Surveying | Town Planning | Environment | Urban Design

V I S I ON S U RV E Y S Q L D . C OM . A U | 1 3 0 0 0 V I S I O N

Townsville Airlie Beach Mackay Rockhampton Brisbane Gold Coast

Date: 10 August 2017 Our Ref: 14213

Mr Erik Fairbairn PO BOX 1161 BOWEN QLD 4805 Via: Email erik.fairbairn@bigpond.com Dear Erik,

Properties in Bowen – 9A & 9B Dalrymple Street and 64 & 68 Santa Barbara Parade, Bowen – Lots 1 – 4

SP 203610

Vision Surveys (QLD) Pty Ltd has been engaged to examine and a prepare a summary of the development potential of the above properties, located on the waterfront adjacent to the Bowen Boat Harbour and Bowen central business district, under the recently adopted Whitsunday Regional Council Planning Scheme 2017 (the Planning Scheme). The following information has been prepared based on our understanding of the request.

Whitsunday Regional Council Planning Scheme

The Whitsunday Regional Council (the Council) adopted the Planning Scheme on 3 July 2017. The following information is extracted from the Planning Scheme for information purposes.

1. Zoning

The land has been zoned ‘Mixed use’.

Council’s vision for the locality in Bowen formed by the Mixed Use Zone is one of retail, commercial, entertainment and recreational uses at ground level with residential and accommodation uses above. Mixed use development has the benefit of commercial facilities (offices, etc.) that generate patrons for retail and refreshment facilities during work hours, while residential and accommodation facilities outside of work hours. Council encourages this style of development by making a wide variety of uses (particularly accommodation, business and recreation activities) preferred uses in this zone.

Extract of Zoning Map from Whitsunday Regional Council Planning Scheme 2017

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2. Levels of Assessment

• ‘Accepted’ development options (not requiring an application to the Council), provided the proposal is consistent with Council’s requirements, include: ➢ Accommodation Activities:

• Caretaker’s accommodation; • Dwelling house; and • Home based business.

➢ Business Activities: • Market; and • Sales Office.

• ‘Code Assessable’ development options (requiring an application to the Council, but do not require public notification and are generally considered preferred uses), include: ➢ Accommodation Activities:

• Dual Occupancy; • Multiple Dwelling; • Residential care facility; and • Short term accommodation.

➢ Business Activities: • Food and drink outlet; • Office; and • Shop.

➢ Entertainment Activities: • Bar; • Club; • Function facility; • Hotel; • Nightclub entertainment facility; and • Theatre.

➢ Community Activities: • Health care services.

➢ Recreation Activities: • Indoor sport and recreation.

• ‘Impact Assessable’ development options (requiring an application to Council, a period of Public Notification and may not be considered preferred uses) include all other uses not defined above.

• Further, any building proposed to exceed the maximum building height, i.e. 12 metres, will trigger the need for a Preliminary Approval for Building Works which is impact assessable.

3. Development Criteria

Accommodation Activities (Long and Short-Term Residential Units) ▪ The draft Planning Scheme has requirements for residential and accommodation units, including but not

limited to: • Maximum 60% site coverage (for any buildings / structures);

• Minimum of 30% of site provided as Open Space;

• Maximum height 12 metres (for any buildings / structures); and

• Minimum boundary setbacks as per Table 1:

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Table 1 Minimum boundary setbacks for multi-unit uses

Building height Boundary type Minimum setback

Up to 8.5 Side 2m

Front (primary) 6m

Front (secondary) 3m

Rear 2m

8.5m up to 11m Side 4m

Front (primary) 6m

Front (secondary) 4m

Rear 6m

11m to 16m Side 4m

Front (primary) 6m

Front (secondary) 4m

Rear 6m

16m up to 21m Side 6m

Front (primary) 6m

Front (secondary) 6m

Rear 6m

21m and above Side 8m

Front (primary) 6m

Front (secondary) 6m

Rear 8m

▪ Car parking spaces are required at the rates listed in Table 2:

Business, Entertainment, Community and Recreation Activities ▪ Maximum site coverage:

• 70% for any part of the building that does not exceed 8.5m height; and

• 50% for any part of the building that exceeds 8.5m height.

▪ Maximum height 12 metres (for any buildings / structures);

▪ Setbacks:

- Primary Frontage:

➢ Less than 3m for any part of the building not exceeding 8.5m height; and

➢ At least 6m for any part of the building exceeding 8.5m height.

- All other boundaries:

➢ No setback for any part of the building not exceeding 8.5m height and adjoining existing blank

wall or vacant land on adjacent site; and

➢ At least 3m for any part of the building not exceeding 8.5m height and adjoining an existing wall with openings on an adjoining site; and at least 6m for any part of the building exceeding 8.5m height.

