Version 2 - Current Planning Scheme

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6.2.19 Emerging community

6.2.19.1 Application

This code applies to development where the code is identified as applicable in a table of assessment.

When using this code, reference should be made to section 5.3.2 and where applicable, section 5.3.3 located in Part 5.

6.2.19.2 Purpose

The purpose of the emerging community zone code is to:
1. Identify and conserve land that may be suitable for urban development in the future.
2. Manage the timely conversion of non–urban land to urban purposes when needed to meet community needs.
3. Development for the purpose of new urban communities is undertaken only where there is overriding community and economic need and in accordance with a Plan of development.
  Note—Future urban development must be provided with a Plan of development in accordance with the Plan of development planning scheme policy and a Community and economic needs assessment in accordance with the Community and economic needs assessment planning scheme policy.
4. Prevent or discourage development that is likely to compromise appropriate longer term use.
The purpose of the zone will be achieved through the following overall outcomes:
1. Development of land that is considered generally suitable for urban purposes only occurs after detailed planning studies have been undertaken to identify scenic, environmental and infrastructure constraints and opportunities.
2. Interim development does not compromise the future development potential of the area for urban purposes and uses that are incompatible with residential uses are not encouraged.
3. Development is based upon the efficient provision of infrastructure, consideration of environmental constraints and desired settlement pattern for the area.
4. Significant historical, architectural, topographic, landscape, scenic, social, recreational and cultural features and associations, as well as natural habitat areas, wildlife corridors, wetlands and waterway corridors are protected and enhanced.
5. Proposed roads and other transport corridors are coordinated and interconnected to ensure pedestrian, bike, public transport and private vehicles have accessibility between neighbourhoods, centres and other locations.
6. Development responds to land constraints, including but not limited to topography, bushfire and flooding.

6.2.19.3 Assessment benchmarks

Table 6.2.19.3.1—Accepted development subject to requirements and assessable development

Performance outcomes	Acceptable outcomes
Use – Caretaker's accommodation
PO1 Development: does not compromise the future urban use of the site, and provides adequate open space for the caretaker.	AO1.1 No more than 1 caretaker's accommodation unit is established on the site.
AO1.2 The caretaker's accommodation unit is a maximum of 100m2 GFA.
Use – Sales office
PO2 The use does not adversely impact on the amenity of the surrounding land uses and local character.	AO2.1 Development of the sales office is in place for no more than two years.
AO2.2 The site coverage of the building is a maximum of 50% of the site area.
AO2.3 There are a maximum of 2 employees on site at any one time.
AO2.4 The use operates between 9am and 6pm Monday to Saturday and 9am to 1pm on Sunday.
Building height (if involving building work)
PO3 Buildings : are low rise do not create overshadowing on adjoining residential properties, and do not adversely impact on the character and amenity of the area.	AO3 Building height does not exceed 8.5m.
Residential density
PO4 Development reflects the low density character of the area.	AO4.1 Residential density is limited to: one dwelling house per allotment (including one secondary dwelling).
AO4.2 Where a dwelling house, any secondary dwelling is: a maximum of 80m2 GFA located within 50m of the main building linked to the main building by a defined footpath in the most direct route possible.
For all assessable development
Land use
PO5 Interim non–urban development does not reduce or preclude the long–term use of the site or nearby land for urban purposes, having regard to the scale and nature of the activity and its likely impacts.	No acceptable outcome is nominated.
PO6 New urban communities are established whereby: there is an overriding community and economic need; and development is supported by a Plan of development.	AO6.1 Development is provided with a Community and economic needs assessment in accordance with the Community and economic needs assessment planning scheme policy.
AO6.2 Development is provided with a Plan of development in accordance with the Plans of development planning scheme policy.
Effects of development
PO7 Development responds sensitively to on–site and surrounding topography, drainage patterns, utility services, access, vegetation and adjoining land use, such that: any hazards to people or property are avoided any earthworks are minimised the retention of natural drainage lines is maximised the retention of existing vegetation is maximised damage or disruption to sewerage, stormwater and water infrastructure is avoided, and there is adequate buffering, screening or separation to adjoining development.	No acceptable outcome is nominated.
PO8 Development maintains a high level of amenity within the site and minimises impacts on surrounding areas, having regard to: noise traffic and parking visual impact signage odour and emissions, and lighting. Note—Applicants may be required to engage specialists to provide detailed investigations into the above matters in order to demonstrate compliance with this performance criterion.	No acceptable outcome is nominated.
PO9 Development is to: minimise noise dust, odour or other nuisance from existing lawful uses including adjoining industrial uses minimise nuisance caused by noise, vibration and dust emissions generated by the state–controlled road and rail network in the vicinity of land in the low density residential zone.	No acceptable outcome is nominated.
Use – Outdoor sport and recreation
PO10 All buildings must: be associated with the Outdoor sport and recreation activity, and low in scale and density.	No acceptable outcome is nominated.
PO11 Development provides adequate separation, screening and buffering from any adjoining residential premises or residential zone so that residential privacy and amenity is not adversely affected.	AO11.1 Development that shares a boundary with a residential premises or residential zone requires a minimum boundary setback of 6m for: active outdoor use or sporting areas site access points car parking areas, and servicing or outdoor storage areas.
AO11.2 Development that shares a boundary with a residential premises or residential zone must ensure all buildings: are setback a minimum of 15m from that common boundary, and include a minimum 1.8m high solid screen fence along that common boundary, or a landscaped buffer area consisting of dense screen planting of a minimum 3m width along that common boundary. Note—Refer also to the Landscape code.
PO12 Outdoor lighting does not adversely affect the amenity of adjoining properties or create a traffic hazard on adjacent roads.	AO12.1 Light emanating from any source complies with Australian Standard AS4282 Control of the Obtrusive Effects of Outdoor Lighting as amended.
AO12.2 Outdoor lighting is provided in accordance with Australian Standard AS1158.1.1 – Road Lighting – Vehicular Traffic (Category V) Lighting – Performance and Installation Design Requirements as amended.

