development Requirements

10

STATE INTERESTS10

10

CONCLUSIONS11

11

APPENDICES13

13

Appendix 1 – Code Assessment

13

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay EXECUTIVE SUMMARY This report has been prepared on behalf of

3-11 Moores Road, Redland Bay

EXECUTIVE SUMMARY

EXECUTIVE SUMMARY

This report has been prepared on behalf of Redland Investment Corporation Pty Ltd in support of the proposed Reconfiguration of a Lot (1 into 10 lots) with associated Plan of Development and Operational Works upon land 3-11 Moores Road, Redland Bay and addresses the merits of the proposed development with respect to the provisions of the Weinam Creek PDA Development Scheme and the relevant components of the Economic Development Act 2012.

The proposal forms part of Stage 1 of the Weinam Creek redevelopment project. Stage 1 comprises of new car park and pedestrian bridge across Weinam Creek as well as the creation of nine residential lots fronting Moores Road and a larger super lot for future development. This application relates to the Reconfiguration of a Lot to create nine residential lots and a super lot with a separate application made for the new car park and pedestrian bridge.

Under the Weinam Creek PDA Development Scheme, the subject site is identified as being contained within Precinct 3 – Weinam Creek. In accordance with the intent for Precinct 3, development within Precinct 3 will provide for residential development. As such, the proposed residential subdivision is identified as being consistent with the intent for Precinct 3.

The proposal relates to Lot 1 to be created as part of the Development Permit for Reconfiguration of Lot under approval DEV2018/948 which was recently granted by Economic Development Queensland. DEV2018/948 relates to the creation of management lots for Stage 1 with a separate freehold lot being created for the car park (Lot 2) and a separate freehold being created for the Reconfiguration of a Lot for Dwelling Houses and future development (Lot1).

The proposed subdivision will create ten lots including nine residential lots ranging in size from 400- 502sqm and a larger super lot reflecting 10,001sqm that will allow for future residential development options. The proposal seeks a Plan of Development for the future dwelling houses on the Lots 1 – 9.

The proposal is identified to achieve appropriate lot sizes and layout to accommodate the future residential development. The proposed development is also identified to achieving the relevant outcomes of the UDA-wide criteria and precinct provisions of the PDA Scheme.

The design parameters for the future Dwelling Houses under the Plan of Development are in accordance with the Queensland Development Code MP1.1 and MP1.2. The Plan of Development will allow future Dwelling Houses to be Exempt Development under the Weinam Creek PDA Development Scheme.

Overall, the proposal is identified as meeting the relevant requirements of the Weinam Creek PDA Development Scheme. As such, the application should be approved subject to reasonable and relevant conditions.

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay PROJECT OVERVIEW Applicant Name: Redland Investment Corporation Pty Ltd  

3-11 Moores Road, Redland Bay

PROJECT OVERVIEW

PROJECT OVERVIEW

Applicant Name:

Redland Investment Corporation Pty Ltd

 

Site Address:

3-11 Moores Road, Redland Bay

 

Real Property Description:

Lot 3 on RP67164

Area of Site:

4.467 ha

Development Scheme:

Weinam Creek PDA Development Scheme

 

Precinct / Zone

Precinct 3 – Weinam Creek

 

Proposed use

Subdivision (1 into 10 lots) with Plan of Development Operational Works associated with Subdivision

 

Details of proposal

 

Material Change of Use

 

Gross Floor Area

N/A

Site Cover

N/A

Building height

N/A

No. of Storeys

N/A

Number of Units

N/A

Car parks

N/A

 

Reconfiguration of Lots

 

Existing lots

1

New lots

10

Application type

Aspects of

 

Type of Approval Requested

Development

Preliminary Approval

Development

Permit

Material Change of Use

   

Reconfiguration of a Lot

 

Building Work

   

Operational Work

 

Level of Assessment

Permissible Development

 

Public notification

N/A

Referral agencies

Agency

Concurrence/ Advice

N/A

N/A

Specialist reports provided

Proposal Plans by RPS Civil Drawings and Services, Works and Infrastructure Report by NAXOS Engineers Site Based Stormwater Management Plan and Flood Impact Assessment by Engeny Traffic Impact Assessment by Cardno

Applicant Contact:

Jessica Robson / Vu Nguyen

 

Applicant Email:

eda@tpalliance.com.au

 

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay BACKGROUND & SITE CHARACTERISTICS 3.1 Site Details S i t

3-11 Moores Road, Redland Bay

BACKGROUND & SITE CHARACTERISTICS

BACKGROUND & SITE CHARACTERISTICS

3.1 Site Details

Site Address:

3-11 Moores Road, Redland Bay

RPD:

Lot 3 on RP67164

Site Area:

4.467 ha

R P D : Lot 3 on RP67164 Site Area: 4.467 ha 3.2 Site History Figure

3.2 Site History

Figure 1: Subject Site

The subject site comprises of existing farm land (Moores Road Farmland).

An approval has been recently granted by Economic Development Queensland for a Reconfiguration of a Lot (1 into 2 Lots) over part of the subject site being Lot 3 on RP67164 (DEV2018/948). This approval is for the creation of management lots and will create a separate freehold lot for the part of Lot 3 on RP67164 to be developed for car park (proposed Lot 2) and a separate freehold lot for the part of Lot 3 on RP67164 to be developed for Reconfiguration of a Lot for Dwelling Houses and future development (proposed Lot 1). The proposed Reconfiguration of a Lot seeks to subdivide Lot 1 to be created under DEV2018/948 to create nine residential lots and a larger super lot for future residential development.

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay 3.3 Location The subject site is located at 3-11 Moores

3-11 Moores Road, Redland Bay

3.3 Location

The subject site is located at 3-11 Moores Road, Redland Bay described as Lot 3 on RP67164.

Under the Weinam Creek PDA Development Scheme, the subject site is contained within Precinct 3 – Weinam Creek, as seen below.

Subject Site
Subject Site

3.4 Site Characteristics

Figure 2: Precinct Plan

The subject site is identified as comprising a total area of 4.467 ha and a single frontage to Moores Road of approximately 200.508m.

Vegetation The part of the site subject to the Reconfiguration of Lot is identified as being open grassed space and clear of significant vegetation.

Topography The topography of the subject land is generally flat, with a slight east to west slope towards Weinam Creek.

