Dual Occupancy Application Kit 03
Version 2.0 November 2014
FastTrack Assessment(please tick for FastTrack assessment)☐
Streamlined Assessment(please tick for Streamlined assessment) ☐
Mackay Regional Council
FastTrack Application Kit 03
Dual Occupancy
Application Kit Contents
/ 1. EligibilityThe purpose of this section is to determine whether your proposal can be assessed using either the FastTrack or Streamlined Assessment processes.
/ 2. Assessment
This section outlines the assessment criteria that are applicable for both the FastTrack and Streamlined Assessment processes.
/ 3. Mandatory Information
Section three provides a list of all of the mandatory information which must be included with your FastTrack/Streamlined Assessment application.
/ 4. Supporting Information
This section provides a list of all of the supporting information which is requested by Council to be included with your FastTrack/Streamlined Assessment application
5. Lodgement
The purpose of this section is to outline where and how to lodge your FastTrack/Streamlined Assessment application
Application Kit Overview
Purpose of this Application Kit
This application kit allows for selected low risk Dual Occupancy developments to be assessed more efficiently than the standard Integrated Development Assessment System (IDAS) timeframes outlined within the Sustainable Planning Act (SPA) 2009.
An application that meets all of the criteria contained within this application kitwill be eligible for FastTrack assessment. Any such applications will be assessed, decided & have a decision notice issued by Council within five (5) business days from the date of lodgement.
Applications that do not meet the criteria for FastTrack assessment will require further information to be included with the application. Any such applications may qualify for Streamlined Assessment that will, in most instances, be assessed, decided & have a decision notice issued by Council within ten (10) business days from the date of lodgement.
Note that the number of critical issues and quality of the assessment(s) provided with Streamlined Assessment applications may, in some instances, necessitate assessment timeframes in excess of ten (10) business days and/or information requests to be issued.
Application Kit Overview
How to use this Application Kit
Step 1
Complete section one by answering all eleven (11) questions in order to determine if your application is eligible for FastTrack or Streamlined Assessment.
Important Note:
If you answer no to any of the eleven (11) questions, your application is not eligible for FastTrack or Streamlined Assessment and this application kit does not apply to your proposed development. If this is the case, your development application must be accompanied by a standard planning report and will be assessed within the IDAS timeframes outlined in the SPA.
Step 2
Undertakeyour assessment by answering all fifteen (15) questions in section two. Detailed assessments for each critical issue must be provided in the comments column if and where applicable.
Step 3
Complete section three by compiling all of the required mandatory information to ensure your FastTrack or Streamlined Assessment application can be considered properly made.
Step 4
Complete section four by compiling all of the required supporting information to ensure your FastTrack or Streamlined Assessment application can be considered well made.
Step 5
Lodge and pay the application fee for your FastTrack or Streamlined Assessment application.
1.Eligibility
If you answer ‘yes’ to alleleven (11) of the questions below, your application is able to be assessed using this application kit. Once all questions have been satisfied, please proceed to section two.
FastTrack Eligibility Checklist Yes No
1 / The proposed development is defined as a Dual Occupancy in the Mackay City Planning Scheme. / ☐ / ☐2 / The subject site is located within the Mackay Frame or Mackay Hinterland Planning Localities. / ☐ / ☐
3 / The subject site is located within the Higher Density Residential, Urban Residential or Urban Expansion zone. / ☐ / ☐
4 / The subject site was created after 1 January 2000 / ☐ / ☐
5 / The development density does not exceed 1 dwelling unit per 300m² of site area if located in the Urban Residential or Urban Expansion or 1 dwelling unit per 200m² of site area if located in the Higher Density Residential zone. / ☐ / ☐
6 / All habitable rooms are located a minimum of 300mm above the defined flood level for the subject site. / ☐ / ☐
7 / The site is not affected by the Steep Land Overlay. / ☐ / ☐
8 / The development is not on or next to a place of State or local heritage, as identified in schedule 4 of the Mackay City Planning Scheme. / ☐ / ☐
9 / The site does not gain access from a driveway that services more than 1 lot. / ☐ / ☐
10 / No structures are proposed to be located within a Council easement or within the zone of influence of a Council sewer main. / ☐ / ☐
11 / The development does not trigger any external referral agencies or, a pre referral response in accordance with s271 of SPA has been provided. / ☐ / ☐
If you answered ‘no’ to one (1) or more of the questions above, your application does not meet Council’s criteria for FastTrack or Streamlined Assessment and this application kit does not apply to your proposed development. If this is the case, your proposed development application must be accompanied by a standard planning report and will be assessed within the IDAS timeframes outlined in the SPA.
