No images? Click here Welcome!Welcome to the fourth newsletter from Council's Development, Planning and Property Branch. Assessment benchmarks for ROL applicationsWe have received and are assessing a high volume of development applications where the planning assessment has not properly considered the assessment benchmarks of the CairnsPlan 2016, specifically relating to minimum lot size. Under Performance Outcome PO1 of the Reconfiguring a Lot Code, Council officers assess against the following three (3) limbs: Lots have areas and dimensions that: The first limb (a) requires a complete assessment against the purpose and overall outcomes of the applicable zone code. This seeks to ensure the development outcome is consistent with the reasonable expectations of the zone, including but not limited to:
Under the Planning Act's decision rules, we must ensure that a code assessable development complies with the assessment benchmarks or that compliance can be conditioned. We encourage all applicants to ensure that assessment benchmarks are being assessed in full and comprehensively addressed through appropriate supporting material. We invite all industry consultants to engage collaboratively with us on these matters, and contact us if you have any questions about the operation of the assessment benchmarks under the CairnsPlan. Applications involving Trunk InfrastructureAs part of our ongoing Branch business improvement initiatives, we recently reviewed our process for assessing and deciding applications involving trunk infrastructure matters. As a result, we are progressing with recruitment of a new role, Senior Planner – Infrastructure Coordination, to assist in assessing these matters in a timely and consistent manner. To further support timely assessment, we will also be asking for detailed information about any trunk infrastructure as part of the Material Change of Use or Reconfiguring a Lot development application. The location, size, design standard and specifications of the trunk infrastructure will now be resolved upfront as part of the initial application. This means a certain level of documentation and specialist reports will be required as part of the initial application, and Council will not be conditioning these matters. This change aims to streamline and improve the delivery of trunk infrastructure across the region, noting the key role development plays in supporting the city's ongoing growth. New Infrastructure Agreement templatesIn association with the trunk infrastructure business improvement initiative, we also recently reviewed and modernised our Infrastructure Agreement templates. From 30 August 2021, any new request for an Infrastructure Agreement must use the updated templates (available upon request to Council). Three new templates have been developed:
We are working through a range of process improvements and tools to support this change, including developing a form for applicants seeking to enter into an Infrastructure Agreement with Council. For those matters where Infrastructure Agreement negotiations commenced and remained ongoing before 30 August 2021, we will continue to use the previous template. Operational Works applicationsWe have received a high volume of Development Applications for Operational Works, where the assessment submitted has not properly considered the related approvals and the proposed development in its entirety. To ensure a consistent approach to submitting these applications and to assist with streamlined assessment, we provide the following advice. Assessment to address related approvalsThe submission of any Development Application for Operational Works must include an assessment of all related approvals (i.e Material Change of Use, Reconfiguring a Lot, Operational Works). Applications which do not address the conditions of all related approvals will be issued with an Information Request. This creates unnecessary delays in the assessment process and ultimately the progression of the development. All-encompassing OPW applicationsWe encourage the development industry to submit all-encompassing Development Applications for Operational Works (i.e. bulk earthworks, civil design, electrical, vegetation clearing etc) to ensure that we can undertake a well-informed and considered assessment in the context of the proposed development in its entirety. Any plans submitted with the Development Application should overlay all design aspects of the development on the proposal plans, so it is clear that each element of the design does not conflict. Where plans are not overlaid appropriately, we may issue an Information Request to assist us in assessing the application. Submitting an all-encompassing OPW application will greatly assist in streamlining the assessment process, and significantly reduce time delays and unnecessary conflicts in the design of the development. We encourage all industry consultants to engage collaboratively with Council on these matters and contact us if you have any questions about this suggested approach. Future updatesWe'll be sharing a range of relevant industry updates through future newsletters. Please feel free to share this with your industry colleagues - just click the Forward button below. To be included on our distribution list for future updates, please contact Sue Shearer via email on s.shearer@cairns.qld.gov.au. |