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay Flooding The site is identified as being subject to the

3-11 Moores Road, Redland Bay

Flooding The site is identified as being subject to the Flood Prone Area and Storm Tide Area Overlays under the Redlands Planning Scheme. The enclosed Site Based Stormwater Management Plan and Flood Impact Assessment by Engeny addresses the flood immunity for the lots. The proposal involves filling and excavation to achieve a pad level of 3.22m AHD in accordance with the Redland City Plan 2100 Storm Tide Level. The future Finished Floor Levels of dwellings on these lots will have 300mm freeboard above this level for flood immunity.

Infrastructure The subject site is identified as being located within an established area with connections available to all the necessary urban infrastructure. For further details, please refer to the Civil Drawings and Services, Works and Infrastructure Report by Naxos Engineers.

PROPOSAL

PROPOSAL

This report is submitted on behalf of Redland Investment Corporation Pty Ltd and seeks a Development Permit for Reconfiguration of a Lot (Subdivision 1 into 10 lots) with a Plan of Development and Development Permit for Operational Works associated with Subdivision upon land at 3-11 Moores Road, Redland Bay.

The proposal forms part of Stage 1 of the Weinam Creek redevelopment project. Stage 1 comprises of new car park and pedestrian bridge across Weinam Creek as well as the creation of nine residential lots fronting Moores Road and a larger super lot for future development. This application relates to the Reconfiguration of a Lot to create nine residential lots and a super lot with a separate application made for the new car park and pedestrian bridge.

Under the Weinam Creek PDA Development Scheme, the subject site is identified as being contained within Precinct 3 – Weinam Creek. In accordance with the intent for Precinct 3, development within Precinct 3 will provide for residential development. As such, the proposed residential subdivision is identified as being consistent with the intent for Precinct 3.

The proposal relates to Lot 1 to be created as part of the Development Permit for Reconfiguration of Lot under approval DEV2018/948 which was recently granted by Economic Development Queensland. DEV2018/948 relates to the creation of management lots for Stage 1 with a separate freehold lot being created for the car park (Lot 2) and a separate freehold being created for the Reconfiguration of a Lot for Dwelling Houses and future development (Lot1).

4.1 Lot Sizes and Dimensions

The proposed subdivision will create ten lots including nine residential lots ranging in size from 400- 502sqm and a larger super lot reflecting 10,001sqm that will allow for future residential development options. The proposal seeks a Plan of Development for the future dwelling houses on the Lots 1 – 9.

The proposed subdivision will result in the following:

Lot

Size

Frontage

Lot 1

400sqm

12.5m

Lot 2

400sqm

12.5m

Lot 3

400sqm

12.5m

Lot 4

400sqm

12.5m

Lot 5

400sqm

12.5m

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay Lot Size Frontage Lot 6 400sqm 12.5m Lot 7 400sqm

3-11 Moores Road, Redland Bay

Lot

Size

Frontage

Lot 6

400sqm

12.5m

Lot 7

400sqm

12.5m

Lot 8

400sqm

12.5m

Lot 9

502sqm

9.6m

Lot 100 (Super Lot)

10,010sqm

16.4m

The proposal is identified to achieve appropriate lot sizes and layout to accommodate the future residential development. The proposed development is also identified to achieving the relevant outcomes of the UDA-wide criteria and precinct provisions of the PDA Scheme.

4.2 Staging

It is proposed that the Reconfiguration of a Lot be carried out over two stages. Specifically:

Stage 1: Reconfiguration of a Lot 1 into 2 lots to create Lot 100 (10,010sqm) and Balance Reconfiguration of a Lot 1 into 2 lots to create Lot 100 (10,010sqm) and Balance Lot 101 (3,702sqm); and

Stage 2: Reconfiguration of Balance Lot 101 for 1 into 9 lots (400sqm-502sqm). Reconfiguration of Balance Lot 101 for 1 into 9 lots (400sqm-502sqm).

The purpose of the staging is to allow the titling of management Lot 100 for future development as part of Stage 1 prior to titling of Lots 1 – 9 under Stage 2.

Stage 1 will create management lots only including Lot 100 for future development and Lot 101 for creation of nine residential lots as part of Stage 2. In this respect, services will be installed for Lot 100 as part of future redevelopment and for Lot 101 as part of Stage 2. The civil works and services for Stage 2 are demonstrated in the Civil Drawings by Naxos.

4.3 Lot Access

Access to the lots will be provided at the build stage with Lots 1 – 9 providing individual crossovers from Moores Road. Lot 100 (super lot) contains a 16.4m frontage to Moores Road. This allows flexibility with respect to access options for future development on Lot 100.

4.4 Operational Works

Operational Works is proposed in association with the Subdivision including filling and excavation and installation of services for the new lots (inc. sewer, water and stormwater). The proposed services for the new lots are detailed on the Civil Drawings by Naxos. It is proposed that new service connections for Lot 100 be installed upon redevelopment of the site in the future. The proposal involves filling and excavation to achieve a pad level of 3.22m AHD in accordance with the Redland City Plan 2100 Storm Tide Level. The future Finished Floor Levels of dwellings on these lots will have 300mm freeboard above this level for flood immunity.

4.5 Plan of Development – Lots 1 – 9

The Reconfiguration of a Lot include a Plan of Development for future Dwelling Houses over Lots 1 – 9.

The design parameters for the future Dwelling Houses under the Plan of Development are in accordance with the Queensland Development Code MP1.1 and MP1.2. The Plan of Development

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay will allow future Dwelling Houses to be Exempt Development under

3-11 Moores Road, Redland Bay

will allow future Dwelling Houses to be Exempt Development under the Weinam Creek PDA Development Scheme. As set out in the enclosed Plan of Development by RPS:

 

Dwelling Houses Lots 1 – 9

Maximum Site Cover

50%

Maximum Gross Floor Area

N/A

Front Boundary Setback

As per QDC MP1.1 and MP1.2 (A1)

Side and Rear Boundary Setbacks

As per QDC MP1.1 and MP1.2 (A2) Class 10a buildings may be built within the side boundary setback as per QDC MP1.2 (A2(d))

Maximum Height

8.5m

General Notes

1. Unless amended above, development must be in accordance with the Queensland Development Code (QDC) and the Redland City Council Codes.

2. Where consistent with the QDC, built to boundary walls can be provided on all lots. Built to Boundary walls are limited to one side boundary (side may be either boundary).

