2014-12-09 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                               9 DECEMBER 2014


Open Space
The Code requires the development to provide open space in accordance with the following:
“Active Parkland or open space linkage to Active Parkland is provided in accordance with the
Priority Infrastructure Plan in Part 15;” or
“Park contributions are paid in accordance with the applicable infrastructure charging instrument.”
The applicant is seeking to provide a playground within the park on neighbouring land in lieu of
Park Contributions for the development. This is proposed to be delivered through an
Infrastructure Agreement as part of the REC13/0146 and Councils Priority Infrastructure Plan
(PIP). Under the Sustainable Planning Act 2009, local parks and equipment may be considered
as trunk infrastructure and accordingly applicants are entitled to an offset in their infrastructure
charges. It is anticipated this will be addressed through the Negotiated Decision process once
the Infrastructure Agreement is finalised.
Overlay Provisions
The following overlay codes are applicable to this application:
   Biodiversity Overlay Code – Riparian Buffer Area
   Natural Hazards Overlay Code – Flood Hazard Area
   Natural Resources Overlay Code – Extractive Resource Buffer Area
   Natural Resources Overlay Code – Gas Pipeline Buffer Area
Biodiversity Overlay Code
Approximately 50% of the site is affected by Riparian Buffer area. The mapped buffers are not
centrally located over the watercourses and do not follow the meander of either tributary, but
range in width from zero to 20m from the top of bank. The applicant proposes to rehabilitate most
of the riparian buffers and 10m from the top of bank for the full length and both sides of the
waterways, including the portion of the waterway not affected by the Riparian Buffer Overlay. A
portion of the riparian buffer on the south western side of the eastern tributary is not being
rehabilitated as a playground is proposed as part of the adjoining subdivision REC13/0146.
All lots are outside the riparian buffer except for a small western portion of lot’s 15 and 16. The
rear boundary of lot 15 is setback 7.5m from the top of bank which is not sufficient. To help
maintain water quality and provide sufficient area for maintenance activities a condition is
recommended to remove any portion of lot 15 from within the riparian buffer area. The location of
the riparian buffer on lot 16 is a result of the mapping inconsistency over the waterway, as there
is currently more than a 20m setback to the rear boundary of lot 16, which is sufficient for a
Stream Order 3 setback.
Provided lot 15 is removed from within the riparian buffer the proposal complies with the
provisions of the Biodiversity Overlay Code.
Natural Hazards Overlay – Flood hazard area
Approximately 70% of the land is flood affected, being below the flood level of a Q100 event. The
applicant provided a Flood Assessment that considers land areas subject to 4 current
development applications (being the subject application, REC13/0146, REC13/0148 and
REC14/0009). The proposed flood strategy is not a fully conventional detention system, using a
variety of storage methods to achieve a non-worsening at the site boundaries. The proposed
methods include deliberately “roughing” the flood ways by utilising riparian vegetation, excavating
side storage adjacent to the western tributary, channel re-profiling, and a restrictive footbridge
across the eastern tributary and 2 bio basins. The Flood Assessment strategy’s modelling
suggests that there is no risk to surrounding residences and a proposed non-worsening at any
flood affected boundary in a Q100 event.



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