Where is the Tannum Sands PDA?
The Tannum Sands PDA is located within the Gladstone Regional Council area, approximately 25 kilometres southeast of the Gladstone city centre. The PDA adjoins the Tannum Sands High School to the north and a residential subdivision (Pacific Ranch) to the south along Dahl Road. The lot is bounded by Tannum Sands Road to the east and the Boyne River to the west.
Why was the Tannum Sands site declared as a PDA?
It is estimated that by 2031 the Gladstone region will require 21,000 additional dwellings to accommodate the expected growth within the region.
With this expected population growth, housing affordability is a major concern for the Gladstone region.
The Tannum Sands PDA will play a role in accommodating some of this growth by providing a range of housing options to cater for diverse groups of people, including homes for key workers such as nurses, teachers, fire fighters and first home buyers.
What will occur within the Tannum Sands PDA?
The three key functions of the development scheme for the Tannum Sands PDA includes new planning policy, assessing development applications and delivering development.
The former ULDA worked with GRC, state government, landowners, community and stakeholders to prepare the development scheme which will guide development outcomes within the Tannum Sands PDA. This scheme includes housing affordability targets that seek to ensure a reasonable amount of affordably priced dwellings are available for purchase or rent within the Tannum Sands PDA.
From the time of declaration, all applications for development within Tannum Sands PDA area will be assessed by Economic Development Queensland (EDQ). All development applications within the PDA are assessed against the development scheme.
What is the vision for Tannum Sands?
The vision for the Tannum Sands PDA is that it will:
- deliver sustainable communities that offer housing affordability, diversity, accessibility and choice
- provide for a range of community facilities and services
- demonstrate high quality urban design
- minimise emissions to land, water and atmosphere
- promote best practice in the sustainable management of land resources, amenity, ecological values and natural systems.
What is the Tannum Sands PDA Development Scheme?
The Tannum Sands PDA Development Scheme is the finalised development scheme approved by the department following consideration of submissions on the proposed development scheme.
Did the community have an opportunity to have a say about the Tannum Sands PDA Development Scheme?
Comprehensive consultation with the local community was conducted in the preparation of the development scheme for the PDA.
Preliminary consultation began in October 2011. Public notification of the proposed development scheme was held between 4 November and 19 December 2011, during which time the community, council, state agencies and other stakeholders were invited to view and comment on the proposed development scheme. Consultation at each stage involved newspaper advertisements, information sessions in the local community, a stand at the Beach Arts Music Festivals, and delivery of newsletters in the local area.
After the public notification phase closed, all the submissions received were considered and the proposed development scheme was amended in response to issues as appropriate. The scheme was then submitted to the department for consideration.
Affected owners who made a submission to the former ULDA during the public notification period, also had the opportunity to write to the department in relation to the submitted scheme during the review period of the submitted development scheme.
The submitted development scheme was accompanied by the submissions report which summarised the submissions and detailed the merit of the submissions and the extent to which the proposed development scheme was amended to reflect the issues raised.
On 19 October 2012 the Tannum Sands PDA Development Scheme was approved by the state government.
Will development in the Tannum Sands PDA be at risk of flooding?
Gladstone Regional Council has previously undertaken a flood risk assessment in accordance with State Planning Policy 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide, which was in place at the time. This was considered in planning for the site and delivering development.
Development within an area affected by flood risk, will only occur where there is no 'net worsening' of flooding impacts, including impacts on areas adjoining the PDA. This means that existing communities in Tannum Sands and areas of Boyne Island across the river will not experience changes in local flood conditions as a result of development within the PDA.
Will the site's development impact on the water quality in the Boyne River?
The Tannum Sands PDA falls within the Boyne River Catchment. In Queensland, formal Water Quality Objectives are set for catchments by the Department of Environment and Heritage Protection (DEHP) in their Queensland Water Quality Guidelines 2009.
A stormwater management plan will be required for all development within the site. This report will present the best practice Water Sensitive Urban Design principles that are appropriate to manage stormwater on the site. Development will comply with the State Planning Policy.
Any development application will be required to demonstrate compliance with the Water Quality Objectives for water leaving the site boundaries.
How will ecologically significant areas be protected?
Significant environmental values will be identified, retained and enhanced where appropriate. A number of site specific investigations will be involved in identifying values present within the site and key stakeholders were consulted with to ensure these values are appropriately addressed in the development scheme.
Ecologically significant areas will be protected through a number of different planning mechanisms. The development scheme will outline the zoning provisions within the PDA and tables of assessment will nominate the types of development that are appropriate in each zone. The vision in the development scheme will also provide guidance as to what is envisaged for the PDA.
What will happen when a development application is lodged?
Development applications are lodged with Economic Development Queensland (EDQ). The application will be assessed against the Tannum Sands PDA Development Scheme.
How does development assessment process differ from the Gladstone Regional Council?
Development applications over land outside a PDA are made to and assessed by the local government authority under the Sustainable Planning Act 2009 (SPA) and the planning scheme. Development applications over land within a PDA are instead made to and assessed by Economic Development Queensland (EDQ) under the Economic Development Act 2012 (ED Act) .Under this Act, the assessment process has been streamlined to enable a development application to be assessed and decided generally within 40 business days. This shortened timeframe does not include circumstances where there is a need for additional information or public notice of the application.
What happens to a development application that was lodged with council prior to declaration?
When a PDA is declared, development applications already lodged with the local government for the area continue to be assessed and decided by the local government under the Sustainable Planning Act 2009 (SPA) and the provisions of their planning scheme.
What happens to a building application that has already been lodged with a private building certifier?
Economic Development Queensland (EDQ) is not responsible for assessing building work against the Building Act 1975. These applications will continue to be assessed under the Sustainable Planning Act 2009 (SPA), which provides for private building certification.