3. For Dwelling houses, the maximum area covered by all buildings and structures roofed with impervious material does not excess 50% of the lot area.

The design parameters for the future Dwelling Houses under the Plan of Development are in accordance with the Queensland Development Code. This consistent with the provisions applicable to the adjacent Low Density Residential Zone under the Redland City Plan. Thus, achieving a built form outcome that is compatible with the surrounding locality.

The Plan of Development has been prepared in accordance with PDA Practice Note No.10 – Plans of Development:

Design Parameters and PDA Guideline No. 07 – Low Rise Buildings: The design parameters under the Plan of Development are in accordance with the Queensland Development The design parameters under the Plan of Development are in accordance with the Queensland Development Code MP1.1 and MP1.2 which achieve compliance with the minimum standards in PDA Guideline No. 07 – Low Rise Buildings with respect to setbacks, built to boundary walls, on-site parking and private open space.

Bulk Earthworks and Services Plan: Bulk Earthworks and Services Plan is provided within the Civil Drawings by Naxos. It is Bulk Earthworks and Services Plan is provided within the Civil Drawings by Naxos. It is noted that the proposed earthworks will result in level building pads for each lot that achieve compliance with the relevant standards for flood immunity. The proposed service connections for the lots include:

o

Water meter and service for each lot to water main in verge along Moores Road;

o

Sewer connection for each lot to sewer main traversing the southern extent of each lot (i.e. adjacent to Moores Road); and

o

Roofwater pit to front of each lot with kerb adaptor to allow discharge of stormwater to the kerb and channel in Moores Road.

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay The proposed lots are generally free from constraints from services.

3-11 Moores Road, Redland Bay

The proposed lots are generally free from constraints from services. All future Dwelling Houses will comply with relevant build or near sewer provisions with respect to the sewer infrastructure in the southern extent of the site adjacent to Moores Road where applicable.

Stormwater Management: As set out above, a roofwater pit will be installed to the front of each As set out above, a roofwater pit will be installed to the front of each lot with kerb adaptor to allow discharge of stormwater to the kerb and channel in Moores Road.

Landscaping: Landscaping for future dwelling houses will be carried out at the build stage. It is Landscaping for future dwelling houses will be carried out at the build stage. It is noted that street tree planting in Moores Road will be carried out in accordance with the standards set out in section 4.0 of the Infrastructure Works Planning Scheme Policy under the Redland City Plan. Such a requirement can be conditioned accordingly.

Overall, the proposal is identified as meeting the relevant requirements of the Weinam Creek PDA Development Scheme. As such, the application should be approved subject to reasonable and relevant conditions.

TOWN PLANNING FRAMEWORK

TOWN PLANNING FRAMEWORK

The Economic Development Act 2012 provides the statutory planning framework for areas declared to be a Priority Development Area. This proposal will be assessed in accordance with the Economic Development Act 2012.

The Weinam Creek PDA Development Scheme is applicable to all development on land within the boundary of the Weinam Creek Priority Development Area. The subject site is identified as being contained within the declared Weinam Creek Priority Development Area. As such, the development is subject to the relevant provisions of the Weinam Creek PDA Development Scheme.

5.1 Weinam Creek PDA Development Scheme

The Weinam Creek Priority Development Area was declared on 21 June 2013. The Weinam Creek PDA Development Scheme was approved by the State Government on 29 May 2014 superseding the Weinam Creek Interim Land Use Plan.

The Weinam Creek PDA Development Scheme supports the development of Weinam Creek as a point of community focus and a regional Gateway to Moreton Bay and the Southern Moreton Bay Islands.

The Weinam Creek PDA Development Scheme locates the subject site within Precinct 3 – Weinam Creek. In accordance with the intent for Precinct 3, development within Precinct 3 will provide for residential development. As such, the proposed residential subdivision is identified as being consistent with the intent for Precinct 3.

5.2 Definition

Pursuant to Schedule 2 – Definitions of the Weinam Creek PDA Development Scheme, a Reconfiguration of a Lot is defined as per the Economic Development Act 2012, which then references the Planning Act. The Planning Act 2016 defines the Reconfiguration of a Lot as:

(a) creating lots by subdividing another lot; or

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay (b) amalgamating 2 or more lots; or (c) rearranging the

3-11 Moores Road, Redland Bay

(b)

amalgamating 2 or more lots; or

(c)

rearranging the boundaries of a lot by registering a plan of subdivision under the Land Act or Land Title Act; or

(d)

dividing land into parts by agreement rendering different parts of a lot immediately available for separate disposition or separate occupation, other than by an agreement that is—

(i)

a lease for a term, including renewal options, not exceeding 10 years; or

(ii)

an agreement for the exclusive use of part of the common property for a community titles scheme under the Body Corporate and Community Management Act 1997; or

(e)

creating an easement giving access to a lot from a constructed road.

As such, the proposal involves the Reconfiguration of a Lot (1 into 10 lots).

5.3 Notification Process

Under Section 3.2.8 of the Weinam Creek PDA Development Scheme, “a PDA development application will require public notification if the application:

includes a proposal for development which does not comply with Map 2, 3 and 4, their intent or the Precinct provisions, orwill require public notification if the application: is for development which in the opinion of the

is for development which in the opinion of the MEDQ, may have adverse impacts on the amenity or development potential of adjoining land under separate ownership.”Map 2, 3 and 4, their intent or the Precinct provisions, or The proposed development is

The proposed development is considered to comply with Maps 2, 3, 4 and their intent or precinct provisions. Furthermore, the proposal is considered to not result in any adverse impacts on the amenity or development potential of adjoining land under separate ownership.

5.4 Development Consistent with the Land Use Plan

Under Section 3.2.4 of the Weinam Creek PDA Development Scheme, “Permissible development is consistent with the scheme if:

(i)

the

development complies with all relevant PDA-wide

criteria and the Precinct

provisions, or

(ii)

the development does not comply with one or more of the aspects of the PDA-wide criteria or Precinct provisions but:

a. the development does not conflict with the PDA vision, and

b. there are sufficient grounds to justify the approval of the development despite the non-compliance with the PDA-wide criteria or the Precinct provisions.”

The proposal is identified as complying with the relevant PDA-wide criteria and the Precinct provisions within the Weinam Creek PDA Development Scheme. As such, the proposal is considered to be consistent with the scheme.

