Submission in response to the Working Together for Better Housing and Sustainable Communities Discussion Paper

Transcription

1 Submission in response to the Working Together for Better Housing and Sustainable Communities Discussion Paper June 2016

2 Table of Contents 1. INTRODUCTION MEASURES TO IMPROVE HOUSING AFFORDABILITY PLANNING FRAMEWORK REGIONAL PLAN PLANNING SCHEMES AND APPROVAL PROCESSES REFORMING THE TAXATION SYSTEM EQUITABLE FUNDING MODELS FOR COMMUNITY INFRASTRUCTURE INCREASING THE SUPPLY OF AFFORDABLE HOUSING INCLUSIONARY ZONING AND AFFORDABLE HOUSING TARGETS ALTERNATIVE OPTIONS OTHER ISSUES RAISED IN THE DISCUSSION PAPER LIVEABLE HOUSING DESIGN ENERGY EFFICIENCY REQUIREMENTS CONCLUSION APPENDIX APPENDIX Housing Industry Association contact: Michael Roberts Assistant Director, Planning & Environment Housing Industry Association 14 Edmondstone Street South Brisbane QLD 4101 Phone: m.roberts@hia.com.au 2

3 ABOUT THE HOUSING INDUSTRY ASSOCIATION The Housing Industry Association (HIA) is Australia s only national industry association representing the interests of the residential building industry, including new home builders, renovators, trade contractors, land developers, related building professionals, and suppliers and manufacturers of building products. As the voice of the industry, HIA represents some 40,000 member businesses throughout Australia. The residential building industry includes land development, detached home construction, home renovations, low/medium-density housing, high-rise apartment buildings and building product manufacturing. HIA members comprise a diversity of residential builders, including the Housing 100 volume builders, small to medium builders and renovators, residential developers, trade contractors, major building product manufacturers and suppliers and consultants to the industry. HIA members construct over 85 per cent of the nation s new building stock. HIA exists to service the businesses it represents, lobby for the best possible business environment for the building industry and to encourage a responsible and quality driven, affordable residential building development industry. HIA s mission is to: promote policies and provide services which enhance our members business practices, products and profitability, consistent with the highest standards of professional and commercial conduct. The residential building industry is one of Australia s most dynamic, innovative and efficient service industries and is a key driver of the Australian economy. The residential building industry has a wide reach into manufacturing, supply, and retail sectors. The aggregate residential industry contribution to the Australian economy is over $150 billion per annum, with over one million employees in building and construction, tens of thousands of small businesses, and over 200,000 sub-contractors reliant on the industry for their livelihood. HIA develops and advocates policy on behalf of members to further advance new home building and renovating, enabling members to provide affordable and appropriate housing to the growing Australian population. New policy is generated through a grassroots process that starts with local and regional committees before progressing to the National Policy Congress by which time it has passed through almost 1,000 sets of hands. Policy development is supported by an ongoing process of collecting and analysing data, forecasting, and providing industry data and insights for members, the general public and on a contract basis. The association operates offices in 23 centres around the nation providing a wide range of advocacy, business support including services and products to members, technical and compliance advice, training services, contracts and stationary, industry awards for excellence, and member only discounts on goods and services. 3

4 1. Introduction For many years the issues of housing affordability and affordable housing have been treated separately and frequently confused. It is pleasing that the Government s Discussion Paper understands that these two issues need to be considered together if durable progress is to be made to both the supply of affordable housing and improvements in the overall level of housing affordability. The Housing Continuum that the Paper describes is a helpful representation of the broad spectrum of housing circumstances that need to be considered in a housing strategy for the whole community. Measures that seek to increase the supply of public housing and supported private rental will continue to be confounded if the broader issue of housing affordability is not addressed. Any deterioration in housing affordability at the private rental and home ownership ends of the continuum will inevitably put pressure on the demand for subsidised housing, which if it cannot meet this demand will spill over into demand for crisis accommodation and services for the homeless. There have been countless inquiries, reports and investigations into housing affordability and affordable housing over the years. Few of these reports have investigated the full extent of the issues that impact on housing. Housing is not a simple product or service: it is delivered in a complex regulatory and policy environment and is acquired for both the provision of shelter and as an investment. In this way housing affordability outcomes are driven by a wide range of factors, many of which, like interest rates and returns on other investments, are beyond government or industry control. However there are many aspects of the housing affordability environment over which state government intervention can influence affordability conditions, including control of land available for greenfield development; supply of land for redevelopment in infill areas; plan-making and development approval processes; government fees and charges, including infrastructure charges; taxation, including stamp duty, land tax; grants and subsidies; direct investment in public housing; 4

5 regulatory environment for example, for investors through tenancy legislation, contractors through licensing and contracting provisions, restrictions on foreign investment; investment in infrastructure that supports housing development; regulation of building standards; and management of the government s own housing and land assets. HIA s response to the Discussion Paper will focus on those areas where state government can have the biggest impact on improving housing affordability and the supply of affordable housing. HIA s housing affordability index shows (see graph below) that housing affordability in Queensland has improved since 2007 but is still well below the levels at the turn of the century. This improving trend in affordability has been driven predominantly by lower interest rates. However over the last ten years there have been many state government driven actions across the issues outlined above that, on their own, would have caused housing affordability to deteriorate through a real increase in the square metre price of land. The residential building industry has also responded over the last ten years to the housing affordability challenge by providing access to smaller blocks of land to meet the market s capacity to pay. Moreover the average size of new homes being built in Queensland is also falling, at least in part due to affordability pressures. The former National Housing Supply Council and others have demonstrated that there has been a long term mismatch between the demand for housing and its supply which has driven up prices and caused housing affordability to deteriorate. HIA considers that it has been limitations that state and local governments have placed on the supply of greenfield and infill development opportunities that is primary driver of this outcome. These limitations have been driven by many of the government actions identified above being managed without sufficient regard to their impact on housing affordability. These limitations can apply either across the whole housing market or have impacts on particular sub-markets, for example, the supply of medium density accommodation in established suburbs. 5

6 For this reason HIA would recommend that any state government policy process being considered by government needs to have a housing affordability impact assessment undertaken. The long term failure of new housing supply to keep pace with the growth in demand manifests itself in a considerable constraint on the housing choices available. Households experience lower levels of housing affordability as under-supply drives up prices and/or their housing choices are restricted. These restrictions then flow through to the subsidised part of the housing continuum and ultimately to pressures on supported housing. To address housing affordability issues, the housing choices available to all households must be improved. The supply of new housing needs to be more responsive to household dynamics and changes in housing demand. Improving housing supply as the path to improve affordability requires comprehensive reform. Without these reforms the challenge of overcoming the housing shortage, and the subsequent avoidable pressure on home prices, private rental prices, and demand for social, community and public housing, will only intensify. HIA s main criticism of the Discussion Paper is that its policy focus rests almost entirely on the subsidised part of the housing continuum and disturbingly proffers solutions that would cause housing affordability to deteriorate in other parts of the continuum. 2. Measures to Improve Housing Affordability The following sections describe policies and reform measures the Government can implement to improve the supply of housing across the housing continuum and arrest the long term decline in housing affordability. While these measures are identified separately, to be effective many need to be considered as a package. For example, increasing the quantity of appropriately zoned infill and greenfield land will not be effective unless there is an associated delivery of infrastructure needed to support the development of that zoned land. 2.1 Planning Framework Access to appropriate and affordable housing is a fundamental desire that provides economic security, independence and privacy for individuals and families and is the foundation for healthy, thriving communities. New home building and renovation is also a significant economic driver and employer across metropolitan and regional Queensland. The planning system can do much to facilitate these objectives if it is sufficiently flexible to accommodate changing housing needs, is transparent to users of the system, and is efficient in delivering good outcomes cost-effectively. One of the most significant ways to reduce housing costs is through practical planning reform that curtails delays and uncertainties and the resulting unforeseen costs. 6

7 Some of the key planning influences on housing affordability over the past decade include: the ratcheting up of developed land prices from the continual ramping up of infrastructure charges and levies; government imposed constraints on the supply of greenfield residential land; increasingly complex and lengthy planning and approval processes for residential land development; and increasing community opposition to residential development, especially in infill areas Regional Plan HIA is aware the State Government is currently undertaking a review of the South East Queensland Regional Plan (SEQRP). HIA agrees that balancing urban growth and conservation is vital to the success of the region, if delivered correctly it will provide the right housing mix in the right locations, serviced by appropriate infrastructure, close to employment and with good access to public open space. From an affordability perspective it is critical that the Regional Plan identifies an adequate supply of land in desired locations that is able to be cost effectively serviced. Additionally, land identified as suitable for development needs to be free of significant encumbrances. The cost impact on the delivery of new housing has been greatly affected by the ability of all three levels of government to apply differing environmental controls over a parcel of land that for all intents and purposes has been identified as suitable for development. The Regional Plan must incorporate a strategic assessment of the environmental values of the region, which provides for an urban footprint that separates developable land from areas of environmental protection. If the intention is that it cannot be developed then it needs to be mapped as such in the plan. On this particular issue it is disturbing that the Government s recently released Coastal Management mapping and the Government s proposed amendments to the Vegetation Management Act and Environmental Offsets Act, currently before the Parliament, will have the opposite effect rendering parcels of land otherwise identified as suitable for development as undevelopable Planning Schemes and Approval Processes The home building industry s experience with the Queensland planning system is that it does not deliver effectively on flexibility, transparency or cost. This failure compromises the 7

8 capacity of the industry to deliver for individual Queenslanders and the broader Queensland economy. With an ageing demographic and well documented changes in household size and makeup, HIA is disappointed that the planning system pays little to no consideration to opening up the overall variety of housing options to cater, for example, for blended families and multigenerational housing (e.g. one house with two kitchens). Grandparents or adult children and their partners for example, should be provided with the ability to share a dwelling house with the broader family whilst maintaining their independence. This type of housing can effectively blend in existing detached housing areas and quickly address affordable housing supply without changing accepted streetscape character. This is a significant issue for the community and an issue that needs to be addressed and it will require political leadership to deliver it. Unfortunately, the complexity and resultant uncertainty of planning regulation is proving to be a genuine barrier for the industry and is discouraging the delivery of housing mix and innovation. The ultimate result is reduced consumer choice with a price premium. The practical outcome of the current legislation and its implementation is that it is estimated that over 50% of all new home building and renovation projects require a costly planning approval over and above already having to meet the requirements of the Building Act. Twenty years ago probably only one in ten home building projects needed a planning approval as well as a building approval. In HIA s experience the overwhelming majority of these planning approvals add little to no real value to the quality of the finished product but do add significant time, cost and frustration to the project. Establishing the planning rules that need to be met and determining what if any approval needs to gained are a logical first step in any building process, therefore easy access to clear accurate information is critical. However, for practitioners in the residential construction industry the challenge of clearly identifying the sum total of the development rules that apply to any given parcel of land for even quite minor building projects is becoming increasingly difficult. The maze of detailed zone codes, local plan codes, use codes, overlay maps (with their associated codes) and tables of assessment that are all part of the average planning scheme and that all need to be checked for even quite minor building projects, has seen the associated timeframes to identify critical information and therefore the costs of identifying all the relevant requirements as well as the margin for error steadily increase over the last ten years. The House Codes from the Brisbane City Plan and Moreton Bay Regional Council Planning Scheme are attached to this submission to highlight the complexity attached to building a simple house within these jurisdictions. In the Brisbane example the code highlights that in addition to the specifics of the Code the applicant also needs to check six other sections of the scheme in addition to all the relevant overlays (29) as well as any applicable neighbourhood plans which amounts to over 35 8

