Development Application for Material Change of Use Service Station (Car ... · Development...

Development Application for Material Change of Use – Service Station (Car Wash) Prepared for Magic Hand Car Wash

Part of Lot 12 on SP103136

54A Phillip Street, Mount Pleasant (Mt Pleasant Shopping Centre) May 2015

2015

Development Planning and Approvals Mackay and Whitsundays, Queensland Australia

07 4944 1008

Melissas

Received (Auto Date)

Ref#: DPA-0632 2 May-15

Document Control Date Parenthood Authorised for Issue

Author Reviewer Signature Status

May 2015 Justin Peel

A

A – Approval B – Building Approval C - Construction

T- For Tender X - Information R- Revision

Revision Date Amendments Made Initial

A May 15 Nil JP

The content of this document is provided in strict commercial confidence. The content shall not be

discussed within any third party without the express written authority of Development Planning and

Approvals.

Copyright in the whole and every part of this document belongs to Development Planning and Approvals

and may not be used, sold, transferred, copied or reproduced in whole or in part in any manner or form or

in or on any media to any person without the prior written consent of Development Planning and

Approvals.

The applicant/owner is responsible for all matters relating to cultural heritage and native title. This report

does not cover any matters relating to cultural heritage or native title nor is it within the defined scope of

works.

Ref#: DPA-0632 3 May-15

Table of Contents

TABLE OF CONTENTS 3

1. EXECUTIVE SUMMARY 5

1.1 SITE DETAILS AND LOCATION 5

1.2 PROPOSAL AND APPLICANT DETAILS 6

1.3 SUPPORTING INFORMATION 7

1.4 ASSESSMENT SUMMARY 8

1.5 RECOMMENDATIONS 11

2. INTRODUCTION 12

2.1 LEVEL OF ASSESSMENT 13

3. SITE CHARACTERISTICS 14

4. REGULATORY FRAMEWORK 16

4.1 STATE PLANNING REGULATORY PROVISIONS 16

4.2 STATE PLANNING POLICY 16

4.3 REGIONAL PLAN 16

4.4 LOCAL GOVERNMENT PLANNING SCHEME 17

5. COMPLIANCE STATEMENTS 18

5.1 STATE PLANNING REGULATORY PROVISIONS 18

5.2 STATE PLANNING POLICY 18

5.3 REGIONAL PLAN 19

5.4 LOCAL GOVERNMENT PLANNING SCHEME 19

6. STATE ASSESSMENT AND REFERRAL AGENCY 27

7. SERVICES AND INFRASTRUCTURE 28

8. CONCLUSION AND RECOMMENDATIONS 29

APPENDIX A: 30

IDAS FORMS 30

Ref#: DPA-0632 4 May-15

APPENDIX B: 31

CERTIFICATE OF TITLE 31

APPENDIX C: 32

PLANS OF PROPOSED DEVELOPMENT 32

APPENDIX D: 33

PRE LODGEMENT ADVICE 33

APPENDIX E: 34

WESTFIELD CARINDALE PHOTOS 34

Ref#: DPA-0632 5 May-15

1. Executive Summary

1.1 Site Details and Location

Table 1: Site Details Address:

54A Phillip Street, Mt Pleasant Qld 4740

Real Property Description:

Lot 12 on SP103136

Registered Owners(s):

Commonwealth Bank Officers Superannuation Corporation Pty Ltd

Parish:

Bassett

County:

Carlisle

Site Area:

86,760m2 (total site)

Existing Use:

Shopping Centre

Existing Use at Location:

Car Park

Source: MiMaps

Figure 1: Aerial Locality Plan

SUBJECT

SITE

Ref#: DPA-0632 6 May-15

1.2 Proposal and Applicant Details

Table 2: Proposal Details Project Description:

Construction of a car wash facility including wash bays, vacuum bays, finishing bays and associated administration areas

Planning Scheme Definition:

Service Station (Car Wash)

Proposal:

Material Change of Use

Approval Sought:

Development Permit

Applicant:

Magic Hand Car Wash

Method of Lodgement:

Electronic (Smart EDA)

Development Consultant:

Development Planning and Approvals

Contact Person:

Justin Peel

Phone:

(07) 4944 1008

Fax:

(07) 4953 0443

Mobile:

0409341010

Email:

[email protected]

Address for Correspondence:

PO Box 4499, Mackay South Qld 4740

Our Reference:

DPA-0632

mailto:[email protected]

Ref#: DPA-0632 7 May-15

1.3 Supporting Information

Section 260 of the Sustainable Planning Act 2009 outlines application requirements for a proposal to be considered Properly Made. In this case the proposed Material Change of Use application is being made to Mackay Regional Council as assessment manager is accompanied by the following supporting information:

IDAS Form 1

IDAS Form 5

Owners Consent Declaration

Appropriate Council Fee ($5,000 as per pre lodgement advice)

Supporting information the approved form states is mandatory including detailed proposal plans and this report addressing relevant planning instruments.

It is thus considered that all relevant information has been provided. The application will be lodged electronically using an approved e-IDAS system.

Ref#: DPA-0632 8 May-15

1.4 Assessment Summary

1.4.1 Assessment Process

The development proposal is within the Mackay Region and is assessable development under the Mackay City Planning Scheme. Under the provisions of the applicable planning instrument, the proposal is subject to Code Assessment. The proposal triggers assessment by the following referral agencies:

Department of State Development, Infrastructure and Planning: State Controlled Road (schedule 7, Table 3, item 1a)

Public notification of the application is not required. Mackay Regional Council will act as Assessment Manager.

1.4.2 Assessment Summary Table

Table 3: Assessment Criteria

a) State Planning Regulatory Provisions Compliant

Region: Mackay, Isaac and Whitsunday

Regulatory Provisions: None Relevant N/A

b) Regional Plan Compliant

Plan: Mackay, Isaac and Whitsunday Regional Plan Yes

Status: Final

Commencement Date: Feb 8 2012

Reflected in the applicable Planning Scheme:

No

Land Use Designation: Urban Footprint Yes

c) State Planning Policy Reflected in the Planning

Scheme:

Applicable Compliant

State Planning Policy December 2013 No No N/A

d) Any other applicable Codes Relevant Compliant

- A temporary local planning instrument N/A N/A

- A Preliminary Approval to which section 242 of SPA applies N/A N/A

- A master plan N/A N/A

- A structure plan N/A N/A

- A Planning Scheme See below See below

e) Mackay Consolidated Planning Scheme 2006 Compliant

Locality: Frame Yes

Precinct: Goosepond Creek N/A

Ref#: DPA-0632 9 May-15

Zone: Commercial Yes

Applicable Overlays: Image Corridors No Change

Applicable Codes: Service Station, Environment and Infrastructure Yes, where relevant

f) State Development Assessment Provisions (matters of interest as a referral agency)

Relevant Provisions of the Sustainable Planning Regulation

Applicable Section(s)

SDAP

Compliant

Regional Plans MCU: Schedule 7, Table 3, Item 12 RaL: Schedule 7, Table 2, Item 39

2.1 (all) N/A

Aquaculture Schedule 7, Table 2, Item 28 3.1 N/A

Environmentally Relevant Activities

MCU: Schedule 7, Table 3, Item 27 4.1 N/A

Fish Habitat Area Build: Schedule 7, Table 2, Item 25 OW: Schedule 7, Table 2, Item 26

5.1 (all) N/A

Marine Plants – Removal or destruction

OW: Schedule 7, Table 2, Item 30 RaL: Schedule 7, Table 2, Item 31

MCU: Schedule 7, Table 2, Item 32 MCU: Schedule 7, Table 3, Item 25

5.3 (all) N/A

Native Vegetation Clearing

OW: Schedule 7, Table 2, Item 5 RaL: Schedule 7, Table 2, Item 4

MCU: Schedule 7, Table 3, Item 10

8.1 (all) N/A

Queensland Heritage Build: Schedule 7, Table 1, Item 12 Var: Schedule 7, Table 2, Item 19