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay 5.5 Level of Assessment / Applicable Development Requirements In accordance

3-11 Moores Road, Redland Bay

5.5 Level of Assessment / Applicable Development Requirements

In accordance with Table 1: Levels of assessment, of the Weinam Creek PDA Development Scheme, all development, including development not defined in Schedule 2, other than development mentioned in Schedule 1 or Column 1, 2 or 3B is Permissible Development. It is noted that the proposed Reconfiguration of a Lot is not identified in Schedule 1 or Column 1, 2 or 3B and is therefore subject to Permissible Development.

Pursuant to the Weinam Creek PDA Development Scheme, the proposal is identified as being assessable against the following:

PDA-wide criteriais identified as being assessable against the following: Precinct provisions The above development requirements have

Precinct provisionsas being assessable against the following: PDA-wide criteria The above development requirements have been addressed in

The above development requirements have been addressed in Appendix 1.

STATE INTERESTS

STATE INTERESTS

The State Planning Policy was introduced on 03 July 2017 and expresses the State’s interests in land use planning and development. The State interest policies and assessment benchmarks in Part E of the State Planning Policy are addressed below.

State Interest Policies and Assessment Benchmarks

Liveable communities and housing

Housing supply and diversity

The proposal involves a residential subdivision including the creation of nine lots with a plan of development for future dwelling houses and a larger super lot for future residential development. The proposal will add to the diversity of housing available within the locality and support the provision of new housing over a well-located site that achieves good accessibility to services and facilities. In this regard, the proposal achieves the State Interest – Housing supply and diversity.

Liveable communities

The proposed development supports the creation of a liveable, well-designed and serviced community. The proposal achieves the State Interest – Liveable communities. The proposal achieves the State Interest – Liveable communities.

Economic growth

Agriculture

The site does not contain agricultural land or fisheries resources. As such, State Interest – Agriculture is not applicable.

Development and construction

The proposal will deliver new residential development in keeping with the Precinct Intent under the Weinam Creek PDA Development Scheme. The proposal achieves State Interest – Development and construction.

Mining and extractive resources

The site is not identified within a Key Resource Area. As such, State Interest – Mining and extractive recourse is not applicable.

Tourism

The proposal will deliver new residential development consistent with the Precinct Intent under the Weinam Creek PDA Development Scheme and will not impact on the tourism and planning development opportunities. As such, State Interest – Tourism is not applicable.

Environment and heritage

Biodiversity

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay State Interest Policies and Assessment Benchmarks The proposal has been

3-11 Moores Road, Redland Bay

State Interest Policies and Assessment Benchmarks

The proposal has been designed to avoid and minimise impacts on Matters of State Environmental Significance. Specifically, the subject part of the site does not contain Matters of State Environmental Significance. The proposal achieves the State Interest – Biodiversity.

Coastal environment

The proposal involves new residential development. While the site is located within the Coastal Management District, the proposed new lots are located towards Moores Road and will protect coastal processes and resources. The proposal achieves State Interest – Coastal Environment.

Cultural heritage

The subject site is not identified as a heritage place or area. As such, State interest – Cultural heritage is not applicable.

Water quality

The proposal will facilitate the protection and enhancement of environmental values. As such, the proposal achieves State Interest – Water quality. The Site Based Stormwater Management Plan by Engeny Water Management addresses water quality in detail.

Safety and resilience to hazards

Emissions and hazardous activities

The proposed development will not result in or be impacted on by emissions and hazardous activities. As such, State interest - Emissions and hazardous activities is not applicable.

Natural hazards, risk and resilience

The proposal appropriately mitigates risks associated with natural hazards. As such, the proposal achieves State Interest - Natural hazards, risk and resilience. The Site Based Stormwater Management Plan and Flood Impact Assessment by Engeny Water Management addresses the mitigation of flooding and coastal hazard in detail.

Infrastructure

Energy and water supply

The proposal does not relate to existing or future major electricity or bulk water supply infrastructure. As such, State Interest - Energy and water supply is not applicable.

Infrastructure integration

The proposal achieves integration with existing and planned infrastructure. As such, the proposal achieves State Interest – Infrastructure integration.

Transport infrastructure

The proposal is located within an established area with connections to existing transport infrastructure and facilities. The proposal will maintain the safety and efficiency of state transport infrastructure. As such, the proposal achieves State Interest – Transport Infrastructure.

Strategic airports and aviation facilities

The site is not located in proximity to a strategic airport or aviation facility. As such, State Interest - Strategic airports and aviation facilities is not applicable.

Strategic ports

The site is not located in proximity to a strategic port. As such, State Interest - Strategic ports is not applicable.

CONCLUSIONS

CONCLUSIONS

This report is submitted on behalf of Redland Investment Corporation Pty Ltd and seeks a Development Permit for Reconfiguration of a Lot (Subdivision 1 into 10 lots) with a Plan of Development and Development Permit for Operational Works associated with Subdivision upon land at 3-11 Moores Road, Redland Bay.

The proposal forms part of Stage 1 of the Weinam Creek redevelopment project. Stage 1 comprises of new car park and pedestrian bridge across Weinam Creek as well as the creation of nine residential lots fronting Moores Road and a larger super lot for future development. This

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay application relates to the Reconfiguration of a Lot to create

3-11 Moores Road, Redland Bay

application relates to the Reconfiguration of a Lot to create nine residential lots and a super lot with a separate application made for the new car park and pedestrian bridge.

Under the Weinam Creek PDA Development Scheme, the subject site is identified as being contained within Precinct 3 – Weinam Creek. In accordance with the intent for Precinct 3, development within Precinct 3 will provide for residential development. As such, the proposed residential subdivision is identified as being consistent with the intent for Precinct 3.

The proposal relates to Lot 1 to be created as part of the Development Permit for Reconfiguration of Lot under approval DEV2018/948 which was recently granted by Economic Development Queensland. DEV2018/948 relates to the creation of management lots for Stage 1 with a separate freehold lot being created for the car park (Lot 2) and a separate freehold being created for the Reconfiguration of a Lot for Dwelling Houses and future development (Lot1).

The proposed subdivision will create ten lots including nine residential lots ranging in size from 400- 502sqm and a larger super lot reflecting 10,001sqm that will allow for future residential development options. The proposal seeks a Plan of Development for the future dwelling houses on the Lots 1 – 9.