9 sections of the plan. This is topped by a final statement in the code that indicates all this could be overridden by any approvals already issued. In the case of Moreton Bay Regional Council s House Code, the Code itself is 49 pages in length. In comparison the code that establishes the combined requirements for all other types of residential development is only 28 pages in length. The response from land developers to this level of complexity has been to get approved as part of a subdivision approval a unique set of rules (Plan of Development) aimed at providing greater flexibility and clarity for the delivery of housing within their estates. However, the unintended consequence of this practice which has become a matter of significant concern for those who work in the new home building industry is the explosion in the number of Plans of Development (PODs) that Councils have approved in recent years (estimated at around 300 in SEQ alone) creating a level of hidden legislation (mini planning schemes) that unless you know one exists and know where to search for it would remain invisible. Even more concerning is that enquiries by HIA have revealed most councils have no record of how many PODs they have approved. It is hard to comply with rules you don t know exist. The resultant lack of transparency and complexity for not only those involved in the home building industry but also both government and non-government regulators is by HIA s calculation costing the sector in the order of $170 to 200 million per year. Ultimately a significant proportion of this cost is passed onto consumers through increased housing costs. HIA strongly urges the State Government to adopt a mandatory state wide house code to rid the sector of this regulatory maze and cost-effective, electronic access to information about development constraints on each parcel of land similar to the New South Wales planning portal. 2.2 Reforming the Taxation System In addition to the readily identifiable taxes on new housing such as GST and stamp duty there is a broad range of hidden taxes (such as development contributions used to fund community and regional infrastructure beyond what is directly required for residential development), that not only add to the housing cost but cause deadweight losses on the economy. Across all tiers of government, the taxation of housing contributes almost $40 billion to revenue each year, which equates to 11.3 per cent of total local, state and Commonwealth government revenue. Among Australia s largest industrial sectors (those with a value added of more than $10 billion per annum) the residential building sector is the second most heavily taxed in relative terms. 9

10 Independent analysis undertaken by the Centre for International Economics demonstrated that taxation (inclusive of explicit direct and indirect taxes, ambiguous taxes, and hidden taxes) throughout the production of a new house in Brisbane was estimated to account for 38 per cent of the final purchase price. On a typical $450,000 new home and land package this equates to $170,000 in taxes. In terms of GST alone, the residential building sector accounts for 13 per cent of all GST revenue raised by the Commonwealth Government. The GST is levied on transactions involving new homes but not transactions involving existing homes. This additional tax on new homes reduces the relative affordability of new homes compared with existing homes, acting as a major disincentive to build new homes as well as having a major impact on housing affordability across the housing continuum. Stamp duty is levied whenever a property is sold and this tax can be levied multiple times along the process of bringing a new home to the market. The current process for levying stamp duty can involve triple taxation. Stamp duty can be imposed at three stages in the construction of a new house: Sale of land to a developer; Sale of land from developer to builder; and Sale of house and land package to purchaser. At each stage in housing production stamp duty can be collected on the contract sale price but is often also levied on items such as GST, development charges, and stamp duty applied in previous transactions. So tax is being paid on tax. This is unlike the stamp duty arrangements faced by the used motor vehicle industry where no stamp duty is paid on the acquisition of trading stock. As a first step in the tax reform process HIA recommends that builders and developers trading stock should be exempt from the payment of stamp duty as applies to other industries. Stamp duty is a major source of revenue for State Governments, but it is a highly inefficient tax. Australia s Future Tax System report (Australian Treasury, 2010) notes: Ideally, there would be no role for any stamp duties, including conveyancing stamp duties, in a modern Australian tax system. Recognising the revenue needs of the States, the removal of stamp duty should be achieved through a switch to more efficient taxes, such as those levied on broad consumption or land bases. Independent economic modelling commissioned by HIA demonstrates that implementation of reforms which remove inefficient taxes that specifically effect housing, such as stamp duty on conveyancing, and replace the government revenue with more efficient taxes, improve housing affordability. Furthermore, such reforms are also likely to have broader economic benefits that deliver higher living standards to Australian households. Land tax and council rates incurred during the development phase of housing also add to the holding costs of developers and, like all taxes, add to the final cost of the home to the end consumer. 10

11 Any serious discussion on ways to deliver more affordable housing needs to include a strategy and timeframe to replace stamp duty with more efficient taxes such as a broader based GST or a well-designed land tax. The State Government is the major beneficiary of the current taxation regime impacting on housing affordability through its receipt of GST, land tax and stamp duties. Accordingly it should take the lead in this discussion about tax reform. 2.3 Equitable Funding Models for Community infrastructure Local Governments in particular but to some extent the State Government have become increasingly reliant on the complex array of levies charged throughout the residential development process to fund what is essentially community-wide infrastructure. Development contributions represent the most significant of these charges and are adversely affecting housing affordability. These contributions are an ambiguous tax imposed by local councils, ostensibly for the provision of infrastructure. High infrastructure charges contribute greatly towards the unaffordability of housing as many authorities charge for items of infrastructure which are unreasonable. HIA opposes the charging of development contributions 1 on new housing for broader community and regional infrastructure items. The excessive costs levied from the developer are passed on to new homebuyers who in effect partially or wholly fund infrastructure items from which the whole community derives benefit. The cost of community infrastructure should be met by general revenue rather than an inequitable tax levied on new home buyers. Removal of the excessive infrastructure charges incurred during the production of new homes will lower the final purchase price to consumers, thereby improving the relative cost differential between new and established housing and increasing demand for new homes. The additional supply of housing would assist to restore the housing supply imbalance. HIA acknowledges that the capping of infrastructure charges has gone some way to addressing this concern, but more rigour could be applied to the calculation of the cap and how it is applied by local government. 1 Development-specific infrastructure items within the boundaries of the development should be provided by the developer as part of the cost of development. Development-specific infrastructure is infrastructure which provides essential access and service provision, and without which the development could not proceed. These items are considered to be core requirements for housing development and should be provided in a timely manner to facilitate affordable development. For example, local roads, drainage, stormwater, land for local open space and direct costs of connecting to local water, sewerage and power supplies. Community and regional infrastructure are items of broader physical, community and social infrastructure. These items are ancillary to the direct provision of housing for a larger population and provide a benefit to the broader community. They could include headworks for water, sewerage and power supplies which may be part of a specific contributions plan; community facilities such as schools, libraries & child care; district and regional improvements such as parks, open space and capital repairs; public transport capital improvements; district and regional road improvements. 11

12 2.3.1 Infrastructure Funding Alternatives Access to alternate financing mechanisms for community and regional infrastructure will boost productivity, support new housing, deliver additional economic benefit and improve facilities for the broader population. At HIA s 2010 Building Better Cities Summit attended by industry and government officials, several approaches to reducing reliance on up-front infrastructure charges were identified. State Government infrastructure bonds modelled on the lines of the US local authority municipal bonds system. The municipal bond funding model that operates in the US enables governments to raise long term debt to fund investment in long lived infrastructure by issuing muni-bonds in public capital markets. This enables government to fund investment in infrastructure to meet the needs of the community today and into the future. Muni-bonds are attractive to investors as the interest income they receive is exempt from federal and most state taxes. Local Government infrastructure bonds modelled on the lines of the US local authority municipal bonds system. Muni-bonds could also be considered at a local government level. The fact that investors do not pay tax on the income they receive from muni-bonds provides local governments with a competitive advantage in capital markets. Furthermore, local governments typically have lower rates of default compared with private sector issuers. Local governments in Australia maintain very low levels of debt because they do not have the capacity to internally generate the revenue required to service larger debt levels. Charging property rates is effectively the only method of taxation available to local governments and the rates are based on land values. However increasing rates is often not considered an option in the political environment. Rate revenue makes up around 38% of council revenue with the remainder primarily funded by grants from State and Federal Government and user charges and fees. However, if a muni-bond style funding arrangement was to work in Australia at a local government level there would need to be significant reform to local government arrangements and it would need to be cost effective for the issuers. Tax Increment Financing (TIF) under which a local (or state) government authority would designate TIF areas from which future tax revenues would be used as security against which long-term loans (from the commonwealth or the states) for capital expenditure could be raised. Tax Increment Financing (TIF) is widely used for urban renewal funding and delivery in North America. TIF is a value capture model whereby a portion of the increase in the value of property that is created in an urban renewal area is used to repay the cost of investing in public infrastructure up-front. The TIF model as it is applied in the US temporarily diverts increases in tax revenue attributable to a TIF project (referred to as the tax increment ) to pay for the infrastructure improvement of that specific project. 12

13 The key characteristics of TIF include; Infrastructure and service improvements are planned within a defined area. TIF improvements are designed to attract private developers to invest in specific projects in the district, thereby leveraging public investment. Tax revenue increases resulting from the improvements pay for the improvements, so no new taxes are created. TIF revenue can only be used in the TIF District for pre determined improvements; TIF funding is intended to work with other existing public and private funding sources to attract new investment to the District. Once the cost of the improvements have been fully repaid (typically over 20 to 25 years), the full tax revenue stream returns to the original taxing authority. Value capture has also been mooted as a potential source of funding for new infrastructure. However the details around how this mechanism has been applied in other countries suggest that it is more akin to a tax on development than a true alternative source of funding. HIA recommends that the Government should analyse a wider range of funding mechanisms than latching onto the notion of value capture. 3. Increasing the Supply of Affordable Housing The Discussion Paper outlines several means by which the supply of affordable housing (at the subsidised end of the housing continuum) could be increased. 3.1 Inclusionary zoning and Affordable Housing Targets HIA strongly opposes any proposal for inclusionary zoning. Inclusionary zoning policies and affordable housing quotas are of serious concern to an already over-taxed and over-regulated housing industry. The housing quota concept is flawed and inequitable as: A dwelling which is sold as an affordable dwelling still costs the same to build but must be marketed and sold for less. Costs incurred by developments in subsidising the affordable dwelling must invariably be borne by the new home-buying public, who will pay more for the other dwellings which are not marketed and sold as affordable housing. 13