9.1 (all) N/A

Tidal Works or development in a coastal management district

Build: Schedule 7, Table 1, Item 11 OW: Schedule 7, Table 2, Item 13 OW: Schedule 7, Table 2, Item 15 RaL: Schedule 7, Table 2, Item 14 MCU: Schedule 7, Table 3, Item 5

10.1 10.1

14.1 & 14.2 10.1 10.1

N/A N/A N/A N/A N/A

Taking of interfering with water

OW: Schedule 7, Table 2, Item 9 OW: Schedule 7, Table 2, Item 10

7.1 (all) N/A N/A

Removal of quarry material from watercourse of lake

All: Schedule 7, Table 2, Item 12

7.2 N/A

Particular Levees All: Schedule 7, table 3, Item 48 7.3 N/A

Waterway barrier works

OW: Schedule 7, Table 2, Item 29 5.2 N/A

Wetlands OW: Schedule 7, Table 2, Item 43B RaL: Schedule 7, Table 2, Item 43A

MCU: Schedule 7, Table 3, Item 21A

11.1 (all) N/A

Major Hazard Facilities MCU: Schedule 7, Table 2, Item 8 13.1 N/A

Particular Dams OW: Schedule 7, Table 2, Item 11 16.1 N/A

Public Passenger Transport

All: Fast Track 5

Build: Schedule 7, Table 1, Item 14 Ral Schedule 7, Table 2, Item 33

Part C Fast Track 5

18.1 1.1

N/A

N/A N/A

Ref#: DPA-0632 10 May-15

MCU or OW: Schedule 7, Table 3,

Item 14

1.2 18.1 18.2 19.2 1.1 1.2

18.1 18.2 19.2

N/A N/A N/A N/A N/A N/A N/A N/A N/A

Railways All: Fast Track 5

Build: Schedule 7, Table 1, Item 16

MCU: Schedule 7, Table 3, Item 15A

OW: Schedule 7, Table 3, Item 15B

RaL: Schedule 7, Table 2, Item 34

Part C Fast Track 5

1.1 1.2

18.1 18.2 1.1 1.2

18.1 18.2 19.2 18.1 18.2 1.1 1.2

17.1 17.2 18.1 18.2 19.2

N/A

N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A

State Controlled Road All: Fast Track 5

Build: Schedule 7, Table 1, Item 8

RaL: Schedule 7, Table 2, Item 2

OW: Schedule 7, Table 2, Item 3

OW: Schedule 7, Table 3, Item 1A

MCU: Schedule 7, Table 3, Item 1

Part C Fast Track 5

18.1 18.2 1.1 1.2

18.1 18.2 19.1

Both 18.1 Both 18.2 Both 19.1

1.1 1.2

18.1 18.2 19.1

N/A

N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A

Yes – The use is well

clear of state

controlled

Ref#: DPA-0632 11 May-15

19.2 roads

State Transport Infrastructure (thresholds)

Var: Schedule 7, Table 3, Item 2 17.1 18.1 18.2 19.2

N/A N/A N/A N/A

State Controlled Transport Tunnels

RaL: Schedule 7, Table 2, Item 34A

MCU: Schedule 7, Table 3, Item 15C

1.1 1.2

18.1 18.2 19.2 1.1 1.2

18.1 18.2 19.2

N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A

1.5 Recommendations

Sections 4 to 7 of this report provide more detailed assessment summaries against applicable codes. The development is very minor in nature so many of the outcomes are of little relevance to the proposal. However, the assessment indicates the proposal is consistent with relevant planning legislation. It is thus recommended a Development Permit be issued to reasonable and relevant conditions.