The proposal is identified to achieve appropriate lot sizes and layout to accommodate the future residential development. The proposed development is also identified to achieving the relevant outcomes of the UDA-wide criteria and precinct provisions of the PDA Scheme.

The design parameters for the future Dwelling Houses under the Plan of Development are in accordance with the Queensland Development Code MP1.1 and MP1.2. The Plan of Development will allow future Dwelling Houses to be Exempt Development under the Weinam Creek PDA Development Scheme.

Overall, the proposal is identified as meeting the relevant requirements of the Weinam Creek PDA Development Scheme. As such, the application should be approved subject to reasonable and relevant conditions.

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

3-11 Moores Road, Redland Bay APPENDICES Appendix 1 – Code Assessment p a g e

3-11 Moores Road, Redland Bay

APPENDICES

APPENDICES

Appendix 1 – Code Assessment

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Unit 4, 13 Manilla St EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

1 Precinct Criteria

SITE: 3-11 Moores Road, Redland Bay 1 Precinct Criteria PRECINCT CRITERIA PROPOSAL COMPLIANCE Precinct 3: Weinam

PRECINCT CRITERIA

PROPOSAL

COMPLIANCE

Precinct 3: Weinam Creek

Precinct intent

Weinam Creek will continue to provide for a diverse range of recreational and marine service activities associated with the bay and islands including the existing breakwater and park area on the southern side of Weinam Creek. Development in Precinct 3 will provide for boating access from Weinam Creek into Moreton Bay, and associated parking requirements as well as opportunity for residential and marine industry development.

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposal is in keeping with the preferred land uses for Precinct 3 which includes residential development.

Development will enhance pedestrian access through the continuation of the waterfront promenade and pedestrian connections through the site. Connectivity across the creek will be investigated including potential for a pedestrian bridge at the end of the creek connecting the north and south of the precinct and providing links to the residential areas, southern waterfront and proposed long term parking.

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The part of the site subject to the Reconfiguration of a Lot does not relate to the pedestrian connections shown on Map 2 – Structure Plan.

N/A

Development in Precinct 3 will allow for the opportunity to relocate the Translink Redland Bay Marina bus station, from Precinct 1 upstream on the northern side of Weinam Creek into Precinct 3. Relocation to occur after carpark areas on adjacent land to the proposed new ferry terminal are established and new carparking is provided.

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot does not prejudice the future relocation of the Translink Redland Bay Marina bus station.

Precinct outcomes – Development in Precinct 3 will:

provide for residential developmentThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposal is in keeping with the preferred land uses for Precinct 3 which includes residential development.

provide for marine industry development and boat parking facilities to the east of the recreational boat ramp, adjoiningThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposal

N/A

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Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PRECINCT CRITERIA PROPOSAL COMPLIANCE the waterfront, where impacts

PRECINCT CRITERIA

PROPOSAL

COMPLIANCE

the waterfront, where impacts including traffic, air, noise and odour emissions are able to be readily mitigated

does not involve marine industry development.

 

minimise dredging requirements and has regard to the treatment and or disposal of dredge spoilThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will not result in adverse dredging impacts and has regard to the treatment and disposal of dredge spoil.

maintain the existing breakwater and park area on the southern side of Weinam CreekThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposal will not impact on the existing breakwater and park area.

support the opportunity for relocation of the passenger ferry terminal and Translink Redland Bay Marina bus station upstream of Weinam Creek on the northern sideThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot does not prejudice the future relocation of the relocation of the passenger ferry terminal and Translink Redland Bay Marina bus station.

N/A

provide opportunities for convenient longer term parking with good connections to the ferry and into the mixed use node. Ensures adequate car parking is provided to meet the scale of development and anticipated growthThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot does not impact on the provision of parking which is being delivered within the western extent of the site as part of a separate application.

ensure the location of the boat ramp has regard to the safety of all boat users and the operational requirements of ferriesThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot does not prejudice the future boat ramp.

N/A

provide for the relocation of the boat ramp to the end of Weinam Creek on the southern sideThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot does not prejudice the future boat ramp.

N/A

make provision for parking associated with the boat ramp on the southern side of Weinam Creek, which reduces conflicts between trailer boats and pedestrian and vehicle traffic in the rest of the PDAThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future residential development. The proposed Reconfiguration of a Lot does not impact on the provision of future boat parking. It is noted that boat parking will be delivered within the western extent of the site as part of future applications.

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Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PRECINCT CRITERIA PROPOSAL COMPLIANCE ensure parking areas are designed to

PRECINCT CRITERIA

PROPOSAL

COMPLIANCE

ensure parking areas are designed to appropriately interface with adjoining usesThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future residential development. The proposal does not involve parking areas.

N/A

allow for a pedestrian bridge towards the end of Weinam Creek to improve north south connectivity in the precinctThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future residential development. The proposed Reconfiguration of a Lot does not prejudice the provision of a pedestrian bridge across the creek.

deliver a new north south connection from Moores Road to the recreational boat ramp, providing access to parking, the boat ramp, residential and marine industry developmentThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future residential development. The proposed Reconfiguration of a Lot does not prejudice the north south connection from Moores Road which is being delivered as part of a separate application for car park over the western extent of the site.

provide an upgrade of the Meissner Street and Moores Road intersection to provide for development in the south of the precinctThe proposed Reconfiguration of a Lot does not warrant the upgrade of the Meissner Street

The proposed Reconfiguration of a Lot does not warrant the upgrade of the Meissner Street and Moores Road intersection.

N/A

ensures access minimises impacts of vehicle and trailer movements adjoining residential developmentThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future residential development. The proposal does not involve car park.

N/A

ensure the safety of pedestrians and cyclists moving through the area and seeks to separate vehicle, trailer and people movementsThe proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future residential development. The proposal does not involve car park.

N/A

contribute to creating a strong pedestrian connection along Meissner Street between the waterfront and Precinct 3 and extend the waterfront promenade and pedestrian connection through the Precinct to connect to areas to the south of the PDA.The proposal provides for a Reconfiguration of a Lot to create nine residential lots and

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future residential development. The part of the site subject to the Reconfiguration of a Lot does not relate to the pedestrian connections shown on Map 2 – Structure Plan.