14 It is possible that affordable housing dwellings can be bought for a lower price and subsequently sold for market value, and therefore yielding a windfall profit to the purchaser. Inclusionary zoning requirements are therefore counterproductive to dealing with affordable housing issues and are generally ineffective. They only result in further increases in housing cost. They are not a solution to the affordable housing problem. The delivery of an adequate supply of affordable housing should be a cost borne by the whole community rather than the other occupants of a new development. Making one person s home affordable by making all other housing less affordable is not an equitable or efficient solution. 3.2 Alternative Options HIA remains committed to finding feasible and effective solutions to support the delivery of affordable housing stock. Whilst the industry is often unfairly targeted, it is actively contributing to the overall affordable housing solution. Governments should look to pursue appropriate options for funding and delivering affordable housing solutions. HIA supports the following options for developers and builders to enter into on a voluntary basis to increase the delivery of affordable housing units: Increasing land supply and development rights for affordable housing All governments should proactively enable land supply for affordable housing by auditing their own surplus land supply and selling it for the purpose of industry delivering the desired quota of affordable housing. Authorities should also issue suitable development rights over that land to a social housing authority, private community housing provider or industry member for the purposes of building and supplying affordable housing. Voluntary supply of affordable housing in a development in exchange for agreed or negotiated development bonuses which are relevant to the particular site and location. Any development bonuses granted to assist with the supply of affordable housing must be nominated by, and agreed to by, the developer. It is industry s experience that many current development bonuses offered do not allow for a product that can be reasonably offered to a target market in a given area. Incentives for developers could include bonuses on heights, plot ratio and density requirements, car parking, a faster planning process or other planning scheme concessions, all of which should be guaranteed through relevant project specific planning provisions after a developer agrees to undertake a project, to ensure the project is financially sound and can proceed to be built. Innovative funding mechanisms to ensure greater government buy in on private development 14

15 Government agencies should subsidise the housing product for low income earners. The homebuyer would finance part of the mortgage (perhaps 70 per cent) with the equity authority being state or local government financing the remainder. Deferment on the payment on the full market value at the time of purchase assists with increasing the supply of affordable housing and the housing industry is the deliverer of the product on the ground. The Western Australian Government s KeyStart loan program is one model of alternative financing that has proven to be successful over many years. KeyStart provides housing loans to low income earners with deposits as low as 2% of the purchase price. The main benefit of the program for participants is the absence of a requirement for mortgage insurance, which can represent a very significant saving. Despite the absence of mortgage insurance HIA understands that the program has a very low default rate. The program also offers shared-equity opportunities. The program has helped 85,000 households become home owners since its inception in HIA recommends that the Government investigate the scope for a similar scheme in Queensland. Increasing the opportunity for joint venture partnerships Local or state government can partner with a willing private developer to build and manage a project where there is a component of affordable housing that must be made available with strict arrangements around the management of homes into the future to avoid profiteering. Industry is the deliverer of product on the ground. Provision of Tax and Levy Concessions for Developers Tax concessions should be offered to developers willing to agree and provide an affordable housing component to their development. Relevant tax concessions could be provided in the form of stamp duty or other concessions such as sale price on the land or an exemption from state based infrastructure contributions and other relevant property taxes. Leveraging the Government s Housing Stock The State s approach to management of its housing stock is reflected in the theme running through the Discussion Paper that in some way the State needs to hold back market forces. This approach severely limits the capacity of the State to maximise the potential return from its substantial housing assets. One of the key features of the successful Defence Housing and community housing delivery models is their capacity to work with the housing market by trading in their housing stock. The State s substantial stock of social housing has enormous potential for redevelopment and expansion if these assets could be more effectively traded in the market. HIA acknowledges that the client base of the social housing stock would make this approach difficult, but there have been examples of where this has worked effectively over the years. HIA would recommend that the State become more aggressive in working with the private sector to maximise the supply of social housing through trading with the market. 15

16 4. Other Issues Raised in the Discussion Paper 4.1 Liveable Housing Design HIA has participated in the Liveable Housing Design Working Group facilitated by Building Codes Queensland to discuss opportunities and barriers to increasing industry adoption of Liveable Housing Design Features. HIA s opposition to mandating the inclusion of these features is fundamentally based on the associated cost. It is undeniable that the inclusion of the features adds to the cost of a home. The extent of the additional cost varies depending on the topography of the site to begin with and the design characteristics of the particular dwelling. Additional costs can also be driven by the shrinking size of allotments (in response to affordability) and design requirements imposed through Planning Schemes. Statements suggesting market failure by proponents for mandatory measures are misinformed with a number of builders throughout the State specialising in delivering these measures. Just like many features included in modern homes the delivery of these measures should occur by agreement between the builder and client on the basis the client is prepared to pay the additional cost. HIA supports efforts by the Government to promote and encourage the voluntary adoption of liveable housing design principles on suitable development projects as HIA itself promotes the measures through the HIA Greensmart Program. 4.2 Energy Efficiency Requirements Despite the modest share Australia s housing stock contributes to overall GHG emissions in comparison to other countries, regulation of residential building has been a focus of government policies to increase energy efficiency over the last decade. New homes represent a very small share of the total housing stock and an even smaller share of GHG emissions. Based on the current requirements outlined in the Building Code of Australia (BCA) and the Queensland Development Code new housing is much more energy efficient than dwellings built in the past. New dwellings, per square metre, utilise less than two thirds of the energy required by older housing stock for heating and cooling. HIA is concerned that new home buyers are continually being asked to bare a disproportionate share of the burden of improving environmental sustainability. Other sectors of the economy like commercial and industrial building, and power generation all have an important part to play in delivering more sustainable environmental outcomes. If the residential sector is to further contribute to addressing climate change issues, common sense dictates that far bigger gains can be made by developing initiatives aimed at improving the performance of Queensland s 1.8 million existing homes rather than just targeting the approximately 35,000 new homes built annually in this state. 16

17 HIA accepts that new dwellings should play a part in the achievement of the policy objective to lower GHG emissions when they are first built. However, after almost a decade of regulating improvements to the building envelope for new dwellings, it is obvious that very little further improvement can be gained from increases in the regulatory demands on new housing under the current building code approach. Significant reductions in emissions from the residential building sector will need to come through improvements to existing homes and through influencing consumers behaviour. 5. Conclusion Access to shelter is a basic human need and is critical to allow all Queenslanders to participate in society to their full economic and social potential. While public and social housing programs provide a social safety net for households most in need, they should never be considered a mainstream mechanism to satisfy the housing shortfall and the corresponding housing affordability dilemma: there will never be sufficient government funding to succeed with this approach. The systemic undersupply of additional housing relative to population growth has seen a considerable reduction in the housing choices available, especially for low and moderate income households. However housing affordability concerns exist right across the housing continuum. This submission strongly recommends that Government action to improve conditions in the subsidised housing part of the continuum will be counter-productive and short lived, if they are made at the expense of those in the private rental and owner occupied part of the continuum. This submission outlines a comprehensive suite of measures that the Government could embrace to begin the complex process of improving housing conditions across the whole of the housing continuum. HIA would be pleased to discuss any of the issues raised in this submission in more detail. 17

18 Appendix 1 Brisbane City Council Dwelling House Code Dwelling house code Application (1) This code applies to assessing a material change of use or building work if: (a) self-assessable or assessable development where this code is an applicable code identified in the assessment criteria column of a table of assessment for a material change of use (section 5.5), a neighbourhood plan (section 5.9) or an overlay (section 5.10); or (b) impact assessable development for a dwelling house if not on a small lot or a use of a similar nature. (2) When using this code, reference should be made to section 1.5 and section Note Where a dwelling house on a small lot, the Dwelling house (small lot) code applies. Note Where the land is identified in an overlay such as the Bushfire overlay map, Flood overlay map, Landslide overlay map, Significant landscape trees overlay map or Waterway corridors overlay map, additional provisions relating to that overlay also apply. For example, minimum floor levels for a dwelling house on a site subject to certain types of flooding, are identified in the Flood overlay code. Note Where the site is located may be subject to a zone, zone precinct, neighbourhood plan or overlay, these may vary the outcomes identified in this code and to the extent that these vary, those outcomes prevail. Note Preliminary approvals or development permits for other aspects of development can vary the outcomes of this code and to the extent that these vary, those outcomes prevail. 18

19 Appendix 2 Moreton Bay Regional Council Dwelling House Code Table Criteria for assessable development Performance Outcomes Acceptable Outcomes AO Compliance Yes No See PO or NA Justification for compliance General criteria Building height PO1 Buildings have a height that: a. is consistent with the intended character of the streetscape, precinct and zone; b. responds to the topographical features of the lot, including slope and orientation; c. is not visually dominant or overbearing with respect to the streetscape. AO1 Building height does not exceed that mapped on Overlay map Building heights. Note - Minimum's mapped on Overl Building heights, do not apply to Dw Note - The above does not apply to outbuildings. Refer to assessment c Domestic outbuildings for requireme Note - This is a quantifiable standar alternative provision to the QDC, pa part MP1.2, A4. Non-compliance wi for a Dwelling house requires a con response from Council. Note - This is a qualitative statement that is an alternative provision to the QDC, part MP1.1, P4 and MP1.2, P4. Note - Refer to Planning scheme policy - Residential design for details and examples. PO2 Tall structures (e.g. antenna, AO2 The height of tall structures (e.g. 19

20 aerial, chimney, flagpole, receiving dishes or the like) have a height and diameter that: a. is not visually dominant or overbearing with respect to the streetscape and the wider receiving environment; b. does not adversely affect amenity of the area or of adjoining properties. antenna, aerial, chimney, flagpole or the like) projects no more than 8.5m above the level of natural ground and transmission and receiving dishes are no larger than 1.2m diameter. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house requires a concurrence agency response from council. Setbacks PO3 AO3.1 Dwelling houses (22) and structures are setback to: a. be consistent with the intended character of the streetscape, precinct and zone; Note - Refer to the over for the relevant zone, p precinct to determine th precinct character. b. ensure parked vehicles do not restrict pedestrian and traffic movement and safety; c. provide adequate separation to particular infrastructure and waterbodies to minimise adverse impacts on people, property, water quality and infrastructure; d. maintain the privacy of adjoining properties; e. limit the length, height and openings of boundary walls to Setbacks comply with: a. Emerging community zone: i. Transition precinct (developed lot) Morayfield South urban area identified in Figure Table ii. Transition precinct (developed lot) all other areas - Table b. General residential zone: i. Coastal communities precinct - Table ii. Suburban neighbourhood precinct - Table iii. Next generation neighbourhood precinct - Table iv. Urban 20

