An application to develop 52 residential lots next to the coast in Thornlands will be considered by Redland City Council at its general meeting on Wednesday 18 November 2020.
Subdivision plan for 124-134 Thornlands Road
The plan is to develop 52 housing blocks next to an existing residential area.
Most of the new housing blocks (90%) will be sized between 450m² and
599m². This includes 15 lots (29%) sized between 400m² and 449m².
The land shown in green below will be comprise a 2 hectare vendor retention lot and 8.6 hectares of open space.
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Storm surges and coastal erosion
The officers’ report notes that some of the proposed new housing blocks (lots 38‐43) conflict with City Plan requirements because they are partly located in the erosion prone area.
But detailed ground truthing by a consultant working for the developer has shown that the City Plan and State Government mapping of erosion prone areas are not correct so this planning conflict is not really a problem.
The overall site is mapped as being exposed to risk of storm tides with the 2016 level shown in blue and the year 2100 inundation level shown with faint hatching.
The officers’ report says: “Most of the affected area is located outside of the development footprint except for a section in the north‐west corner of the site where George Thorn Drive will connect through, partly affecting the esplanade road and proposed lots 24‐27.”
The report says filling is proposed to provide “flood immunity” for the new residential lots and the proposed new esplanade which “will provide for evacuation of residents and access for emergency services”.
The level of filling to achieve “flood immunity’ is discussed in a report “Site based Stormwater Management Plan” by JFP Urban Consultants (JFP).
“RCC Flood and storm tide hazard overlay code does not appear to specify additional freeboard to the defined flood/storm tide event” says JFP.
In the absence of clear direction from Redland City Council, JFP proposes to use freeboard requirements in Brisbane City Council’s 2014 City Plan. These are shown in Table 2 on page 6 of JPF’s report:
JFP goes on to say: “Based on the existing topography over the development area, the new lots will be located well above the minimum level required.”
How much is “well above”?
Coincidentally, as soon as the Council has rubber stamped its approval for this coastal development they will move on to item 15.1 Draft Coastal Hazard Adaption Strategy (CHAS) which is based on the Queensland Government’s plan for an 0.8 metre sea level rise by the year 2100.
About Thornlands, the Council’s draft CHAS says: “Low-lying areas are likely to be exposed to storm tide inundation and expanding tidal areas in the future. However, very limited public or private assets are expected to be impacted.”
Trees to be removed
The proposed development will result in removal of about 70 trees including 20 trees that are native species, according to the officers report.
The site is not classified by the State Government as a Koala Habitat Area so there is no legal basis for protecting any koala trees on this site.
The officers’ report says “any clearing will be more than compensated for through proposed landscaping and rehabilitation works” so no offsets are required.
A “Tree Retention Plan” which details all trees on the site to be retained or removed is included as Attachment 8 to the officers’ report.
Farm dams to be dewatered and filled
The proposed development works include dewatering and filling two farm dams which were constructed about 60 years ago.
The officers’ report says that these dams do not provide essential habitat and they promote the proliferation of biting insects and cane toads.
Also, if the land on which the dams are located is handed over to the Council, the Council does not want to manage the safety risks and maintenance costs.
A waterbird species rarely seen in the Greater Brisbane area, the Australasian shovellor, has been seen in recent years on one of the dams which will be filled if this development proceeds.
No public consultation
There was no public consultation for this application because it the proposed subdivision is classified as ‘code assessable’ under the pro-development Redland City Plan.
The development application was called in for a decision at a council meeting by Cr Paul Golle, the Division 3 councillor, on 31 July 2020.
Delay is not an option say officers
The officers’ recommend to councillors that the application be granted a development permit subject to conditions.
Councillors have been told that this development application must be dealt with urgently, delay is not an option.
“The application should be decided by 18 November 2020 in accordance with the Planning Act 2016 (PAct). Should the decision not be made by that date, the application may be deemed approved”, says the officers’ report.
It appears that this matter is likely to be approved on Wednesday.
Presumably, councillors have had plenty of opportunity to discuss any issues in non-public meetings.
For the record, the application for this development RAL20/0020 was lodged more than seven months ago on 27 March 2020.
Further reading about 124-134 Thornlands Road
The officers’ report and attachments dealing with this item can be downloaded from the Council’s website.
Information about this development application including reports by the developer’s consultants can be found under RAL20/0020 on PD On-line.
Redlands2030 – 15 November 2020
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One Comment
Town Planning!? Looks more like ‘jam ’em in and please the developer to me! Then again what can you expect from this Council & Mayor… business as usual.