Preferred land uses

The preferred land uses for precinct 3 are:

The proposal provides for a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposal is in keeping with the preferred land uses for Precinct 3 which

car parkfor future development. The proposal is in keeping with the preferred land uses for Precinct 3

clubfuture development. The proposal is in keeping with the preferred land uses for Precinct 3 which

community uselot for future development. The proposal is in keeping with the preferred land uses for Precinct

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Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PRECINCT CRITERIA PROPOSAL COMPLIANCE emergency services includes

PRECINCT CRITERIA

PROPOSAL

COMPLIANCE

emergency servicesincludes residential development.  

includes residential development.

 

food and drink outletservices includes residential development.   function facility hotel indoor sport and recreation landing

function facilityresidential development.   food and drink outlet hotel indoor sport and recreation landing outdoor sport and

hotel  food and drink outlet function facility indoor sport and recreation landing outdoor sport and

indoor sport and recreation  food and drink outlet function facility hotel landing outdoor sport and recreation park port services

landingoutlet function facility hotel indoor sport and recreation outdoor sport and recreation park port services utility

outdoor sport and recreationfunction facility hotel indoor sport and recreation landing park port services utility installation (for the purposes

parksport and recreation landing outdoor sport and recreation port services utility installation (for the purposes of

port servicesand recreation landing outdoor sport and recreation park utility installation (for the purposes of transport

utility installation (for the purposes of transport services).drink outlet function facility hotel indoor sport and recreation landing outdoor sport and recreation park port

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Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

2 PDA-Wide Criteria

SITE: 3-11 Moores Road, Redland Bay 2 PDA-Wide Criteria PDA CRITERIA PROPOSAL COMPLIANCE 3.4.1 Urban Design

PDA CRITERIA

PROPOSAL

COMPLIANCE

3.4.1 Urban Design

 

The form, type and arrangement of buildings, streets and public spaces support development and urban design outcomes which:

 

create a community which is compact and walkable, with development generally within a 5 minute walk (400m radius) of a community focal point. A community focal point may include a park, public transport stop, active retail use, community facility or similarThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposal will support the creation of a community which is compact and walkable.

deliver building heights which are generally in accordance with the indicative building heights identified in Map 4 and are compatible with surrounding developmentThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposal includes a Plan of Development for future Dwelling Houses on Lots 1 – 9. The future Dwelling Houses will comply with Map 4 – Building Heights and are compatible with surrounding development.

create an active place characterised by a high quality public realm and safe pedestrian areas which encourage community interaction and support healthy lifestylesThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposal will support an active and safe public realm with residential lots providing opportunities for casual surveillance to Moores Road as well as the future car park being delivered within the western extent of the site under a separate application.

provide built form which supports a mix of land uses that support activity during the day and at nightThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposal will support a mix of uses within the Precinct.

appropriately interfaces with existing residential development within and adjoining the PDA boundary and mitigates impacts from density or height by providing:The proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed lots will achieve a quality interface with existing residential development within and adjoining the PDA boundary.

o

visual buffers and setbacks or graduation in height

o

appropriate access arrangements, and

 

o

complementary uses

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Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PDA CRITERIA PROPOSAL COMPLIANCE ensure all buildings address the street,

PDA CRITERIA

PROPOSAL

COMPLIANCE

ensure all buildings address the street, reinforce streetscapes and integrate with the public realm, with service areas and carparking located to the rear of buildings, in particular promoting building design which reinforces Hamilton and Meissner Streets as the main entrances and gateways into the PDAThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will support the creation of future buildings that address Moores Road supporting a quality streetscape interface.

enhance the relationship with the waterfrontThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The subject part of the site does not interface with the waterfront.

N/A

contribute to an articulated streetscape along key pedestrian and street connectionsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will support the creation of future development that will provide for an articulated streetscape.

conserve local site characteristics, settings, places of heritage significance, landmarks, breezes and viewsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed development is for a Reconfiguration of a Lot and does not adversely conserve local site characteristics, settings, places of heritage significance, landmarks, breezes and views.

uses built form and natural features to provide specific identity, which complements existing local character and cultural heritageThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed development is for a Reconfiguration of a Lot and does not adversely impact the existing local character and cultural heritage of the area.

maximise north facing orientation of buildings and views to parks and Moreton BayThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot maximises the orientation of future buildings and views to parks and Moreton Bay.

provide a safe environment through the application of Crime Prevention Through Environmental Design (CPTED) principles such as passive surveillance of public spaces and activated street frontagesThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot supports CPTED principles through the orientation of additional lots to Moores Road as well as to the future car park to be delivered in the western extent of the site under a separate application.

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Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PDA CRITERIA   PROPOSAL COMPLIANCE ensure adequate visual and noise

PDA CRITERIA

 

PROPOSAL

COMPLIANCE

ensure adequate visual and noise amenity  The proposal involves a Reconfiguration of a Lot to create nine residential lots and

 

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will support adequate visual and noise amenity. In particular, residential uses are in keeping with the reasonable expectations for the precinct.

provide for advertising devices which are in accordance with standards set out in the planning schemeThe proposal does not involve advertising devices. N/A

The proposal does not involve advertising devices.

N/A

ensure sites have sufficient dimensions to accommodate buildings, landscaping, parking, access and circulation areasThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot has been designed to ensure sufficient dimensions for future Dwelling Houses on Lots 1 – 9 and future development on Lot 10.

provideopportunities for Aboriginal stewardship and The proposal involves a Reconfiguration of a Lot to create

opportunities

for

Aboriginal

stewardship

and

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed development is for a Reconfiguration of a Lot and does not impact opportunities for Aboriginal stewardship and reconciliation.

reconciliation.

 

3.4.2 Sustainability

 

Development supports sustainable outcomes which:

 

ensure landscaping and building design are of a high standard, providing adequate safety, privacy, comfort and responsiveness to the sub tropical climate and coastal hazardsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The Reconfiguration of a Lot includes a Plan of Development for future Dwelling Houses. The Plan of Development will facilitate the provision of Dwelling Houses in keeping with the low density nature of adjacent dwellings on Moores Road.

provide a range of community facilities and services within the PDA and support the ongoing operation of existing community facilities. New facilities are planned in accordance with standards of service of various agencies and Redland City CouncilThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposal does not involve or impact on existing community facilities.

N/A

ensuredevelopment has regard to environmental and The proposal involves a Reconfiguration of a Lot to

development

has

regard

to

environmental

and

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will not impact on environmental or

landscape values

 

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Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PDA CRITERIA PROPOSAL COMPLIANCE   landscape values.   ensure

PDA CRITERIA

PROPOSAL

COMPLIANCE

 

landscape values.