21 maximise privacy and amenity on adjoining properties; f. ensure built to boundary walls do not create unusable or inaccessible spaces and do not negatively impact the streetscape character or the expected amenity of adjoining properties; g. maintain private open space areas that are of a size and dimension to be useable and functional spaces. Note - This is a qualitative statement that is an alternative provision to the QDC, part MP1.1, P1 and P2 and MP1.2, P1 and P2. Note - Refer to Planning scheme policy - Residential design for details and examples. neighbourhood precinct - Table c. Caboolture West local plan: i. Urban living precinct - Next generation subprecinct - Table d. Redcliffe Kippa-Ring local plan: i. Interim residential precinct - Table Note - This is a quantifiable standard that is an alternative provision to the QDC, part MP1.1, A1 (a), (b) and (c), A2 (a), (b) and (d) and part MP1.2, A1 (a), (b) and (c), A2 (a), (b) and (d). Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from Council. Note - Greater setbacks may be required if the lot adjoins an environmental corridor or area (Refer to values and constraints for details). Note - The above setbacks apply only to Class 1a and Class 10a buildings/structures. AO3.2 Built to boundary walls are: a. provided on lots with a frontage less than 18m, in accordance with aplan of development approved by council as part of a previous development approval applying to the land or as subsequently amended by council in writing; OR 21

22 b. for all other built to boundary walls refer to Table (mandatory/optional); c. of a length and height in table ; d. setback from the side boundary: i. not more than 20mm; or ii. if a plan of development shows only one built to boundary wall on the boundary, not more than 200mm; e. on the low side of a sloping lot. Editor's note - Lots containing built to boundary walls should also include an appropriate easement to facilitate the maintenance of any wall within 600mm of a boundary. For boundaries with built to boundary walls on adjacent lots a 'High Density Development Easement' is recommended; or for all other built to boundary walls a 'easement for maintenance purposes' is recommended. Note - The above setbacks apply only to Class 1a and Class 10a buildings/structures. Note - This is a quantifiable standard that is an alternative provision to the QDC, part MP1.1, A1 (a), (b) and (c), A2 (a), (b) and (d) and part MP1.2, A1 (a), (b) and (c), A2 (a), (b) and (d). Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from Council. Editor's note - A wall is not to be built to the boundary if it has a window or if a wall of a building on an adjoining lot: a. is within 900mm of that boundary; 22

23 b. is not constructed from masonry or other material fire rated in accordance with the Building Code of Australia; c. is no closer than 1.5m to a window or opening to a habitable room of an adjoining dwelling. Site cover PO4 AO4 Dwelling houses (22) and structures will ensure that site cover: a. provides open areas around buildings for useable and functional private open space; b. ensures that buildings and structures are consistent with the intended character of the area; c. does not result in other elements of the site being compromised (e.g. setbacks, open space etc). Note - This is a qualitative statement that is an alternative provision to the QDC, part MP1.1, P3 and MP1.2, P3. Note - Refer to Planning scheme policy - Residential design for details and examples. Site cover (excluding eaves, sun shading devices, patios, balconies and other unenclosed structures) does not exceed: a. Emerging community zone: Transition precinct (developed lot) - in accordance with the table below b. General residential zone: Coastal communities precinct 50% Suburban neighbourhood precinct 50% Next generation neighbourhood precinct in accordance with the table below Urban neighbourhood precinct in accordance with the table below c. Caboolture west local plan: Urban living precinct - Next generation subprecinct - in accordance with the table below d. Redcliffe Kippa-Ring local 23

24 plan: Interim residential precinct - 50% Building height Lot Size 300m 2 or less m 2 500m 2 8.5m or less 8.6m 12.0m Greater than 12.1m 75% 70% 60% 50% 50% 60% N/A N/A N/A Note - This is a quantifiable standard th provision to the QDC, part MP1.1, A3 a Non-compliance with this provision for a requires a concurrence agency respons Private open space 24

25 PO5 No acceptable outcome provided. Dwellings are provided with private open space that is: a. of a size and dimension to be useable and functional; b. directly accessible from the dwelling; c. located so that residents and neighbouring properties experience a suitable level of residential amenity; d. free of objects or structures that reduce or limit functionality. Note - Dwelling houses (22) adjoining an arterial or subarterial road must not locate private open space areas adjoining or within the setback to that road. Refer to Overlay map - Road hierarchy for road classifications. Note - Utility areas (e.g. driveways, air-conditioning units, water tanks, clothes drying facility, storage structures, refuse storage areas and retaining structures) are to be shown on a site plan. Note - Private open space areas may be included within an unenclosed living structure (e.g. patio). Note - This is a qualitative standard that relates to the amenity and aesthetic impacts of the building or structure. Car parking PO6 Car parking is provided on-site that provides for the number AO6 Car parking spaces are provided in accordance with the table below. 25

26 and type of vehicles anticipated to access the lot and ensures a surplus of car parking is avoided. Note - This is a qualitative statement that is an alternative provision to the QDC, part MP1.1, P8 and MP1.2, P8. Location General residential zone: Coastal communities precinct Suburban neighbourhood precinct Minimum number of car spaces to be provided 3 per Dwelling house (22) Redcliffe Kippa-Ring local plan: Interim residential precinct Emerging community zone: Transition precinct (developed lot) 1 per Dwelling house (22) General residential zone: Next generation neighbourhood precinct Urban neighbourhood precinct Caboolture west local plan code: Urban living precinct - Next generation sub-precinct Note - Does not include the parking of Heavy Vehicles or Heavy Machinery. Note - This is a quantifiable standard that is an alternative provision to the QDC, part MP1.1, A8 and par MP1.2, A8. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from Council. 26

27 PO7 AO7 Garages and carports facing a street are designed to: a. not dominate the street frontage; b. maintain active frontages and opportunities for surveillance from within the dwelling; c. contribute to the intended character of the streetscape; d. be separated to facilitate on street parking. Note - This is a qualitative standard that is an alternative provision to the QDC, part MP1.1, P1. Note - This is a qualitative standard that relates to the amenity and aesthetic impacts of the building or structure. Note - Refer to Planning schem design for details and examples Garage and carport openings are in accordance with the table below: Primary or Second ary frontag e Greater than 18m Greater than 12.5m to 18m 12.5m* or less Covered car space opening(s) per street frontage Not specified 6m wide maximum Single storey: 3.0m wide maximum; Two storey: 6.0m wide maximum and recessed 1.0m behind the front wall or balcony of upper level. OR For a laneway lot (Single or two storey): no maximum Note - *For a laneway lot, vehicle access and parking must be provided via the laneway. Note - Refer to Planning scheme policy - Residential design for details and examples. Note - For a Dwelling house on a lot under 450m 2, this is a quantifiable standard that is an alternative provision to the QDC, part MP1.1, A1 (b). Noncompliance with this provision requires a concurrence agency response from Council. Note - For a Dwelling house on a lot of 450m 2 or more, this is a quantifiable standard that relates to matters identified in section 26, table 1, schedule 27 of the 27

28 Sustainable Planning Regulation. Non-compliance with this provision requires a concurrence agency response from Council. Access and driveways PO8 AO8.1 Driveways, pedestrian entries and internal access ways are designed to: a. provide lawful access; b. not detract from the creation of active street frontages and positively contribute to the intended streetscape character; c. provide a safe pedestrian environment; d. not result in excessive crossovers and hardstand areas; e. allows adequate space for on-street parking; f. allows adequate space for street planting and street trees; g. allow adequate space for garbage collection and the location of street infrastructure. Note - This is a qualitative standard that relates to matters identified in section 26, table 1, schedule 7, of the Sustainable Planning Regulation. Note - Refer to Planning scheme policy - Residential design for details and examples. Crossover widths are a maximum of 40% of the frontage access is being obtained from, or 4.8m whichever is the lesser, or for a laneway lot no maximum. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house requires a concurrence agency response from council. AO8.2 Where there is a plan of development, driveway crossovers are located in accordance with a plan of development approved by Council as part of a development approval or as otherwise amended by Council in writing. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from council. AO8.3 Driveways do not include a reversing bay, manoeuvring area or visitor parking spaces (other than tandem spaces) in the front setback. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 28

29 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from Council. PO9 No acceptable outcome provided. The driveway construction across the verge conforms to the relevant standard drawing for the classification of the road in accordance with Planning scheme policy - Integrated design. Note - This is a qualitative stand to matters identified in section 2 schedule 7, of the Sustainable P Regulation. PO10 No acceptable outcome provided. Site access and driveways are designed and located in accordance with: a. where for a Councilcontrolled road, AS/NZS2890.1, section 3; b. where for a Statecontrolled road, the Safe Intersection Sight Distance requirements in AustrRoads and the appropriate IPWEAQ standard drawings, or a copy of a Transport Infrastructure Act, section 62 approval. Note - This is a qualitative stand to matters identified in section 2 schedule 7, of the Sustainable P Regulation. Screening fences and walls PO11 Fencing and screening complements the streetscape character, contributes to No acceptable outcome provided. 29

30 privacy while maintaining surveillance between buildings and public spaces. Note - The objective of providing surveillance of the street takes precedence over the provision of physical barriers for noise mitigation purposes. Where a barrier for noise is unavoidable it is to be aesthetically treated in accordance with an option detailed in Planning scheme policy - Residential design. Note - This is a qualitative standard that relates to matters identified in section 26, table 1, schedule 7, of the Sustainable Planning Regulation. Note - Refer to Planning schem design for details and examples Casual surveillance PO12 AO12.1 Buildings and structures are designed and oriented to have active frontages that provide visual interest, address road frontages and facilitate casual surveillance of all public spaces (streets, laneways, public open space areas, pedestrian paths and car parking areas) through: a. incorporating habitable room windows and balconies that overlook public spaces including secondary frontages; b. emphasising the pedestrian entry so that it is easily identifiable and safely accessible from the primary frontage. The Dwelling house (the primary dwelling if including a secondary dwelling) must address primary frontages (excluding motorway and arterial roads) with a minimum of a front door, window(s) and pedestrian entrance. Note - If an acoustic fence has been conditioned as part of a reconfiguring a lot approval this provision does not apply to that frontage. Note - Refer to Overlay map - Road hierarchy for road classification. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from council. Note - Dwelling houses (22) Note - Refer to Planning scheme 30