2.Assessment
For an application to be considered low risk and assessed using the FastTrack assessment process, allfifteen(15) of the below questions must be satisfied. If your development achieves compliance with this requirement, it is eligible to be assessed using the FastTrack process and will be assessed, decided & a decision notice issued by Council within five (5) business days from the date of lodgement.
If an application does not meet this criteria, i.e., one or more critical issues are identified, an assessment is required for each critical issue and the application is eligible for Streamlined Assessment only. If your application is eligible for Streamlined Assessment, it will, in most instances, be assessed, decided & a decision notice issued by Council within ten (10) business days from the date of lodgement.
Important Note:
The number of critical issues and quality of the assessment(s) provided with Streamlined Assessment applications may, in some instances, necessitate assessment timeframes in excess of ten (10) business days and/or information requests to be issued.
Important Note:
If your proposed development triggers a critical issue in which it is identified that pre-lodgement discussions are required to be undertaken with Council, you must arrange a pre-lodgement discussion with Council (minuted meeting or email correspondence) prior to lodging your application (copies of the pre-lodgement advice must be provided with your application).
Important Note:
If an assessment is not provided for any critical issue, your application does not meet Council’s eligibility for Streamlined Assessment. If this is the case, your development application will be assessed within the IDAStimeframes outlined in the SPA.
Important Note:
If pre-lodgement approval is obtained for a critical issue, this is considered sufficient to satisfy the question, despite the non-compliance. For example, if the development proposes less car parking spaces than required by the table below, although this reduced number of car parking spaces has been approved by Council during pre-lodgement discussions, the question is considered satisfied.
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Dual Occupancy Application Kit 03
Version 2.0 November 2014
Planning Scheme Requirement / Answer / CommentsBoundary Setbacks
Q1.
Do all residential components of the development comply with the following front setback provisions:
a)Minimum setback of 10m when fronting arterial or sub-arterial roads;
b)Minimum setback of 4.5m for sites fronting all other roads.
Note: The minimum setbacks for a corner lot or a lot with more than one road frontage are as above for all road frontages.
Note: Ensure all setbacks are dimensioned and shown on the plans of development. / Yes ☐
Question Satisfied / No ☐
Critical Issue
Provide an assessment outlining how the reduced setback achieves compliance with P1 & P2 – ‘Building Setbacks’ - of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code.
Note: Lesser road frontages will only be considered if the proposed front dwelling setback is within 20% of the existing dwelling setback on adjoining lots.
Q2.
Do all garages comply with the following front setback provisions:
a)Minimum setback of 10m when fronting arterial or sub-arterial roads;
a)Minimum setback of 6ms for sites fronting all other roads.
Note: The minimum setbacks for a corner lot or a lot with more than one road frontage are as above for all road frontages.
Note: Ensure all setbacks are dimensioned and shown on the plans of development. / Yes ☐
Question Satisfied / No ☐
Critical Issue
Provide an assessment outlining how the reduced setback achieves compliance with P1 & P2 – ‘Building Setbacks’ - of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code.
Note: Lesser road frontages will only be considered if the proposed front garage setback is within 20% of the existing garage setback on adjoining lots.
Q3.