Ref#: DPA-0632 12 May-15

2. Introduction

Development Planning and Approvals have been commissioned by Magic Hand Car Wash (the applicant) to prepare and lodge a development application for a new car wash. The development is proposed in a small portion of the covered parking area at Mt Pleasant Shopping Centre (see Figure 1). The address would be known as 54A Phillip Street, Mt Pleasant. Magic Hand Car Wash has 44 franchises operating in Australia. Staff will meet customers on arrival and direct them to leave their vehicles in waiting bays. Once they have selected their desired product, staff then detail the vehicle cleaning both the interior and exterior. Exterior cleaning is completed by hand with interior cleaning performed by hand using vacuum cleaners and steam clean extraction machines for fabric. Customers can then collect their vehicles and leave the premises. The use is intended to operate between 8am and 6pm daily. The company operates two similar sites at Westfield Carindale (see photos in Appendix E). The applicant advises that these sites operate without interrupting shopping centre traffic flows or impacting upon surrounding parked vehicles. Detailed plans of the proposal are viewable within Appendix C of this report, with an extract provided as Figure 2. The development comprises of 38m2 of storage and administration space and 8 bays for the various aspects of washing / detailing vehicles.

Figure 2: Site Layout Extract

Ref#: DPA-0632 13 May-15

2.1 Level of Assessment

Development applications in Queensland are currently made and assessed under the provisions of the Sustainable Planning Act 2009. The development is proposed within the Mackay, Isaac and Whitsunday Regional Planning Region. The development is proposed within the Urban Footprint as designated in the Mackay, Isaac and Whitsunday Regional Plan. The site is located within the Mackay Regional Council district governed by the Mackay City Planning Scheme 2006 (now consolidated). The proposed development is defined as a “Service Station (Carwash)” by the applicable local planning instrument. This definition has been confirmed by Mackay Regional Council Officers in the pre-lodgement advice attached as Appendix D. A review of the assessment tables in both the Mackay Frame Locality Code and triggered Overlay Codes indicates the proposal is CODE ASSESSABLE. The Department of State Development, Infrastructure and Planning will be triggered as a concurrence agency for the proposal and Mackay Regional Council will act as Assessment Manager. The Concurrence Agency triggers are considered to be as follows:

State Controlled Road (schedule 7, Table 3, item 1a) As the application is Code Assessable, the assessment manager must only assess the application against those matters within section 313(2&3) of the Sustainable Planning Act. All required information as outlined in section 260 of the Sustainable Planning Act 2009 has been provided to facilitate assessment of the development proposal.

Ref#: DPA-0632 14 May-15

3. Site Characteristics

Location The carwash is proposed within the existing covered car park at Mt Pleasant Shopping Centre.

Easements There is one easement registered on the title in Appendix B. This easement is located along the western boundary of the property and will not be impacted upon by the proposed development.

Topography The parking area generally grades from east to west (towards Mackay-Bucasia Road).

Vegetation There is no vegetation where the carwash is proposed. All existing areas of vegetation and landscaping on the site will be retained.

Site History The broader site has been occupied by Mt Pleasant Shopping Centre for many years, with a carpark existing were the carwash is proposed.

Surrounding Road Hierarchy Phillip Street Major Collector Malcomson Street Arterial Road Mackay-Bucasia Road Arterial Road

Site Hydrology The area where the carwash facility is to be located is roofed and as such would not experience any overland flow.

Land Contamination The site is not known to be listed on either the contaminated land register (CLR) or environmental management register (EMR) administered by the Department of Environment and Resource Management.

Ref#: DPA-0632 15 May-15

Figure 3: Photographs of site

Ref#: DPA-0632 16 May-15

4. Regulatory Framework

Development assessment in Queensland is conducted under the provisions of the Sustainable Planning Act (SPA) via the Integrated Development Assessment System (IDAS). Development should prove consistent with a number of statutory planning tools including Stage Planning Regulatory Provisions, Regional Plans, State Planning Policies and Local Government Planning Schemes.

4.1 State Planning Regulatory Provisions

A list of the State Planning Regulatory Provisions (SPRP) current at 25th September 2014 is provided below:

Yeerongpilly Transit Oriented Development State Planning Regulatory Provision 2014

South East Queensland Regional Plan 2009-2031 State Planning Regulatory Provisions (as amended)

Guragunbah State Planning Regulatory Provision

State Planning Regulatory Provision (adopted charges)

Off-road motorcycling facility on State-owned land at Wyaralong

State Planning Regulatory Provisions (Adult Stores)

South East Queensland Koala Conservation State Planning Regulatory Provisions

4.2 State Planning Policy

State Planning Polices (SPPs) are made under SPA and are used to advance the purpose of the Act. Generally the policies reflect a matter of State Interest. A compliance assessment of the proposal against current SPPs is provided within section 5.2 of this report.