31 adjoining an arterial or subarterial road must address the arterial or sub-arterial road. Refer to Overlay map - Road hierarchy for road classifications. Note - Refer to State Government standards for CPTED. Note - Ground level dwellings at the front of the lot have individual access points to the street. Note - This is a qualitative standard that relates to matters identified in section 26, table 1, schedule 7, of the Sustainable Planning Regulation. policy - Residential design for details and examples. AO12.2 A minimum of one habitable room window having an area of at least 1m 2 on each level overlooks each adjoining public space (street, public open space or laneway). Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from council. Waste 31

32 PO13 AO13 Bins and bin storage areas are provided, designed and managed in accordance with Planning scheme policy Waste. Note - This is a qualitative stand relates to matters identified in s 1, schedule 7, of the Sustainabl Regulation. Each dwelling (primary and secondary) includes a bin storage area that: a. is not visible from public areas or screened from public areas; b. is not located in the primary frontage setback, unless the dwelling is built to boundary on both sides of the lot with only one frontage; c. is not located in an enclosed garage; d. has a minimum area of 1m x 2m; e. has access to the collection point without going through a dwelling (excluding a garage). Note - Refer to Planning scheme policy - Residential design for details and examples. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from council. PO14 No acceptable outcome provided. Waste storage areas are: a. not located in front of the main building line; or b. are screened and aesthetically treated (e.g. with landscaping) to not dominate the streetscape. Note - This is a qualitative standard that relates to 32

33 matters identified in section 26, table 1, schedule 7, of the Sustainable Planning Regulation. Note - Refer to Planning scheme policy - Residential design for details and examples. Utilities PO15 The dwelling is connected to: AO15 The dwelling is connected to: a. an existing reticulated electricity supply; b. reticulated sewerage; c. reticulated water; d. dedicated and constructed road. Note - This is a qualitative stand to matters identified in section 2 schedule 7, of the Sustainable P Regulation. a. an existing reticulated electricity supply; b. reticulated sewerage where in a reticulated area; c. reticulated water; d. dedicated and constructed road. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from council. Sloping land PO16 All earth retaining structures provide a positive interface with the streetscape and minimise impacts on the amenity of adjoining residents. Note - Note - This is a quantifiable standard that relates to the amenity and aesthetic impacts of the building or structure. AO16 Earth retaining structures: a. are not constructed of boulder rocks or timber; b. where height is no greater than 900mm, are provided in accordance with Figure - Retaining on a boundary; Figure - Retaining on boundary 33

34 c. where height is greater than 900mm but no greater than 1.5m, are to be setback at least the equivalent height of the retaining structure from any property boundary; d. where height is greater than 1.5m, are to be setback and stepped 1.5m vertical: 1.5m horizontal, terraced, landscaped and drained as shown below. Figure - Cut Figure - Fill 34

35 Note - This is a quantifiable standard that relates to the amenity and aesthetic impacts of the building or structure. PO17 AO17.1 Development is designed to respond to sloping topography in the sitting, design and form of buildings and structures by: a. minimising overuse of cut and fill to create single flat pads and benching; b. avoiding expanses of retaining walls, loss of trees and vegetation and interference with natural drainage systems; c. minimising any impact on the landscape character of the zone; d. protecting the amenity of adjoining properties. Note - This is a quantifiable standard that relates to the amenity and aesthetic impacts of the building or structure. Development on a laneway Building and lot design on slopes between 10% and 15% must: a. avoid single-plane slabs and benching with the use of split-level, multiple-slab, pier or pole construction; b. have built to boundary walls on the low side of the lot to avoid drainage issues. Note - This is a quantifiable standard that relates to the amenity and aesthetic impacts of the building or structure. AO17.2 New buildings on land with a slope greater than 15% do not have slab on ground construction. Note - This is a quantifiable standard that relates to the amenity and aesthetic impacts of the building or structure. 35

36 PO18 Where a lot has a non-laneway frontage, the dwelling is designed and orientated towards the non-laneway frontage e.g. Street or park) and incorporates design elements to address and activate the non-laneway frontage (e.g. front door, windows, low front fencing (if any) with a gate etc). Note - This is a qualitative standard that relates to matters identified in section 26, table 1, schedule 7, of the Sustainable Planning Regulation. PO19 AO18 The Dwelling house (22) (or the primary dwelling where including a secondary dwelling) a. faces the non-laneway frontage; b. has its main pedestrian entrance (front door) from the non-laneway frontage. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from Council. No acceptable outcome provided. All vehicle access must be via the laneway. Note - This is a qualitative standard that relates to matters identified in section 26, table 1, schedule 7, of the Sustainable Planning Regulation. PO20 No acceptable outcome provided. Dwelling houses (22) on laneways contribute to the streetscape by: a. providing concealed garbage bin storage areas to reduce the dominance of bins on the lane; b. maximising security and amenity; c. including landscaping that: i. does not provide areas of concealment; 36

37 ii. iii. breaks up the dominance of garages and vehicle parking; delineates the boundaries between lots. Note - This is a qualitative standard that relates to matters identified in section 26, table 1, schedule 7, of the Sustainable Planning Regulation. Secondary dwelling PO21 AO21.1 Secondary dwellings: a. are subordinate and ancillary to the primary dwelling in size and function; b. have a GFA that does not exceed: i. 45m 2 for a lot with a primary frontage of 15m or less; or ii. 55m 2 for a lot with a primary frontage of greater than 15m. c. have the appearance, bulk and scale of a single dwelling from the street; d. maintain sufficient area for the siting of all buildings, structures, landscaping and car parking spaces for the Dwelling house (22) on the lot. The siting and design of dwellings ensures that the secondary dwelling is: a. not located in front of the primary dwelling; b. annexed to (adjoining, below or above) or located within 10.0m of the primary dwelling (excluding domestic outbuildings). Note - Refer to Planning scheme policy - Residential design for details and examples. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from council. AO21.2 No more than 1 secondary dwelling is located on an allotment. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable 37

38 Note - This is a qualitative standard that relates to matters identified in section 26, table 1, schedule 7, of the Sustainable Planning Regulation. Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from Council. AO21.3 The GFA of the secondary dwelling does not exceed: a. 45m 2 GFA for a lot with a primary frontage of 15m or less; or b. 55m 2 GFA for a lot with a primary frontage of greater than 15m. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from Council. AO21.4 Where additional car parking spaces are provided, car parking spaces are co-located with the parking spaces for the primary dwelling to appear as a single dwelling from the street. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from Council. Domestic outbuildings 38

39 PO22 Domestic outbuildings and car ports are: a. of a height that does not negatively impact the visual amenity of adjoining properties; b. located on-site to not dominate the streetscape. Note - This is a qualitative standard that relates to matters identified in section 26, table 1, schedule 7, of the Sustainable Planning Regulation. AO22 Domestic outbuildings: a. have a total combined maximum roofed area as outlined in the table below: Size of lot Less than 50m 2 600m 2 600m m 2 70m 2 >1000m 2 80m m 2 Maximum roofed area Greater than 150m m 2 b. have a maximum building height of 4m and a mean height not exceeding 3.5m; c. are located behind the main building line and not within primary or secondary frontage setbacks. Note - These requirements apply to all Class 10a buildings and structures as defined by the Building Code of Australia. Note - This is a quantifiable standard that relates to matters identified in section 26, table 1 schedule 7 of the Sustainable Planning Regulation. Noncompliance with this provision for a Dwelling house (22) requires a concurrence agency response from Council. Values and constraints criteria Note - The relevant values and constraints criteria do not apply where the development, the subject of the application, is associated and consistent with, and subsequent to a current Development permit for Reconfiguring a lot or Material change of use, where that approval, under this or a superseded planning scheme, has considered and addressed (e.g. through a development footprint plan or similar, or conditions of approval) the identified value or constraint under this planning scheme. 39

40 Acid sulfate soils - (refer Overlay map - Acid sulfate soils to determine if the following assessment criteria apply) Note - To demonstrate achievement of the performance outcome, an Acid sulfate soils (ASS) investigation report and soil management plan is prepared by a qualified engineer. Guidance for the preparation an ASS investigation report and soil management plan is provided in Planning scheme policy - Acid sulfate soils. PO23 Development avoids disturbing acid sulfate soils. Where development disturbs acid sulfate soils, development: a. is managed to avoid or minimise the release of surface or groundwater flows containing acid and metal contaminants into the environment; b. protects the environmental and ecological values and health of receiving waters; c. protects buildings and infrastructure from the effects of acid sulfate soils. AO23 Development does not involve: a. excavation or otherwise removing of more than 100m 3 of soil or sediment where below than 5m Australian Height datum AHD; or b. filling of land of more than 500m 3 of material with an average depth of 0.5m or greater where below the 5m Australian Height datum AHD. Environmental areas (refer Overlay map - Environmental areas to determine if the following assessment criteria apply) Note The following are exempt from the native vegetation clearing provisions of this planning scheme: a. Clearing of native vegetation located within an approved development footprint; b. Clearing of native vegetation within 10m from a lawfully established building reasonably necessary for emergency access or immediately required in response to an accident or emergency; c. Clearing of native vegetation reasonably necessary to remove or reduce the risk vegetation poses to serious personal injury or damage to infrastructure; d. Clearing of native vegetation reasonably necessary to construct and maintain a property boundary fence and not exceed 4m in width either side of the fence where in the Rural, Rural residential and Environmental Management and Conservation zones. In any other zone, clearing is not to exceed 2m in width either side of the fence; e. Clearing of native vegetation reasonably necessary for the purpose of maintenance or works within a registered easement for public infrastructure or drainage purposes; f. Clearing of native vegetation in accordance with a bushfire management plan prepared by a suitably qualified person, submitted to and accepted by Council; g. Clearing of native vegetation associated with removal of recognised weed species, maintaining existing open pastures and cropping land, windbreaks, lawns or created gardens; 40