 

ensure ecosystems and natural physical processes are maintained and incorporated as features in the overall urban formThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will not result in adverse impacts on the ecosystems and natural physical processes of the area.

minimise potable water usage where possible and enhance the visual amenity of the locality and streetscapeThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot does not impact the usage of potable water, or the visual amenity of the locality and streetscape.

utilise energy efficient, climatically responsive design including appropriate solar orientation, shading, cross ventilation, natural lighting and passive cooling techniquesThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. Climate responsive design will be addressed as part of the future development of the lots.

3.4.3 Street and movement network

 

Development delivers a well designed street and movement network which:

 

provides for the co-location of parking, bus and passenger ferry servicesThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

providesappropriately designed car parking to service The proposal involves a Reconfiguration of a Lot to

appropriately

designed

car

parking

to

service

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

identified

parking

requirements

in

accordance

with

the

Redlands

Planning

Scheme

having

regard

to

projected

population growth

 

ensures the delivery of new parking is coordinated with the staging and delivery of development to provide no net loss in access to parking during constructionThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

creates an attractive and appealing place for residents, workers and visitors, with a street pattern which facilitates safe and efficient movement of private vehicles, buses, cyclists and pedestrians and is permeable, legible and connected to surrounding areasThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

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Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PDA CRITERIA PROPOSAL COMPLIANCE ensures development does not unreasonably

PDA CRITERIA

PROPOSAL

COMPLIANCE

ensures development does not unreasonably constrain future provision and operation of public transport infrastructure and does not adversely impact on the function or operation of existing or future public transport corridors and ensures potential public transport routes (land or water based) are constructed to a standard appropriate to accommodate these services, including footpaths and pavementsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

promotes physical and visual connectivity through the site with connections which align with the mixed use node, public transport services and access to ferry servicesThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

has regard to location and design of passenger and vehicle ferry parking requirements, including overnight and worker spaces and car queuing requirements which seek to minimise conflicts between different users of the site by locating car queuing areas away from residential and mixed use activityThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

provides efficient and safe street and road networks for all users and appropriately separates pedestrian, vehicle, trailer and bus trafficThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

connects to and takes into consideration impacts to existing networks while ensuring acceptable levels of amenity and minimising negative impacts of through trafficThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

delivers a waterfront promenade through Precincts 1, 2 and 3 which supports pedestrian and cycle connections north and south of the PDA and between Sel Outridge Park and the passenger ferry terminalThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

ensures the waterfront promenade is designed to provide opportunities for the public to access and enjoy the waterfrontThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

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Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PDA CRITERIA PROPOSAL COMPLIANCE provides a safe and pleasant movement

PDA CRITERIA

PROPOSAL

COMPLIANCE

provides a safe and pleasant movement network for pedestrians, cyclists and vehicles that has a clear structure and maximises walking, cycling and public transport effectivenessThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

supports improvements to pedestrian and cycle connections within the site which link to the broader network and support movement to key district and local destinations such as shops, schools, parks and community facilities which may be external to the PDAThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

provides a safe and pleasant environment through lighting, pavement treatment and materials, clear sight lines and landscaping and retains existing mature trees, where possible, in streetsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

delivers the specific road connections identified in the Precinct provisionsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

provides parking spaces generally in accordance with the Redlands Planning Scheme and makes adequate provision for on site car and trailer parkingThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

locates off site parking generally in accordance with Map 2 - Structure planThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

ensures car parking areas are appropriately designed, not visually dominant and do not detract from the building's relationship with the street whether at-grade or in a multi deck configuration. On key pedestrian and movement linkages and within the mixed use node, car parks are suitably sleeved by active frontages or located away from the public realmThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

P 07 3361 9999

F 07 3361 9900

E eda@tpalliance.com.au

W www.tpalliance.com.au

Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PDA CRITERIA PROPOSAL COMPLIANCE upgrades existing footpaths along the new

PDA CRITERIA

PROPOSAL

COMPLIANCE

upgrades existing footpaths along the new waterfront esplanade between the Hamilton Street and Meissner Street extensions to be a high quality shared path suitable for pedestrian and cyclist movementThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

improves pedestrian facilities and connections to existing and identified future locations of transport servicesThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

supports provision of on-road cycle services where appropriate and has regard to intersection treatment requirementsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

provides end of trip facilities for pedestrians and cyclists, including secure undercover bicycle storage facilities, showers and lockers are to be provided as part of developmentThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

providesappropriate levels of access to the marina and The proposal involves a Reconfiguration of a

appropriate

levels

of

access

to

the

marina

and

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will gain access via the existing street and movement network.

N/A

associated facilities

 

3.4.4 Natural environment

 

The design, siting and layout of development has regard to the environment and:

 

seeks to first avoid, then minimise and mitigate impacts arising from development within the PDA to sensitive ecological values and Matters of State Environmental Significance within and adjoining the PDA, including flying fox habitat, intertidal mudflats, mangroves, seagrass beds and fisheriesThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will not impact on sensitive ecological values.

seeks to achieve a net gain in marine habitat through the use of compensatory offsetsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will not impact on marine habitat.

P 07 3361 9999

F 07 3361 9900

E eda@tpalliance.com.au

W www.tpalliance.com.au

Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PDA CRITERIA PROPOSAL COMPLIANCE establishes linear corridors through the

PDA CRITERIA

PROPOSAL

COMPLIANCE

establishes linear corridors through the PDA which support open space connections between community focal pointsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot does not require the provision of linear corridors.

incorporateslandscaping with endemic species with a The proposal involves a Reconfiguration of a Lot to

landscaping

with

endemic

species

with

a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. Landscaping will be addressed through the development of the proposed lots.

preference

towards

retaining

existing

vegetation

where

possible

utilises planting strategies which are site responsive and reflect the subtropical nature of South East QueenslandThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. Landscaping will be addressed through the development of the proposed lots.

maintains and improves water quality and the functioning and characteristics of the existing hydrological network (including surface and groundwater interactions) and addresses overland flow pathsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. Stormwater Quality is addressed in the Site Based Stormwater Management Plan and Flood Impact Assessment by Engeny and Services, Works and Infrastructure Report by Naxos.

minimises adverse impacts on receiving waters and appropriately manages stormwater including use of total water cycle management and water sensitive urban design principles.The proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. Stormwater Quality is addressed in the Site Based Stormwater Management Plan and Flood Impact Assessment by Engeny and Services, Works and Infrastructure Report by Naxos.

