Introduction
Zuri Propeties Pty Ltd (Zuri) is seeking development its land located at 2-34 & 36-62 Junction Road, Karalee and is more formally described as Lot 8 SP118670 and Lot 32 on SP204664 (the site). Zuri seeks to undertake clearing for a future urban development (residential) in accordance with the Draft Ipswich Planning Scheme (Draft Scheme) which zones the land as Medium Density Residential. The Draft Scheme is to be adopted on 1 July 2025. Zuri does not yet have a detailed plan of development for the site, however the proposed action (referred herein as the Proposed Action) will include the development of residential lots (for medium density development) and associated roads, stormwater and parklands. All external connections for the site are to be provided via Junction Road and/or Hope Way with a lawful point of discharge for the site to culverts under the Warrego Highway. In order to undertake the development, preparatory works will be required, which includes the clearing of vegetation on the site.
Zuri has undertaken an assessment of the impacts on Matters of National Environmental Significance (MNES) associated with the proposed action, which have are provided in Attachment 2: MNES Report. The MNES Report has been prepared by BAAM Ecological Consultants.
It is acknowledged by Zuri that, should the action be considered a Controlled Action, and an assessment be undertaken and approved by DCCEEW, that DCCEEW may impose conditions on the Controlled Action which will influence the future urban development on the site.
The Site
The subject site is located at 2-34 & 36-62 Junction Road, Karalee and is more formally described as Lot 8 SP118670 and Lot 32 on SP204664. These are freehold allotments which together have a combined area of 15.601ha.
Proposed Action
The proposed action includes the clearance of vegetation for future urban development. The vegetation to be cleared includes habitat of threatened and/or migratory fauna species. The disturbance area of the clearing to enable the Controlled Action is approximately 10ha.
The future urban development of the site is to be for residential development in accordance with the Draft Planning Scheme zoning of the site. The extent and form of the development is not currently known, but will include low rise and medium density housing - mainly in the form of attached and detached housing.
The extent of proposed vegetation clearing is shown on the proposed vegetation removal plan is approximately over 10ha. A power easement runs along the northern boundary adjacent to Junction Road, while a strip of land along the majority of the southern boundary is planned to be resumed by the State Government for a future upgrade to the Warrego Highway; a 5m buffer is provided to the latter - these areas are not proposed to be cleared.
Purpose of the proposed action
The proposed clearing is intended to prepare the site for future development for an urban purpose. The site is included in the Local Business and Industry Zone under the current Ipswich Planning Scheme 2006. Under the Draft Ipswich Planning Scheme which is due to be adopted in the first half of 2025, the site is designated within the Medium Density Residential Zone and intended to provide much needed residential housing at a density of 50 - 75 dwellings per hectare. The Draft Planning Scheme received State Government approval on 14 February 2025 and is intended to be adopted on 1 July 2025. The site is in a strategic location being adjacent to the Karalee District Centre and bus interchange, as well as the Warrego Highway. Prelodgement Meetings have been undertaken with the Ipswich City Council which indicate support for the development of the site to its full residential potential. An application for Operational Works (vegetation clearing) has been made to clear the property in anticipation for the associated residential development in the future.
At this current stage there is no anticipated specific type of development, rather a generic intent which is a low - medium density residential development in line with the Draft Planning Scheme intent. Accordingly, the proposed action is properly described as:
Vegetation clearing for a proposed future urban purpose. the future urban purpose will include residential development at a density of 50 - 75 dwellings per hectare, in accordance with the planning scheme intent. This will likely take the form of attached and detached housing.
It is acknowledged that conditions may be placed on the action to control impacts on Matters of National Environmental Significance.
Proposed Activities associated with referral
The activities associated with this referral include the clearing and removal of vegetation from the site for the purpose of future residential development. This will include the following actions:
- Site preparation - felling of trees, grubbing of root balls and removal of resultant green waste from site. Appropriate erosion control measures and minor earthworks will be undertaken as part of the process.
- Construction - earthworks and built form works - the extent of this is currently unknown.
- Operation: the land will be developed for residential development. The development will include residential buildings, including detached and attached dwellings (townhouses and low-medium rise unit development). The development will include roads, parkland, utility and infrastructure and stormwater infrastructure. All infrastructure connections to the site will be provided through Junction Road and/or Hope Way. The stormwater lawful point of discharge is via culverts underneath the Warrego Highway.
- Decommission: there will be no decommissioning.
The subsequent development activity will be a future urban purpose: residential development. As outlined above, the final development design and extent is currently unknown, but will be in accordance with the proposed intent of the planning scheme: Low and Medium Density residential development. Accordingly, we seek to progress the proposed action on the basis that DCCEEW can impose conditions which regulate the future use of the site.