Do all side and rear setbacks comply with the following provisions:
b)For walls up to and including 4.5m in height, minimum setback is 1.5m;
b)For walls with a height of over 4.5m, minimum setback is 2m
Note: Ensure all setbacks are dimensioned and shown on the plans of development. / Yes ☐
Question Satisfied / No ☐
Critical Issue
Provide an assessment outlining how the reduced setback achieves compliance with P3 – ‘Side and Rear Setbacks’ - of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code.
Subject Site
Does the subject site have a minimum frontage of 15m? / Yes ☐
Question Satisfied / No ☐
Critical Issue
Provide an assessment outlining how the reduced frontage achieves compliance with P1– ‘Site Dimensions and Layout’ - of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code.
Building Design
Q5.
Does the proposed Dual Occupancy have a maximum height of 8.5m above ground level (2 stories)? / Yes ☐
Question Satisfied / No ☐
Critical Issue
Provide an assessment outlining how the increased building height achieves compliance with P1– ‘Building Design’ - of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code.
Q6.
Does the proposed Dual Occupancy provide an entrance that faces, and is visible from the street?
Note: addressing the street is, at a minimum, achieved by having a front door and living room window facing the street(s). / Yes ☐
Question Satisfied / No ☐
Critical Issue
Provide an assessment outlining how the development achieves compliance with P6 – ‘Site Dimensions and Layout’ – of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code.
Q7.
Does the proposed Dual Occupancy provide a garage which is recessed behind other parts of the Dual Occupancy building/veranda or balcony by a minimum of:
a)1.5m if facing an Access Place or Access Street;
b)1m if facing a Collector Street or Sub-Arterial Road / Yes ☐
Question Satisfied / No ☐
Critical Issue
Provide an assessment outlining how the development achieves compliance with P3 – ‘Building Design’ – of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code.
Q8.
Does the total width of garages and carports facing the street elevation not exceed 50% of the length of the road frontage? / Yes ☐
Question Satisfied / No ☐
Critical Issue
Provide an assessment outlining how the development achieves compliance with P3 – ‘Building Design’ – of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code.
Access and Parking Facilities
Q9.
Does the proposed Dual Occupancy gain access from an Access Place, Access Street or Collector Street?
Note: Ensure all new accesses are designed in accordance with Council’s Standard Drawing No. A3-773.
Note: Ensure the width of the invert crossing and width of the driveway are dimensioned on the plan of development and are in accordance with s3.2.2 of AS/NZS 2890.1:2004 i.e., a 5.5m wide invert and 5.5m wide driveway for the first 6m is required if the driveway is longer than 30m. / Yes ☐
Question Satisfied / No ☐
Critical Issue
Pre-lodgement discussions must be undertaken with Council to address the non-complianceandgain approval for access on to higher order roads.
Q10
All proposed invert crossing(s) and driveways are clear of all stormwater gully pits, street lights, power poles and other infrastructure located within the road reserve
Note: Minimum separation distance between infrastructure and inverts/driveways is one (1) metre). / Yes ☐
Question Satisfied / No ☐
Critical Issue
Pre-lodgement discussions must be undertaken with Council to address the non-compliance and gain approval for the proposed access point(s).
Q11.
Does the proposed Dual Occupancy comply with the following minimum car parking provisions:
a)4 spaces in total, 2 of which must be covered
Note: Council considers Tandem car parking spaces acceptable.
Note: Ensure all car parking spaces and aisle widths are shown and dimensioned on the plan of development and all spaces and isle widths comply with AS/NZS 2890.1:2004.
Note: Ensure swept path diagrams are provided with the application demonstrating all car parking spaces as being accessible by a minimum B99 vehicle. / Yes ☐
Question Satisfied / No ☐
Critical Issue
Pre-lodgement discussions need to have been undertaken to address the non-compliance and gain approval from Council for the reduced number of car parking spaces.
Private Open Space
Q12.