▪ Car parking spaces are required at the rates listed in Table 2:

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Table 2 Minimum on-site parking requirements

Land use Cars Service vehicles

Residential activities

Caretakers residence 1 space for exclusive use by the occupants of the caretaker’s accommodation

Not specified

Dwelling house 2 spaces, 1 of which is covered (spaces may be in tandem).

Not required

Dual occupancy 1 bedroom: 1.0 space per unit 2 bedroom: 1.5 space per unit 3 or more bedroom: 2 spaces per unit

Not required

Home based business As per dwelling house: plus 1 space customer parking; plus 1 space non-resident employee; plus 1 space per guest room, where a Bed and breakfast

1 SRV

Multiple dwelling 1 bedroom: 1.0 space per unit 2 bedroom: 1.5 space per unit 3 or more bedroom: 2 spaces per unit Visitor spaces: 1 space per 5 units

1 SRV where more than 10 dwellings

Residential care facility 1 space per 6 dormitory type bed; 1 space per 4 hostel type units; 1 space per self-contained unit; 1 space for ambulance vehicle pickup and set downs; and visitor parking equal to 50% of the resident parking requirement.

1 MRV plus Ambulance

Short-term accommodation 1 bedroom: 1.0 space per unit 2 bedroom: 1.5 space per unit 3 or more bedroom: 2 spaces per unit Visitor spaces: 1 space per 5 units

1 SRV where more than 10 dwellings

Business activities

Food and drink outlet 1 space per 25m2 TUA, except where footpath dining is located within the road reserve.

1 SRV

Market 1 space per 25m2 GFA or total use area

Not specified

Office 1 space per 40m2 GFA Not specified

Shop 1 space per 25m2 TUA 1 SRV if less than 500m² GFA 1 SRV and 1 LRV if 500m² to 1,999m² GFA Not specified if 2,000m² GFA or above

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Entertainment activities

Bar 1 space per 10m2 GFA Not specified

Club As per shop plus sufficient room for queuing. Accommodation and food and drink outlet as per separate defined uses.

Not specified

Function facility 1 space per 15m2 GFA 1 SRV

Hotel As per shop plus sufficient room for queuing. Accommodation and food and drink outlet as per separate defined uses.

1 MRV

Nightclub entertainment facility As per shop plus sufficient room for queuing. Accommodation and food and drink outlet as per separate defined uses.

1 SRV

Community activities

Child care centre 2 space for every 4 children in attendance plus 1 per employee

Not specified

Community care centre 1 space per 25m2 plus parking for emergency service vehicles.

Not specified

Community use 1 space per 15m2 of TUA Not specified

Health care services 1 space per 25m2 plus parking for emergency service vehicles.

1 SRV plus Ambulance

4. Overlay Mapping The land is affected by the following overlays ▪ Acid Sulphate soil - Land at or below 5m AHD and Land above 5m AHD and below 20m AHD; ▪ Coastal protection – Storm Tide Inundation - Medium hazard and High hazard; ▪ Coastal erosion sub-category – Erosion Prone Areas and Permanent Inundation

Coastal Environment Overlay

The site is located partly within High hazard storm tide area and partly within Medium hazard storm tide area. The Council has advised that the site currently is mapped as having a DSTE of 4.0m AHD. Council is currently undertaking further flood modelling due to mistakes in the existing modelling and the results of this further modelling may change the DSTE level as well as the defined hazard level.

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Extract of Coastal protection overlay map from Whitsunday Regional Council Planning Scheme 2017

Development of land mapped as being at risk to storm tide inundation must be designed, constructed and operated to avoid the social, financial and environmental costs arising from the adverse impacts of coastal hazards and to ensure development maintains the safety of people and property. Development location, siting and design must respond to the risk of storm tide and tidal inundation, as well as minimize risk to personal safety and property.

Development of a habitable building on the site must ensure that the finished floor level (FFL) is located at a minimum of 300mm above the defined storm tide event (DSTE) for all habitable rooms. The Council has advised that the site currently is mapped as having a DSTE of 4.0m AHD. Council is currently undertaking further flood modelling and the results of this modelling may change this level.

Based on the current DSTE of 4.0m AHD, the FFL for habitable rooms will be 4.3m AHD or above until revised mapping is made available. A ‘habitable room’ is a room used for normal domestic activities such as bedroom, living/lounge room, kitchen, dining room, etc. Commercial uses and car parks are not considered a ‘habitable room’ and may be constructed below the DSTE subject to engineering assessment and certification by a registered professional engineer of Queensland that the development is structurally designed to be able to resist hydrostatic and hydrodynamic loads associated with flooding up to and including the DSTE as well as a flood risk assessment report.

If you require any further information or have any questions, please feel free to contact our Airlie Beach office via the details below.

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Yours faithfully,

Lee Glindemann

Senior Town Planner

Vision Surveys (QLD) Pty Ltd

07 4948 3781