Performance outcomes

Acceptable outcomes

Use – Caretaker's accommodation 

PO1

Development:

does not compromise the future urban use of the site, and
provides adequate open space for the caretaker.

AO1.1

No more than 1 caretaker's accommodation unit is established on the site.

AO1.2

The caretaker's accommodation unit is a maximum of 100m2 GFA.

Use – Sales office 

PO2

The use does not adversely impact on the amenity of the surrounding land uses and local character.

AO2.1

Development of the sales office is in place for no more than two years.

AO2.2

The site coverage of the building is a maximum of 50% of the site area.

AO2.3

There are a maximum of 2 employees on site at any one time.

AO2.4

The use operates between 9am and 6pm Monday to Saturday and 9am to 1pm on Sunday.

Building height (if involving building work)

PO3

Buildings :

are low rise
do not create overshadowing on adjoining residential properties, and
do not adversely impact on the character and amenity of the area.

AO3

Building height does not exceed 8.5m.

Residential density

PO4

Development reflects the low density character of the area.

AO4.1

Residential density is limited to:

one dwelling house per allotment (including one secondary dwelling).

AO4.2

Where a dwelling house, any secondary dwelling is:

a maximum of 80m2 GFA
located within 50m of the main building
linked to the main building by a defined footpath in the most direct route possible.

For all assessable development

Land use 

PO5

Interim non–urban development does not reduce or preclude the long–term use of the site or nearby land for urban purposes, having regard to the scale and nature of the activity and its likely impacts.

No acceptable outcome is nominated.

PO6

New urban communities are established whereby:

there is an overriding community and economic need; and
development is supported by a Plan of development.

AO6.1

Development is provided with a Community and economic needs assessment in accordance with the Community and economic needs assessment planning scheme policy.

AO6.2

Development is provided with a Plan of development in accordance with the Plans of development planning scheme policy.

Effects of development 

PO7

Development responds sensitively to on–site and surrounding topography, drainage patterns, utility services, access, vegetation and adjoining land use, such that:

any hazards to people or property are avoided
any earthworks are minimised
the retention of natural drainage lines is maximised
the retention of existing vegetation is maximised
damage or disruption to sewerage, stormwater and water infrastructure is avoided, and
there is adequate buffering, screening or separation to adjoining development.

No acceptable outcome is nominated.

PO8

Development maintains a high level of amenity within the site and minimises impacts on surrounding areas, having regard to:

noise
traffic and parking
visual impact
signage
odour and emissions, and
lighting.

Note—Applicants may be required to engage specialists to provide detailed investigations into the above matters in order to demonstrate compliance with this performance criterion.

No acceptable outcome is nominated.

PO9

Development is to:

minimise noise dust, odour or other nuisance from existing lawful uses including adjoining industrial uses
minimise nuisance caused by noise, vibration and dust emissions generated by the state–controlled road and rail network in the vicinity of land in the low density residential zone.

No acceptable outcome is nominated.

Use – Outdoor sport and recreation 

PO10

All buildings must:

be associated with the Outdoor sport and recreation activity, and
low in scale and density.

No acceptable outcome is nominated.

PO11

Development provides adequate separation, screening and buffering from any adjoining residential premises or residential zone so that residential privacy and amenity is not adversely affected.

AO11.1

Development that shares a boundary with a residential premises or residential zone requires a minimum boundary setback of 6m for:

active outdoor use or sporting areas
site access points
car parking areas, and
servicing or outdoor storage areas.

AO11.2

Development that shares a boundary with a residential premises or residential zone must ensure all buildings:

are setback a minimum of 15m from that common boundary, and
include a minimum 1.8m high solid screen fence along that common boundary, or
a landscaped buffer area consisting of dense screen planting of a minimum 3m width along that common boundary.

Note—Refer also to the Landscape code.

PO12

Outdoor lighting does not adversely affect the amenity of adjoining properties or create a traffic hazard on adjacent roads.

AO12.1

Light emanating from any source complies with Australian Standard AS4282 Control of the Obtrusive Effects of Outdoor Lighting as amended.

AO12.2

Outdoor lighting is provided in accordance with Australian Standard AS1158.1.1 – Road Lighting – Vehicular Traffic (Category V) Lighting – Performance and Installation Design Requirements as amended.