4.3 Regional Plan

The Regional Planning Interests Bill 2013 was passed by parliament on 20th March 2014. The Regional Planning Interests Act (RPI Act) identifies and protects areas of Queensland that are of regional interest. The RPI Act provides the framework for implementing the policies of the governments new generation statutory regional plans, which include:

Central West Regional Plan 2009

Far North Queensland Regional Plan 2009

Mackay, Isaac and Whitsunday Regional Plan 2012 (under review)

Ref#: DPA-0632 17 May-15

Maranoa-Balonne Regional Plan 2009

North West Regional Plan 2010

South East Queensland Regional Plan 2009 (under review)

South West Regional Plan 2009

Wide Bay Burnett Regional Plan 2011 (under review) New Regional Plans include:

Cape York Regional Plan

Central Queensland Regional Plan

Darling Downs Regional Plan An assessment of the consistency of the development proposal with any relevant Regional Plan is provided within section 5.3 of this report.

4.4 Local Government Planning Scheme

In accordance with the SPA, the Local Government for any region must prepare a planning scheme as a framework for managing development in a way that advances the purposes of the SPA by:

(a) identifying assessable and self-assessable development; and

(b) identifying outcomes sought to be achieved in the local government area as the context for assessing development.

The planning scheme functions as part of IDAS and must be read together with the SPA and the Sustainable Planning Regulation. An assessment of compliance of the development proposal with the local government planning scheme is provided within section 5.4 of this report.

Ref#: DPA-0632 18 May-15

5. Compliance Statements

5.1 State Planning Regulatory Provisions

The proposed Material Change of Use does not trigger assessment nor is it impacted upon by any of the State Planning Regulatory Provisions listed in section 4.1 of this report. Any subsequent infrastructure charges levied on the development should be done so in accordance with a resolution adopted by the local government in accordance with the adopted charges SPRP. Service Station is categorised as “Commercial (Retail)” in the latest Mackay Regional Council Adopted Infrastructure Charges Resolution. The car wash does not contain any retail component, so it is recommended the rate of $43/m2 for the ‘vehicle repair shop’ be applied. The additional gross floor area proposed is 38m2. There will be no additional impervious area to consider.

5.2 State Planning Policy

In December 2013 the Queensland government introduced the single State Planning Policy (SPP). The development assessment requirements within the SPP apply only if the applicable local government planning scheme has not yet appropriately integrated the SPP. The SPP has effect throughout the entire state. Where an inconsistency exists between the SPP and a planning scheme, the SPP prevails to the extent of the inconsistency. In this instance the SPP is not reflected in the applicable planning instrument.

The SPP (Part E) contains interim development assessment (DA) requirements for some state interests; however, not all state interests have DA requirements. Interim development assessment requirements have been prepared for the following state interests.

• Mining and extractive resources (not applicable)

• Biodiversity (not applicable)

• Coastal environment (not applicable)

• Water quality (not applicable)

• Natural hazards (bushfire and steep land overlays impact the wider site, however they are not mapped on the area where the carwash is proposed)

• Emissions and hazardous activities (not applicable)

• State transport infrastructure (the area of the carwash is small and locate clear of public transport terminals and routes. Detailed assessment against Appendix 3 will

Ref#: DPA-0632 19 May-15

not be provided as the criteria relate to a scale of development greater than that being proposed.)

• Strategic airports and aviation facilities (not applicable)

Part F of the SPP contains a self-assessable code for development within a wetland protection area in Great Barrier Reef catchments. This code is not applicable to the proposed development as no high impact earthworks are proposed.

5.3 Regional Plan

The development site is located within the area governed by the Mackay, Isaac, Whitsunday Regional Plan. The Regional Plan is structured around eight core themes for managing growth and development in the region. These themes are defined by the Desired Regional Outcomes (DROs) for the region which are listed under the following headings:

Sustainability, Climate Change and Natural Hazards

Regional Landscapes

Environment

Natural Resource Management

Strong Communities

Strong Economy

Managing Growth

Urban Form

Infrastructure

Transport There are no specific assessment provisions for development proposals within the Regional Plan however it is considered that this proposed development is generally reflective of the DROs within the Regional Plan, being urban development located within the urban footprint.