Does the development provide the following minimum amounts of private open space (POS) for each dwelling unit:
a)A minimum area of 16m² with a minimum dimension of 4m x 4m;
b)Is directly accessible from living room; and
c)Does not have a slope of more than 20%
Note: POS areas are not permitted to accommodate plant or utility equipment such as: air-conditioning units, hot water systems, rain water tanks, clothes lines, wheelie bins etc. Any areas used to accommodate these facilities must not be included in the POS areas/dimensionsoutlined above.
Note: Ensure all POS areas are dimensioned and total amounts identified on the plans of development. / Yes ☐
Question Satisfied / No ☐
Critical Issue
Pre-lodgement discussions need to have been undertaken with Council to address the non-compliance and gain approval for the reduced provision of POS.
Landscaping
Q13.
Landscaping is provided on site generally in accordance with Council’s ‘Landscape Guidelines for the Private Realm: A Best Practice Guide’ for Multiple Dwelling Units. / Yes ☐
Question Satisfied / No ☐
Critical Issue
Provide an assessment outlining how the development achieves compliance with P1 – ‘Landscaping’ – of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code.
Fencing
Q14.
If proposed, does the development provide fencing along the frontage of the lot in accordance with the following:
a)1.2m high if of solid appearance; or
b)1.5m high if a minimum of 50% transparent.
Note: Fences higher than 1.5m will only be permitted along the frontage of the lot if the site fronts a Collector, Sub-arterial or Arterial road and if the fence is:
a)A maximum of 1.8m in height; and
b)Setback behind a minimum 1m of landscaping; and
c)Screens a dwellings principal area of POS; and
d)Does not have a length in excess of 75% of the total length of the boundary.
Note: Ensure all fencing locations and heights are shown on the plans of development. / Yes ☐
N/A ☐
Question Satisfied / No ☐
Critical Issue
Provide an assessment outlining how the development achieves compliance with P1 – ‘Fences and Walls’ – of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code.
Residential Character Area
Q15.
For all developments in a residential character area, they comply with the following design requirements:
a)Pitched roof (hipped, gabled, skillion etc.) to a minimum of 25° facing the street;
b)Roofed, timber framed verandas facing the street;
c)Corrugated metal roof sheeting and quad or half round guttering;
d)Wall cladding (timber or fibro panels);
e)Timber framed construction for verandas, stairs and balustrades;
f)Front setbacks are within 1.5m of adjoining neighbours;
g)Windows and doors that are visible from the street on all street elevations;
h)Garages must be recessed a minimum 1m behind the front face of the building;
i)Front fence with maximum heights of 1.5m (regardless if there is POS at the front of the site).
Note: Ensure all design requirements are clearly delineated on the plans of development. / Yes ☐
N/A ☐
Question Satisfied / No ☐
Critical Issue
Provide an assessment outlining how the proposed development achieves compliance with P1, P2 & P4 – ‘Development within the Residential Character Areas’ - of the Multiple Dwellings, Accommodation Units and Dual Occupancy Code.
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Dual Occupancy Application Kit 03
Version 2.0 November 2014
3.Mandatory Information
This section outlines all of the mandatory information required to be submitted with your FastTrack/Streamlined Assessment application to ensure it can be considered ‘properly made’ in accordance with s261 of the SPA.
Prior to submitting your FastTrack/Streamlined Assessment application, please ensure you have included all of the following mandatory information:
1 / Completed versions of current IDAS Forms 1 and 5 inclusive of all of the mandatory information required by point 4 of IDAS form 5.Note: A full planning report is NOT required for FastTrack or Streamlined assessment applications. Along with a completed application kit, a brief description of the site and the proposal is considered an adequate statement against the Planning Scheme and all other planning instruments or documents, as is required by section 4 of IDAS Form 5. / ☐ /
2 / Owners Consent. / ☐ /
3 / The correct application fee in accordance with Council’s current Cost Recovery Fees and Charges. / ☐ /
Important Note:
If all of the above mandatory requirements are not provided, your application will be deemed ‘not properly made’. Note that FastTrack/Streamlined Assessment timeframes do not begin until the application is properly made.