41 h. Grazing of native pasture by stock; i. Native forest practice where exempt under Part 1, Exempt development Note - Definition for native vegetation is located in Schedule 1 Definitions. Note - Native vegetation subject to this criteria primarily comprises of matters of national environmental significance (MNES), matters of state environmental significance (MSES). They also comprise some matters of local environmental significance (MLES). A MLES is defined in Schedule 1.2, Administrative definitions. A list of the elements that apply to the mapped MSES and MLES is provided in Appendix 1 of the Planning scheme policy - Environmental areas. Editors' Note - The accuracy of overlay mapping can be challenged through the development application process (code assessable development) or by way of a planning scheme amendment. See Council s website for details. Note - To demonstrate achievement of the performance outcome, an ecological assessment, vegetation management plan and fauna management plan, as required, are prepared by a suitably qualified person. Guidance for the preparation of above mentioned reports is provided in Planning scheme policy - Environmental areas. Vegetation clearing, ecological value and connectivity PO24 No acceptable outcome provided. Development avoids locating in a High Value Area or a Value Offset Area. Where it is not practicable or reasonable for development to avoid establishing in these areas, development must ensure that: a. the quality and integrity of the biodiversity and ecological values inherent to a High Value Area and a Value Offset Area is maintained and not lost or degraded; b. on-site mitigation measures, mechanisms or processes are in place demonstrating the quality and integrity of the biodiversity and ecological values inherent to a High Value Area and a Value Offset Area 41

42 area maintained. For example, this can be achieved through replacement, restoration or rehabilitation planting as part of any proposed covenant, the development of a Vegetation Management Plan, a Fauna Management Plan, and any other on-site mitigation options identified in the Planning scheme policy - Environmental areas*. * Editor's note - This is not a requirement for an environmental offset under the Environmental Offsets Act PO25 No acceptable outcome provided. Development provides for safe, unimpeded, convenient and ongoing wildlife movement and establishes and maintains habitat connectivity by: a. retaining habitat trees; b. providing contiguous patches of habitat; c. provide replacement and rehabilitation planting to improve connectivity; d. avoiding the creation of fragmented and isolated patches of habitat; e. providing wildlife movement infrastructure. Editor's note - Wildlife movement infrastructure may include refuge poles, tree 42

43 boulevarding, stepping stone vegetation plantings, tunnels, appropriate wildlife fencing; culverts with ledges, underpasses, overpasses, land bridges and rope bridges. Further information is provided in Planning scheme policy Environmental areas. Vegetation clearing and habitat protection PO26 Development ensures that the biodiversity quality and integrity of habitats is not adversely impacted upon but maintained and protected. PO27 No acceptable outcome provided. No acceptable outcome provided. Development does not result in the net loss or degradation of habitat value in a High Value Area or a Value Offset Area. Where development does result in the loss or degradation of habitat value, development will: a. rehabilitate, revegetate, restore and enhance an area to ensure it continues to function as a viable and healthy habitat area; b. provide replacement fauna nesting boxes in the event of habitat tree loss in accordance with Planning scheme policy - Environmental areas; c. undertake rehabilitation, revegetation and restoration in accordance with the South East Queensland 43

44 Ecological Restoration Framework. PO28 No acceptable outcome provided. Development ensures safe, unimpeded, convenient and ongoing wildlife movement and habitat connectivity by: a. providing contiguous patches of habitat; b. avoiding the creation of fragmented and isolated patches of habitat; c. providing wildlife movement infrastructure; d. providing replacement and rehabilitation planting to improve connectivity. Vegetation clearing and soil resource stability PO29 No acceptable outcome provided. Development does not: a. result in soil erosion or land degradation; b. leave cleared land exposed for an unreasonable periods of time but is rehabilitated in a timely manner. 44

45 PO29 No acceptable outcome provided. Development does not: c. result in soil erosion or land degradation; d. leave cleared land exposed for an unreasonable periods of time but is rehabilitated in a timely manner. PO30 Development does not leave cleared land exposed for an unreasonable periods of time but is rehabilitated in a timely manner. Vegetation clearing and water quality PO31 No acceptable outcome provided. No acceptable outcome provided. Development maintains or improves the quality of groundwater and surface water within, and downstream, of a site by: a. ensuring an effective vegetated buffers and setbacks from waterbodies is retained to achieve natural filtration and reduce sediment loads; b. avoiding or minimising changes to landforms to maintain hydrological water flows; c. adopting suitable measures to exclude livestock from entering a waterbody where a site is being used for animal husbandry (4) and animal keeping (5) 45

46 activities. PO32 No acceptable outcome provided. Development minimises adverse impacts of stormwater run-off on water quality by: a. minimising flow velocity to reduce erosion; b. minimising hard surface areas; c. maximising the use of permeable surfaces; d. incorporating sediment retention devices; e. minimising channelled flow. Vegetation clearing and access, edge effects and urban heat island effects PO33 Development retains safe and convenient public access in a manner that does not result in the adverse edge effects or the loss or degradation of biodiversity values within the environment. PO34 No acceptable outcomes provided. No acceptable outcome provided. Development minimises potential adverse edge effects on ecological values by: a. providing dense planting buffers of native vegetation between a development and environmental areas; b. retaining patches of native vegetation of greatest possible size where located between a development and 46

47 environmental areas ; c. restoring, rehabilitating and increasing the size of existing patches of native vegetation; d. ensuring that buildings and access (public and vehicle) are setback as far as possible from environmental areas and corridors; e. landscaping with native plants of local origin. Editor's note - Edge effects are factors of development that go to detrimentally affecting the composition and density of natural populations at the fringe of natural areas. Factors include weed invasion, pets, public and vehicle access, nutrient loads, noise and light pollution, increased fire frequency and changes in the groundwater and surface water flow. PO35 No acceptable outcome provided. Development avoids adverse microclimate change and does not result in increased urban heat island effects. Adverse urban heat island effects are minimised by: a. pervious surfaces; b. providing deeply planted vegetation buffers and green linkage opportunities; c. landscaping with local native plant species to achieve well-shaded urban places; d. increasing the service extent of the urban 47

48 forest canopy. Vegetation clearing and Matters of Local Environmental Significance (MLES) environmental offsets PO36 Where development results in the unavoidable loss of native vegetation within a Value Offset Area MLES waterway buffer or a Value Offset Area MLES wetland buffer, an environmental offset is required in accordance with the environmental offset requirements identified in Planning scheme policy - Environmental areas. No acceptable outcome provided. Editor's note - For MSES Koala Offsets, State Planning Regulatory Provision environmental offset provisions apply. Extractive resources separation area (refer Overlay map - Extractive resources (separation area) to determine if the following assessment criteria apply) Note - To demonstrate achievement of the performance outcomes, a noise impact assessment report is prepared by a suitably qualified person. Guidance to preparing noise impact assessment report is provided in Planning scheme policy Noise. PO37 Development does not increase the number of people living in the Extractive Resources separation area. PO38 Development: a. does not introduce or increase uses that are sensitive to the impacts of an Extractive industry (27) ; b. is compatible with the operation of an Extractive industry (27) ; c. does not comprise or undermine the function and integrity of the separation area AO37 One dwelling house (22) permitted per lot within separation area. AO38 Development within the separation area does not include the following activities: a. Caretaker's accommodation (10) ; b. Community residence (16) ; c. Dual occupancy (21) ; d. Dwelling unit (23) ; e. Hospital (36) ; f. Rooming accommodation (69) ; g. Multiple dwelling (49) ; h. Non-resident workforce 48

49 in providing a buffer between key extractive and processing activities and sensitive, incompatible uses outside the separation area. accommodation (52) ; i. Relocatable home park (62) ; j. Residential care facility (65) ; k. Resort complex (66) ; l. Retirement facility (67) ; m. Rural workers accommodation (71) ; n. Short-term accommodation (77) ; o. Tourist park (84). PO39 Habitable rooms achieve the noise levels listed in Schedule 1 Acoustic Quality Objectives, Environmental Protection (Noise) Policy 2008 and provides a safe, healthy and disturbance free living environment. AO39 All habitable rooms within the separation area are: a. acoustically insulated to achieve the noise levels listed in Schedule 1 Acoustic Quality Objectives, Environmental Protection (Noise) Policy 2008; b. provided with mechanical ventilation. PO40 AO40 Development provides open space areas for passive recreation in a manner where impacts from key extractive/processing activities, particularly noise, is minimised. Private open space areas are separated from the resource processing area by buildings or a 1.8m high solid structure. Extractive resources transport route (refer Overlay map - Extractive resources (transport route and buffer) to determine if the following assessment criteria apply) PO41 AO41 Development: a. does not increase in the number of people living in close proximity to a transport route and being subject to the adverse effects from the transportation route; The following uses are not located within the 100m wide transport route buffer: a. Caretaker s accommodation (10), except where located in the Extractive industry zone; b. Community residence (16) ; c. Dual occupancy (21) ; d. Dwelling house (22) ; 49

50 b. does not result in the establishment of uses that are incompatible with the operation of Extractive resources transport routes; c. adopts design and location measures to satisfactorily mitigate the potential adverse impacts associated with transportation routes on sensitive land uses. Such measures include, but are not limited to: i. locating the furthest distance possible from the transportation route; ii. habitable rooms being located the furthest from the transportation route; iii. shielding and screening private outdoor recreation space from the transportation routes. e. Dwelling unit (23) ; f. Hospital (36) ; g. Rooming accommodation (69) ; h. Multiple dwelling (49) ; i. Non-resident workforce accommodation (52) ; j. Relocatable home park (62) ; k. Residential care facility (65) ; l. Resort complex (66) ; m. Retirement facility (67) ; n. Rural workers accommodation (71) ; o. Short-term accommodation (77) ; p. Tourist park (84). PO42 Development: a. does not adversely impact upon the efficient and effective transportation of extractive material along a transportation AO42.1 Development does not create a new vehicle access point onto an Extractive resources transport route. AO42.2 A vehicle access point is located, designed and constructed in 50

51 route; b. ensures vehicle access and egress along transportation routes are designed and located to achieve a high degree of safety, having good visibility; c. utilises existing vehicle access points and where existing vehicle access points are substandard or poorly formed, they are upgraded to an appropriate standard. accordance with Planning scheme policy - Integrated design. Heritage and landscape character (refer Overlay map - Heritage and landscape character to determine if the following assessment criteria apply) Note - To assist in demonstrating achievement of heritage performance outcomes, a Cultural heritage impact assessment report is prepared by a suitably qualified person verifying the proposed development is in accordance with The Australia ICOMOS Burra Charter. Note - To assist in demonstrating achievement of this performance outcome, a Tree assessment report is prepared by a qualified arborist in accordance with Planning scheme policy Heritage and landscape character. The Tree assessment report will also detail the measures adopted in accordance with AS Protection of trees on development sites. Note - Places, including sites, objects and buildings having local cultural heritage significance, are identified on Overlay map - Heritage and landscape character and listed in Schedule 1 of Planning scheme policy - Heritage and landscape character. Places also having cultural heritage significance at a State level and being entered in the Queensland Heritage Register, are also identified in Schedule 1 of Planning scheme policy - Heritage and landscape character. PO43 Development will: a. not diminish or cause irreversible damage to the cultural heritage values present on the site, and associated with a heritage site, object or building; b. protect the fabric and setting of the heritage site, object or building; c. be consistent with the form, scale and style AO43 Development is for the preservation, maintenance, repair and restoration of a site, object or building of cultural heritage value. Note - A cultural heritage conservation management plan for the preservation, maintenance, repair and restoration of a site, object or building of cultural heritage value is prepared in accordance with Planning scheme policy - Heritage and landscape character. The plan is sent to, 51

