Where is the Tannum Sands UDA?
The Tannum Sands UDA is located within the Gladstone Regional Council area, approximately 25 kilometres southeast of the Gladstone city centre. The UDA 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 UDA?
It is estimated that between 2006-2031 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. It is becoming increasingly difficult for more people to get into the property market while up to 33 per cent of existing households are already considered to be in 'housing stress'.
Therefore the Tannum Sands UDA 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 UDA?
The three key functions of the development scheme for the Tannum Sands UDA includes new planning policy, assessing development applications and delivering development.
The ULDA has worked with Gladstone Regional Council, state government, landowners, community and stakeholders to prepare a development scheme which will be used to guide future development outcomes within the Tannum Sands UDA. 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 UDA.
From the time of declaration, all applications for development within Tannum Sands UDA area will be assessed by the ULDA. All development applications within the UDA are assessed against the development scheme.
What is the vision for Tannum Sands?
The Tannum Sands UDA will play a role in accommodating growth occurring in the greater Gladstone area due to the expansion of the resource industry. The Tannum Sands UDA has the potential to become a community for more than 3000 people and 1500 new homes.
As part of the ULDA's role to plan for the development of this new community, the ULDA will promote the creation of a community exhibiting ecologically sustainable principles and best practice urban design.
The vision for the Tannum Sands UDA 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 UDA Development Scheme?
The Tannum Sands UDA 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 UDA Development Scheme?
Comprehensive consultation with the local community was conducted in the preparation of the development scheme for the UDA.
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 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 ULDA's 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 UDA Development Scheme was approved by the state government.
How long will it take for development to start occurring within the Tannum Sands UDA?
It is anticipated that new housing developments within the UDA will be underway in late 2012. More information regarding future development can be found at www.tannumblue.com.au.
Any development applications lodged prior to the finalisation of the Tannum Sands UDA Development Scheme were assessed against the Interim Land Use Plan (ILUP). Any subsequent applications lodged after the approval of the Development Scheme will be assessed against the development scheme.
How long will it take to complete development within the UDA?
Full development of the Tannum Sands UDA is estimated to be within the next 10-15 years. However, this is dependent on the landowners wishing to develop their land and market forces.
How will affordable housing be delivered?
To promote housing affordability, the aim is to minimise the price of new housing by:
- getting land to market faster
- streamlining development approvals
- simplifying planning requirements
- promoting a diversity of lot sizes and housing types.
The delivery of affordable housing will be achieved through:
- identifying target prices for dwellings to rent and purchase that reflect local levels of affordability
- influencing lot and house sizes to provide a more diverse mix of dwellings
- delivery of accessible housing
- ongoing monitoring of dwelling prices and levels of affordability.
The approved development scheme includes targets for greater than 30% of housing in the UDA to be affordable for key workers and first home buyers in accordance with the income targets in the ULDA Housing Strategy (including 5% social housing). In Queensland, social housing is provided by the Department of Housing and Public Works.
Who will live in the houses?
Anyone can live in the Tannum Sands UDA. The diversity of product will ensure people from a range of socio-economic groups and professions can live within the UDA, including key workers such as teachers, nurses, retail workers and hairdressers as well as singles, families and seniors.
Will development in the Tannum Sands UDA 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. This was considered in planning for the site and delivering development.
As part of the development application stage, additional detailed modelling will be required for development that is planned within the designated flood impacted area. Any assessments will be undertaken in accordance with ULDA Guideline 15: Protection from Flood and Storm Tide Inundation ( 415 KB).
The guideline notes that requirements for flood protection will be reviewed and revised to take account of recommended changes to flood policy arising from the Queensland Floods Commission of Inquiry.
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 UDA. 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 UDA.
Will the site's development impact on the water quality in the Boyne River?
The Tannum Sands UDA 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 State Planning Policy 4/10 Guideline Healthy Waters.
Any development application will be required to demonstrate compliance with the Water Quality Objectives for water leaving the site boundaries.
Will climate change be planned for?
Planning for development within the UDA will seek to address the potential of increased flood risk, storm events and temperature.
Flood planning for the site will take into account the government's current policies for climate change, being to allow for a potential sea level rise of 0.8m by the year 2100. Potential increases in rainfall intensity due to climate change will also be planned for. This is consistent with the climate change allowances described in the South East Queensland Regional Plan 2009-2031 and the draft Queensland Coastal Plan.
Development will also be required to use design options which make efficient use of energy, water and resources. The ULDA has developed a relationship with Commonwealth Scientific and Industrial Research Organisation (CSIRO) to work on leading energy efficiency measures and technologies within the development.
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 UDA 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 UDA.
Development applications will be required to address the ULDA Guideline 14: Environment and Natural Resources Sustainability ( 477 KB) which includes provisions to protect significant natural values present within the site.
What will happen when a development application is lodged?
Development applications are currently lodged with the ULDA, the application will be assessed against the Tannum Sands UDA Development Scheme.
How does development assessment process differ from the Gladstone Regional Council?
Development applications over land outside a UDA 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 UDA are instead made to and assessed by the ULDA under the Urban Land Development Authority Act 2007. 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 UDA 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?
The ULDA is not responsible for assessing building work against the Building Act 1975. These applications will continue to be assessed under SPA, which provides for private building certification.