5.4 Local Government Planning Scheme

The development site is located within the Mackay Regional Council district governed by the Mackay City Planning Scheme 2006 (now consolidated).The proposed Material Change of Use – Service Station (Carwash) is Code Assessable and triggers assessment against the following Codes within the Mackay Regional Planning Scheme:

Mackay Frame Locality Code

Commercial Zone Code

Service Station Code

Environment and Infrastructure Code

Landscape Character Overlay Code

Ref#: DPA-0632 20 May-15

Due to the structure of the Planning Scheme, compliance with the Code is achieved when development is consistent with the Specific Outcomes contained therein. It is intended that the following assessment summaries be read in conjunction with the relevant section of the Planning Scheme, with pre-fixes referencing the Specific Outcomes within the relevant Code. Assessment summaries should also be referenced against the detailed proposal plans provided within Appendix C of this report.

5.4.1 Mackay Frame Locality Code

P1 Specific Outcome Satisfied The development is proposed within the Commercial Zone and is considered to be of a scale that should not jeopardise the existing Network of Centres.

P2 Not Relevant

The development does not contain a residential component. P3 Not Relevant

The development is not for tourism purposes. P4 Not Relevant

The proposed development is not proximate to industrial land. P5 Not Relevant

The development is not residential in nature or proposed on land zoned for residential uses.

P6 Specific Outcome Satisfied

The proposed development is not proximate to rail transport corridors. P7 Not Relevant

The development is not proposed within a rail corridor. P8 Not Relevant

There are no cane tramways in the vicinity of the proposed development. P9 Specific Outcome Satisfied

The proposed development can be readily serviced with the full range of Urban Infrastructure. Appropriate services are already provided to site (see Section 7 for an expanded discussion)


The development does not propose to gain access from the Bruce Highway. P11 Not Relevant

Ref#: DPA-0632 21 May-15

The site is not proximate to the future Port Access corridor. P12 Not Relevant

The development is not on port land. P13 Specific Outcome Satisfied

The development is proposed to gain access to the surrounding road network via the existing access arrangements to Mt Pleasant Shopping Centre.

P14 Specific Outcome Satisfied The site does not adjoin any open space areas and no recreational spaces exist near the site.

P15 Not Relevant

The development is not proximate to recreational spaces. Summary The proposed shopping centre development is considered consistent with relevant Specific Outcomes within the Mackay Frame Locality Code.

5.4.2 Commercial Zone Code

Assessable Development P1 Specific Outcome Satisfied

The proposed carwash is centrally situated within the site so no additional buffering is proposed. The development should not adversely impact upon the amenity of adjoining uses.


The carwash is proposed centrally within the site and clear of existing major circulation routes. The facility can be drained to existing plumbing infrastructure on the site.


The application does not involve a neighbourhood centre. Pioneer River (Urban) Precinct The development is not proposed within this precinct. McCready’s Creek Precinct The development is not proposed within this precinct. Goosepond Creek Precinct P1 Specific Outcome Satisfied

Ref#: DPA-0632 22 May-15

The development is proposed within the existing boundaries of the Mt Pleasant sub-regional centre. The small scale development should not detract from the higher order shopping facilities in the Mt Pleasant Shopping Centre.

P2 Not Relevant

There will be virtually no change to the existing built form of the Mt Pleasant sub-regional centre.


The proposed carwash has ready access to overflow parking within the Mt Pleasant Shopping Centre. The use will also occupy parking located quite a distance from existing shopping centre entrances and public transport facilities.

P4 Not Relevant

The development is not within a ‘local centre’.

P5 Not Relevant The development is not within a ‘the Mt Pleasant Local Centre’.

P6 Not Relevant

The development is not within the ‘North Mackay Local Centre’.

P7 Not Relevant The development is not within the ‘North Mackay Mixed Use Centre’.