52 of the heritage site, object or building; d. utilise similar materials to those existing, or where this is not reasonable or practicable, neutral materials and finishes; e. incorporate complementary elements, detailing and ornamentation to those present on the heritage site, object or building; f. retain public access where this is currently provided. and approved by Council prior to the commencement of any preservation, maintenance, repair and restoration works. PO44 No acceptable outcome provided. Demolition and removal is only considered where: a. a report prepared by a suitably qualified conservation architect or conservation engineer demonstrates that the building is structurally unsound and is not reasonably capable of economic repair; or b. demolition is confined to the removal of outbuildings, extensions and alterations that are not part of the original structure; or c. limited demolition is performed in the course of repairs, maintenance or restoration; or d. demolition is performed following a catastrophic event which substantially 52

53 destroys the building or object. PO45 Where development is occurring on land adjoining a site of cultural heritage value, the development is to be sympathetic to and consistent with the cultural heritage values present on the site and not result in their values being eroded, degraded or unreasonably obscured from public view. PO46 Development does not adversely impact upon the health and vitality of significant trees. Where development occurs in proximity to a significant tree, construction measures and techniques as detailed in AS Protection of trees on development sites are adopted to ensure a significant tree's health, wellbeing and vitality. No acceptable outcome provided. AO46 Development does: a. not result in the removal of a significant tree; b. not occur within 20m of a protected tree; c. involve pruning of a tree in accordance with Australian Standard AS Pruning of Amenity Trees. Significant trees are only removed where they are in a poor state of health or where they pose a health and safety risk to persons or property. A Tree Assessment report prepared by a suitably qualified arborist confirming a tree's state of health is required to demonstrate achievement of this performance outcome. Infrastructure buffers (refer Overlay map - Infrastructure buffers to determine if the following assessment criteria apply) 53

54 PO47 Odour sensitive development is separated from Wastewater treatment plants so they are not adversely affected by odour emission or other air pollutant impacts. AO47 The following uses are not located within a wastewater treatment plant buffer: a. Caretaker s accommodation (10) ; b. Community residence (16) ; c. Dual occupancy (21) ; d. Dwelling house (22) e. Dwelling unit (23) ; f. Hospital (36) ; g. Rooming accommodation (69) ; h. Multiple dwelling (49) ; i. Non-resident workforce accommodation (52) ; j. Relocatable home park (62) ; k. Residential care facility (65) ; l. Resort complex (66) ; m. Retirement facility (67) ; n. Rural workers accommodation (71) ; o. Short-term accommodation (77) ; p. Tourist park (84). PO48 Development within a Bulk water supply infrastructure buffer is located, designed and constructed to: a. protect the integrity of the water supply pipeline; b. maintain adequate access for any required maintenance or upgrading work to the water supply pipeline; AO48 Development: a. does not involve the construction of any buildings or structures within a Bulk water supply infrastructure buffer; b. involving a major hazard facility or environmentally relevant activity (ERA) is setback 30m from a Bulk water supply infrastructure buffer. PO49 Development is located and designed to maintain required access to Bulk water supply infrastructure. AO49 Development does not restrict access to Bulk water supply infrastructure of any type or size, having regard to (among other 54

55 things): a. buildings or structures; b. gates and fences; c. storage of equipment or materials; d. landscaping or earthworks or stormwater or other infrastructure. PO50 Development within the Gas pipeline buffer: a. avoids attracting people in large numbers to live, work or congregate; b. avoids the storage of hazardous chemicals; c. maintains adequate access for any required maintenance or upgrading work; d. minimises risk of harm to people and property. AO50 Development does not involve the construction of any buildings or structures within the Gas pipeline buffer. Editor's note - The Petroleum and Gas (Production and Safety) Act 2004 (sections 807 and 808) requires that building or changes in surface level on pipeline land must not occur unless all the pipeline licence holders consent. Editor's note - The Petroleum and Gas (Production and Safety) Act 2004 (sections 807 and 808) requires that building or changes in surface level on pipeline land must not occur unless all the pipeline licence holders consent. PO51 Odour sensitive development is separated from landfill sites so they are not adversely affected by odour emission or other air pollutant impacts. AO51 The following uses are not located within a Landfill buffer: a. Caretaker s accommodation (10) ; b. Community residence (16) ; c. Dual occupancy (21) ; d. Dwelling house (22) ; e. Dwelling unit (23) ; f. Hospital (36) ; g. Rooming 55

56 accommodation (69) ; h. Multiple dwelling (49) ; i. Non-resident workforce accommodation (52) ; j. Relocatable home park (62) ; k. Residential care facility (65) ; l. Resort complex (66) ; m. Retirement facility (67) ; n. Rural workers accommodation (71) ; o. Short-term accommodation (77) ; p. Tourist park (84). PO52 Habitable rooms within an Electricity supply substation buffer are located a sufficient distance from substations (80) to avoid any potential adverse impacts on personal health and wellbeing from electromagnetic fields. Note - Habitable room is defined in the Building Code of Australia (Volume 1) AO52 Habitable rooms: a. are not located within an Electricity supply substation buffer; and b. proposed on a site subject to an Electricity supply supply substation (80) are acoustically insulted to achieve the noise levels listed in Schedule 1, Acoustic Quality Objectives, Environmental Protection (Noise) Policy Note - Habitable room is defined in the Building Code of Australia (Volume 1) PO53 No acceptable outcome provided. Habitable rooms within an Electricity supply substation buffer are acoustically insulated from the noise of a substation (80) to achieve the noise levels listed in Schedule 1 Acoustic Quality Objectives, Environmental Protection (Noise) Policy 2008 and provides a safe, healthy and disturbance free living environment. Note - To demonstrate 56

57 achievement of the performance outcome, a noise impact assessment report is prepared by a suitably qualified person. Guidance to preparing an noise impact assessment report is provided in Planning scheme policy Noise. Note - Habitable room is defined in the Building Code of Australia (Volume 1) PO54 Development within a High voltage electricity line buffer provides adequate buffers to high voltage electricity lines to protect amenity and health by ensuring development: AO54 Development does not involve the construction of any buildings or structures within a High voltage electricity line buffer. a. is located and designed to avoid any potential adverse impacts on personal health and wellbeing from electromagnetic fields in accordance with the principle of prudent avoidance; b. is located and designed in a manner that maintains a high level of security of supply; c. is located and design so not to impede upon the functioning and maintenance of high voltage electrical infrastructure. Overland flow path (refer Overlay map - Overland flow path to determine if the following assessment criteria apply) Note - The applicable river and creek flood planning levels associated with defined flood event (DFE) within the inundation area can be obtained by requesting a flood check property report from Council. PO55 No acceptable outcome provided. Development: 57

58 a. minimises the risk to persons from overland flow; b. does not increase the potential for damage from overland flow either on the premises or other premises, public land, watercourses, roads or infrastructure. PO56 Development: AO56 No acceptable outcome provided. a. maintains the conveyance of overland flow predominantly unimpeded through the premises for any event up to and including the 1% AEP for the fully developed upstream catchment; b. does not concentrate, intensify or divert overland flow onto an upstream, downstream or surrounding property. Note - A report from a suitably qualified Registered Professional Engineer Queensland is required certifying that the development does not increase the potential for significant adverse impacts on an upstream, downstream or surrounding premises. Note - Reporting to be prepared in accordance with Planning scheme policy Flood hazard, Coastal hazard and Overland flow. PO57 No acceptable outcome provided. 58

59 Development does not: a. directly, indirectly or cumulatively cause any increase in overland flow velocity or level; b. increase the potential for flood damage from overland flow either on the premises or other premises, public lands, watercourses, roads or infrastructure. Note - Open concrete drains greater than 1m in width are not an acceptable outcome, nor are any other design options that may increase scouring. PO58 Development ensures that public safety and the risk to the environment are not adversely affected by a detrimental impact of overland flow on a hazardous chemical located or stored on the premises. PO59 Development which is not in a Rural zone ensures that overland flow is not conveyed from a road or public open space onto a private lot. PO60 Development ensures that inter-allotment drainage infrastructure, overland flow AO58 Development ensures that a hazardous chemical is not located or stored in an Overland flow path area. Note - Refer to the Work Health and Safety Act 2011 and associated Regulation and Guidelines, the Environmental Protection Act 1994 and the relevant building assessment provisions under the Building Act 1975 for requirements related to the manufacture and storage of hazardous substances. AO59 Development which is not in a Rural zone that an overland flow paths and drainage infrastructure is provided to convey overland flow from a road or public open space area away from a private lot. AO60.1 Development ensures that roof and allotment drainage infrastructure is provided in 59

60 paths and open drains through private property cater for overland flows for a fully developed upstream catchment and are able to be easily maintained. Note - A report from a suitably qualified Registered Professional Engineer Queensland is required certifying that the development does not increase the potential for significant adverse impacts on an upstream, downstream or surrounding premises. Note - Reporting to be prepared in accordance with Planning scheme policy Flood hazard, Coastal hazard and Overland flow PO61 accordance with the following relevant level as identified in QUDM: a. Urban area Level III; b. Rural area N/A; c. Industrial area Level V; d. Commercial area Level V. AO60.2 Development ensures that interallotment drainage infrastructure is designed to accommodate any event up to and including the 1% AEP for the fully developed upstream catchment. No acceptable outcome provided. Development protects the conveyance of overland flow such that an easement for drainage purposes is provided over: a. a stormwater pipe if the nominal pipe diameter exceeds 300mm; b. an overland flow path where it crosses more than one premises; c. inter-allotment drainage infrastructure. Note - Refer to Planning scheme policy - Integrated design for details and examples. Note - Stormwater Drainage easement dimensions are provided in accordance with Section of QUDM. Additional criteria for development for a Park (57) 60