3.4.5 Open space

Development delivers parks and civic spaces which:

 

protects the functioning of existing parks and ensures no net loss of public open space within the PDAThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

provide for multiple purposes and uses including recreational, sporting, ecological and stormwater management functionsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

P 07 3361 9999

F 07 3361 9900

E eda@tpalliance.com.au

W www.tpalliance.com.au

Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PDA CRITERIA PROPOSAL COMPLIANCE contribute to the achievement of an

PDA CRITERIA

PROPOSAL

COMPLIANCE

contribute to the achievement of an integrated, high quality open space network that caters for a variety of recreation functions and experiences to meet the needs of residents and visitorsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

provide opportunities to connect to public open space areas within and adjoining the PDA and delivers parks identified in Map 2 - Structure planThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

provide opportunities for the community to engage with the heritage and coastal habitats of Moreton Bay through new and improved areas of waterfront public open spaceThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

are accessible for all usersThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

ensures the waterfront promenade is designed to contribute to the public open space network and provide opportunities for the public to access and enjoy the waterfrontThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

incorporate existing natural features to the greatest extent possible having regard to the achievement of natural environment criteria in Section 3.4.4The proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

are landscaped to assist in creating neighbourhood identity and wayfinding and link park areas in the PDA through vegetated corridors planted with native floraThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

are designed and embellished to suit their anticipated useThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

P 07 3361 9999

F 07 3361 9900

E eda@tpalliance.com.au

W www.tpalliance.com.au

Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PDA CRITERIA PROPOSAL COMPLIANCE appropriate incorporate erosion and

PDA CRITERIA

PROPOSAL

COMPLIANCE

appropriateincorporate erosion

incorporate

erosion

and

sediment

control

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

techniques

mayact as buffers between residential

act

as

buffers

between

residential

development

and

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

incompatible uses

promote innovative and efficient use of energy and water in open spaces.The proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not associated with the provision of parks of civil spaces.

N/A

3.4.6 Community safety and development constraints

 

Development employs a risk management approach and will:

 

be sited, designed and constructed to avoid, minimise or withstand the incidence of a development constraintThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot has been designed to ensure lots achieve compliance with relevant flood immunity standards.

mitigate impacts from erosion prone areas  The proposal involves a Reconfiguration of a Lot to create nine residential lots and

 

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not impacted by erosion.

mitigate impacts from contaminated land  The proposal involves a Reconfiguration of a Lot to create nine residential lots and

 

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot is not impacted by contaminated land.

minimise soil erosion and siltation during construction  The proposal involves a Reconfiguration of a Lot to create nine residential lots and

 

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will minimise soil erosion and siltation during construction.

ensure that people and property are safe from potential hazards including acid sulfate soils, coastal hazards, flooding, bushfire and landslide through assessment of risk and avoidingThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The Reconfiguration of a Lot will ensure that people and property are

P 07 3361 9999

F 07 3361 9900

E eda@tpalliance.com.au

W www.tpalliance.com.au

Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PDA CRITERIA PROPOSAL COMPLIANCE   or mitigating adverse impacts

PDA CRITERIA

PROPOSAL

COMPLIANCE

 

or mitigating adverse impacts

safe from potential hazards including acid sulfate soils, coastal hazards, flooding, bushfire and landslide through assessment of risk and avoiding or mitigating adverse impacts. In particular, the lots have been designed to achieve the relevant flood immunity standards.

 

have regard to the projected impacts of a variable climateThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The Reconfiguration of a Lot has been designed to achieve the relevant flood immunity standards with consideration to variable climate.

manage and minimise noise from transport corridorsThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The site is not subject to noise from transport corridors.

have regard to maritime uses within the PDA and will mitigate impacts from noise, dust, light or odour through design and siting of development, avoiding the use of noise barriersThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The Reconfiguration of a Lot will not be impacted by maritime uses.

minimise adverse impacts on amenity during constructionThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot will minimise adverse impacts on amenity during construction

ensure stormwater runoff at the PDA boundary does not exceed that which presently exists, and there is no net worsening of flood conditions at the PDA boundaryThe proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed Reconfiguration of a Lot suitably manage stormwater. Please refer to the Site Based Stormwater Management Plan and Flood Impact Assessment by Engeny.

3.4.7 Service infrastructure

 

Development will protect existing or planned trunk infrastructure and ensure infrastructure and services are:

 
provided in a timely, orderly, integrated and coordinated manner to support urban uses and works

provided in a timely, orderly, integrated and coordinated manner to support urban uses and works

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed development will provide infrastructure and services in a timely, orderly, integrated and coordinated manner. Please refer to the Civil

P 07 3361 9999

F 07 3361 9900

E eda@tpalliance.com.au

W www.tpalliance.com.au

Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101

SITE: 3-11 Moores Road, Redland Bay

SITE: 3-11 Moores Road, Redland Bay PDA CRITERIA   PROPOSAL COMPLIANCE   Report by Naxos Engineers

PDA CRITERIA

 

PROPOSAL

COMPLIANCE

 

Report by Naxos Engineers for further details.

 

available or capable of being made available (including key infrastructure such as roads, public and active transport, water supply, sewerage, drainage, park network, community facilities, energy and telecommunications)The proposal involves a Reconfiguration of a Lot to create nine residential lots and a

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed infrastructure and services associated with the development will be available or capable of being made available where applicable.

designedto allow for future developments in information The proposal involves a Reconfiguration of a Lot

to

allow

for

future

developments

in

information

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed development will provide infrastructure and services that are designed to allow for future developments.

technology

 

locatedand designed to maximise efficiency and ease of The proposal involves a Reconfiguration of a

and

designed

to

maximise

efficiency

and

ease

of

The proposal involves a Reconfiguration of a Lot to create nine residential lots and a super lot for future development. The proposed development will provide infrastructure and services that are located and designed to maximise efficiency and ease of maintenance.

maintenance.

 

P 07 3361 9999

F 07 3361 9900

E eda@tpalliance.com.au

W www.tpalliance.com.au

Unit 4, 13 Manilla Street, EAST BRISBANE Q 4169 PO Box 5329 WEST END Q 4101