The development should not adversely impact upon the amenity of adjoining uses.

Summary The proposed carwash will have little impact upon the amenity or function of the existing centre and is thus considered consistent with the Commercial Zone Code.

5.4.3 Service Station Code

Site Suitability and Access P1 Specific Outcome Satisfied

The total site is well in excess of 1,200m2 and the use can be accommodated within the limits of exiting parking bays.

P2 Specific Outcome Satisfied The facility is accessed from the arterial road network with multiple access and egress points.

Layout

Ref#: DPA-0632 23 May-15

These provisions relate to a standard service station and include outcomes relating to fuel pumps, air and water, storage tanks and similar. This is not relevant to the proposed carwash facility. Summary There are numerous provisions within this Code that are of little relevance to the carwash facility, however it is considered that the use is consistent with relevant outcomes in the Code.

5.4.4 Environment and Infrastructure Code

Infrastructure

P1 Acceptable Solution Provided

The site is already connected to infrastructure networks.


Provision of open space or recreational spaces is not warranted for this type of

development.


Reticulated water supply is available to the site. Internal extensions to existing

networks should be all that is required to service the carwash.


The development will connect to Council’s existing reticulated sewerage

network via an extension to the existing internal network.


There will be no change to the impervious areas on site. There is also no change

to stormwater runoff characteristics as a result of the development. There would

therefore be no need to provide any stormwater quality improvement devices.


No change to external road networks is proposed. Kerb and channel already

exists along relevant frontages.


Internal parking areas and wash bays will be maintained with a bitumen seal.


No change to drainage networks is proposed.


No street lighting is required to facilitate the development.


No trunk infrastructure will be required to service the development. Any

charges will be levied in accordance with Council’s Policy.

Ref#: DPA-0632 24 May-15


Vehicles are able to enter and exit the site in a forward gear, using existing

traffic aisles to access wash bays. The car parking requirements for a ‘service

station’ do not relate to a carwash facility. However, there is obviously ample

parking surrounding the proposed site that is often vacant (see Figure 3). Pre-

lodgement advice was requested from Council and the issue of car parking was

not raised (see Appendix D).

It is unlikely that any large vehicles will require access to the facility. Any

deliveries or removals would occur from light vehicles.

The operational procedures to be adopted on site should minimize the likelihood

of queuing in circulation areas. The business model aims at lower volume,

higher service levels. Vehicles will move constantly through the facility with

movements controlled by staff, not the public.

Environmental Amenity


The development is underneath the existing parking area and should not cause

amenity issues as a result of outdoor lighting.


Shadows will not be cast onto adjoining residential land.

P3 Not Relevant

The development is not proximate to cane tramlines.


Buildings are restricted to under the existing carpark and thus preserve the

existing built form.

Noise and Vibration Management


The use is centrally located within the shopping centre car park, clear of any

other businesses or residential uses.


Noise attenuation measures are not considered necessary. The applicant has

advised that noise generated by the equipment used in the washing process is

only 70DBA at 10m from the units.

P3 Not Relevant

The development is not a noise sensitive use.

Air Quality

P1 Not Relevant

The carwash facility is not expected to generate air pollutants or significant

odours.

Ref#: DPA-0632 25 May-15

Flooding

The development site is not mapped as being subject to flooding and will be

undercover.

Water Quality

Stormwater quality will be unchanged by the proposed development, with wastewater

discharging to the sewer networks after appropriate treatment.

Erosion and Sediment Control


The site will not experience erosion from stormwater runoff as it is completely

under cover.

P2 Not Relevant

The site does not warrant staged rehabilitation.

Coastal Management


The site is not proximate to coastal areas.

Erosion Prone Areas


The site is not within an identified erosion prone area.

P2 Not Relevant

No existing structures are located within mapped erosion prone areas.

High Impact Activity Areas


The proposed development is not proximate to any high impact activities.


The site is not proximate to the Mackay Southern Water Recycling facility.

Landscaping and Fencing

No change to existing conditions proposed.

Community Safety Design Principles

No change to existing conditions proposed.