61 PO62 Development for a Park (57) ensures that the design and layout responds to the nature of the overland flow affecting the premises such that: AO62 Development for a Park (57) ensures works are provided in accordance with the requirements set out in Appendix B of the Planning scheme policy - Integrated design. a. public benefit and enjoyment is maximised; b. impacts on the asset life and integrity of park structures is minimised; c. maintenance and replacement costs are minimised. Riparian and wetland setbacks PO63 Development provides and maintains a suitable setback from waterways and wetlands that protects natural and environmental values. This is achieved by recognising and responding to the following matters: a. impact on fauna habitats; b. impact on wildlife corridors and connectivity; c. impact on stream integrity; d. impact of opportunities for revegetation and rehabilitation planting; e. edge effects. AO63 Development does not occur within: a. 50m from top of bank for W1 waterway and drainage line b. 30m from top of bank for W2 waterway and drainage line c. 20m from top of bank for W3 waterway and drainage line d. 100m from the edge of a Ramsar wetland, 50m from all other wetlands. Note - W1, W2 and W3 waterway and drainage lines, and wetlands are mapped on Schedule 2, Section 2.5 Overlay Maps Riparian and wetland setbacks. Scenic amenity - Regionally significant (Hills) and Locally important (Coast) (refer Overlay map - Scenic amenity to determine if the following assessment criteria apply) PO64 AO64 Development: a. avoids being viewed Where located in the Regionally significant (Hills) scenic amenity overlay, buildings and structures 61

62 as a visually conspicuous built form on a hill top or ridgeline; b. retain the natural character or bushland settings as the dominant landscape characteristic; c. is viewed as being visually consistent with the natural landscape setting and does not diminish the scenic and visual qualities present in the environment. are not: a. located on a hill top or ridge line; b. all parts of the building and structure are located below the hill top or ridge line. PO65 Development: a. does not adversely detract or degrade the quality of views, vista or key landmarks; b. retains the natural character or bushland settings as the dominant landscape characteristic. AO65 Where located in the Regionally significant (Hills) scenic amenity overlay, driveways and accessways: a. go across land contours, and do not cut straight up slopes; b. follow natural contours, not resulting in batters or retaining walls being greater than 900mm in height. PO66 AO66.1 Buildings and structures incorporate colours and finishes that: a. are consistent with a natural, open space character and bushland environment; b. do not produce glare or appear visual incompatible with the surrounding natural character and Where located in the Regionally significant (hills) scenic amenity overlay, roofs and wall surfaces of buildings and structures adopt the following colours: Colours from Australian Standard AS2700s 1996 G12 Holly G13 Emerald G54 Mist Green G55 Lichen N 44 Bridge Grey N45 Koala Grey 62

63 bushland environment; c. are not visually dominant or detract from the natural qualities of the landscape. G14 Moss Green G15 Rainforest Green G16 Traffic Green G17 Mint Green G21 Jade G22 Serpentine G23 Shamrock G24 Fern Green G25 Olive G34 Avocado G52 Eucalyptus G53 Banksia AO66.2 G56 Sage Green G62 Rivergum G64 Slate G65 Ti Tree N25 Birch Grey N32 Green Grey N33 Lightbox Grey N35 Light Grey N41 Oyster N42 Storm Grey N43 Pipeline Grey N52 Mid Grey N54 Basalt N55 Lead Grey X54 Brown X61 Wombat X62 Dark Earth X63 Iron Bark Y51 Bronze Olive Y61 Black Olive Y63 Khaki Y66 Mudstone PO67 Landscaping a. complements the coastal landscape character and amenity; b. has known resilience and robustness in the Where located in the Regionally significant (hills) scenic amenity overlay, roofs and wall surfaces of buildings and structures are painted or finished such that reflectivity is less than 35%. AO67 Where located in the Locally Important (Coast) scenic amenity overlay: a. landscaping comprises indigenous coastal species; b. fences and walls are no higher than 1m; and 63

64 coastal environment; Fences and walls: a. do not appear visually dominant or conspicuous within its setting; b. reduce visual appearance through the use of built form articulation, setbacks, and plant screening; c. use materials and colours that are complementary to the coastal environment. Building design responds to the bayside location and complements the particular bayside character and amenity by adopting and incorporating a range of architectural character elements. a. retained; b. protected from development diminishing their significance. c. existing pine trees, palm trees, mature fig and cotton trees are retained. d. where over 12m in height, the building design includes the following architectural character elements: i. curving balcony edges and walls, strong vertical blades and wall planes; ii. balcony roofs, wall articulation expressed with different colours, curves in plan and section, and window awnings; iii. roof top outlooks, tensile structures as shading devices; iv. lightweight structures use white frame elements in steel and timber, bold colour contrast. Transport noise corridors (refer Overlay map - Transport noise corridors to determine if the following assessment criteria apply) Note - This is for information purposes only. No self-assessable criteria or assessable criteria apply. Developmen requirements of the Queensland Development Code 64

65 Setback Tables Table Setbacks - Coastal communities precinct and Redcliffe Kippa-Ring local plan - Interim residential precinct Height of wall Less than 4.5m 4.5m to 8.5m Greater than 8.5m Frontage Primary To wall To OMP Min 6m Min 4.5m Min 6m Min 4.5m Min 6m Min 4.5m To covered car parking space Note - These requirements apply to all Class 10a buildings and structures as defined by the Building Code of Australia. Frontage Secondary to street To wall To OMP To covered car parking space Note - These requirements apply to all Class 10a buildings and structures as defined by the Building Code of Australia. Frontage Secondary to lane To OMP, wall and covered car parking space Side To OMP and wall Min 5.4 Min 3m Min 2m Min 5.4 Min 0.5 As per QDC N/A Min 3m Min 2m N/A Min 0.5 As per QDC N/A Min 3m Min 2m N/A Min 0.5 As per QDC Rear To OMP and wall As per QDC As per QDC As per QDC Canal To OMP and wall Min 4.5m Min 4.5m Min 4.5m 65

66 Table Setbacks - General residential zone - Suburban neighbourhood precinct and Township zone - Residential precinct Height of wall Less than 4.5m 4.5m to 8.5m Greater than 8.5. To wall Min 4.5m Min 4.5m Min 4.5m Frontage Primary To OMP To covered car parking space Note - These requirements apply to all Class 10a buildings and structures as defined by the Building Code of Australia. To wall Frontage Secondary to street To OMP To covered car parking space Note - These requirements apply to all Class 10a buildings and structures as defined by the Building Code of Australia. Frontage Secondary to lane To OMP, wall and covered car parking space Side Non-built to boundary wall To OMP and wall Min 3m Min 5.4 Min 3m Min 2m Min 5.4 Min 0.5 As per QDC Min 3m N/A Min 3m Min 2m N/A Min 0.5 As per QDC Min 3m N/A Min 3m Min 2m N/A Min 0.5 As per QDC Rear To OMP and wall As per QDC As per QDC As per QDC Canal To OMP and wall Min 4.5m Min 4.5m Min 4.5m 66

67 Table Setbacks - Emerging community zone - Transition precinct (developed lot), General residential zone - Next generation neighbourhood precinct and Caboolture West local plan - Urban living precinct (Next generation neighbourhood sub-precinct) Height of wall Less than 4.5m 4.5m to 8.5m Greater than 8.5m Frontage Primary To wall Min 3m Min 3m Min 6m To OMP To covered car parking space Note - These requirements apply to all Class 10a buildings and structures as defined by the Building Code of Australia. Frontage Secondary to street To wall To OMP To covered car parking space Note - These requirements apply to all Class 10a buildings and structures as defined by the Building Code of Australia. Frontage Secondary to lane To OMP, wall and covered car parking space Side Non-built to boundary wall To OMP and wall Min 2m Min 5.4m Min 2m Min 1m Min 5.4m Min 0.5 As per QDC Min 2m N/A Min 2m Min 1m N/A Min 0.5 As per QDC Min 5m N/A Min 3m Min 2m N/A Min 0.5 As per QDC Rear To OMP and wall As per QDC As per QDC As per QDC Canal To OMP and wall Min 4.5m Min 4.5m Min 4.5m 67

68 Table Setbacks - General residential zone - Urban neighbourhood precinct, and Emerging community zone - Transition precinct (developed lot) and identified in the Morayfield South urban area on Figure Height of wall Less than 4.5m 4.5 to 8.5m Greater than 8.5m Frontage Primary To wall Min 1m Min 1m Min 5m To OMP Min 1m Min 1m Min 3m To covered car parking space Note - These requirements apply to all Class 10a buildings and structures as defined by the Building Code of Australia. Min 5.4m N/A N/A Frontage Secondary to street To wall Min 1m Min 1m Min 2m To OMP Min 1m Min 1m Min 1m To covered car parking space Note - These requirements apply to all Class 10a buildings and structures as defined by the Building Code of Australia. Frontage Secondary to lane To OMP, wall and covered car parking spaces Side Non-built to boundary wall To OMP and wall Min 5.4m Min 0.5 As per QDC N/A Min 0.5 As per QDC N/A Min 0.5 As per QDC Rear To OMP and wall As per QDC As per QDC As per QDC Canal To OMP and wall Min 4.5m Min 4.5m Min 4.5m 68

69 Table Built to boundary walls Lot frontage width Mandatory / Optional Length and height of built to boundary wall General residential zone: Emerging community zone: Emerging community zone: Coastal communities precinct Suburban neighbourho od precinct Redcliffe Kippa-Ring local plan: Interim residential precinct Transition precinct (Developed lot) General residential zone: Next generation neighbourhood precinct Caboolture West local plan: Urban living precinct (Next generation subprecinct) Transition precinct (Developed lot) if within the Morayfield South urban area on Figure General residential zone: Urban neighbourho od precinct 7.5m or less Mandatory - both sides unless a corner lot Not permitted* Max Length: 80% of the length of the boundary Max Height: 7.5m Max Length: 80% of the length of the boundary Max Height: 8.5m More than 7.5m to 12.5m Mandatory - one side Not permitted* Max Length: 60% of the length of the boundary Max Height: 7.5m Max Length: 70% of the length of the boundary Max Height: 10.5m More than 12.5m to 18m Optional: i. on 1 boundary only; ii. where the built to boundary wall adjoins a lot with a frontage less than Not permitted* Max Length: the lesser of 15m or 60% of the length of the boundary Max Height: 7.5m Max Length: the lesser of 15m or 60% of the length of the boundary Max Height: 10.5m 69

70 18m. Not permitted - Otherwise Greater than 18m Not permitted* Not permitted* Not permitted* Not permitted* Note -The above setbacks apply only to Class 1a and Class 10a buildings/structures. Note - Max Length includes the length of walls of any other buildings on the same boundary. e.g. detached garage, carport or shed. Note - For the maximum height of domestic outbuildings refer to acceptable outcomes for building height and domestic outbuildings. *Note - Built to boundary walls are not permitted, however, reduced side and rear boundary clearances may be permitted as prescribed (e.g. QDC). 70

71 71