Constructed Lakes

Not relevant

Summary

The proposed development has been shown to be consistent with the Specific

Outcomes in the Environment and Infrastructure Code where practical and relevant.

Ref#: DPA-0632 26 May-15

5.4.5 Landscape Character (Image Corridor) Overlay Code

The actual works are located well clear of road frontages and will have no impact upon the existing image corridor. No further assessment is considered warranted.

Ref#: DPA-0632 27 May-15

6. State Assessment and Referral Agency

On 1st July 2013, the Queensland Government launched the State Assessment and Referral Agency (SARA). The Sustainable Panning Act 2009 (SPA) was amended in November 2012 to give effect to SARA, with those amendments taking effect on 1st July 2013. The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for development assessment. The SDAP is prescribed in the Sustainable Planning Regulation 2009, and contains the matters the chief executive administering the ACT may have regard to when assessing a development application. The SDAP is a statutory instrument made under the Act, and has effect throughout the state for development applications where the chief executive is the assessment manager or referral agency. The proposed carwash triggers the Department of State Development, Infrastructure and Planning (DSDIP) as a concurrence agency for matters relating to State Controlled Roads (schedule 7, Table 3, item 1a). Assessment Table B.3 within the SDAP provides information regarding which modules of the SDAP are applicable to any referral triggers for an application. In this case, modules 1.1, 1.2, 18.1, 18.2, 19.1 and 19.2 are triggered by the proposed Material Change of Use within 25m of a state controlled road. Item 6 of the fast-track criteria is not met as the existing access to local roads is within 100m of Mackay-Bucasia Road. Detailed assessment of the proposed carwash against each Performance Outcome in each triggered module is not justified in this case. The nature of the development is so small and will have minimal impact upon traffic flows on the state controlled road network (refer to Appendix C for proposal plans). No works are proposed within 25m of the state controlled road. No change to the existing built form of the Mt Pleasant Shopping Centre carpark is proposed. As such, most (if not all) outcomes will be of little relevance to this proposal. It is thus recommended that DSDIP approve the proposed development with minimal conditions.

Ref#: DPA-0632 28 May-15

7. Services and Infrastructure

Site Access The carwash is located centrally within the development and can use the existing access arrangements to Mt Pleasant Shopping Centre. Internal Vehicle Circulation The existing parking layout is compliant with the Australian Standards and circulation routes will not require alteration to accommodate the carwash. Vehicles can enter the carwash directly from the main circulation route under Mt Pleasant Shopping Centre. They will then be directed to waiting bays with further circulation through the facility to be controlled by staff. It is thus unlikely that any queuing issues will result from the proposed use. Stormwater Runoff The carwash is located underneath the existing two storey carpark and thus no stormwater runs through this area. The development will have no impact upon existing stormwater networks and does not require connection to these networks. Water Reticulation The carwash can connect to existing internal water reticulation within the parking area. Sewerage Services All drainage of the site will be to the public sewer system, accessing private ‘house drains’ before discharging to Mackay Regional Council’s reticulated network. A preliminary discharge plan is provided within Appendix C. The applicant will seek a Trade Waste approval as recommended by Mackay Regional Council (see Appendix D). Power and Telecommunications Internal networks can be extended to service the proposed carwash.

Ref#: DPA-0632 29 May-15

8. Conclusion and Recommendations

Magic Hand Car Wash operates 44 franchises throughout Australia. The proposed facility under Mt Pleasant Shopping Centre will be similar to others in Australia that operate without adversely impacting the operation of the carpark. Pre-lodgement advice was sought from Mackay Regional Council, and this application has taken into account the issues raised by Council. The proposed “Service Station (Carwash)” use is Code Assessable in the Commercial Zone. Sections 4 to 7 of this report provide more detailed assessment summaries against applicable codes. The development is very minor in nature so many of the outcomes are of little relevance to the proposal. However, the assessment indicates the proposal is consistent with relevant planning legislation. It is thus recommended a Development Permit be issued to reasonable and relevant conditions. It is further recommended there be no requirement for any further Operational Works or landscaping permits. Infrastructure Charges should be levied in accordance with section 5.1 of this report.

Justin Peel

Director: DP&A

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