Description: Maranoa Logo Process

 

ATTACHMENTS Paper

 

General Meeting

 

Wednesday 12 February 2014

 

Roma Administration Centre

 

NOTICE OF MEETING

 

Date: 7 February 2014

 

Mayor:                                                   Councillor R S Loughnan

 

Deputy Mayor:                                        Councillor W S Wason

Councillors:                                            Councillor J L Chambers

                                                              Councillor R J Denton

                                                              Councillor P J Flynn

                                                              Councillor W M Newman

                                                              Councillor C J O’Neil

                                                              Councillor M L Price

                                                              Councillor D J Schefe

 

Chief Executive Officer:                          Ms Julie Reitano

 

Senior Management:                               Mr Cameron Castles (Director Infrastructure Services)

                                                              Mr Rob Hayward (Director Development, Facilities & Environmental Services)

                                                              Ms Sharon Frank (Director Corporate, Community & Commercial Services)        

 

Officers:                                                 Ms Jane Frith (Coordinator Corporate Communications)

 

Please find attached agenda for the General Meeting to be held at the Roma Administration Centre on February 12, 2014 at 9.00am.

Julie Reitano

Chief Executive Officer

 


TABLE OF CONTENTS

Item       Subject

No

 

Reports    

 

13.1       Material Change of Use - "Motel" (25 Units) (File: 2012/18213)

              Attachment 1:        Body of Report...................................................................................... 3

              Attachment 2:        DTMR Concurrence Agency Response............................................. 29

 

13.2       Opportunity to propose name change at Surat Recreation Reserve

              Attachment :           Surat racecourse reserve survey....................................................... 35

 

13.3       Material Change of Use - "Extractive Industry" & Environmentally Relevant Activity (ERA)16 - Extractive and Screening Activities (2013/18740)

              Attachment 1:        Body of Report.................................................................................... 37

              Attachment 2:        Development Plans............................................................................. 54

              Attachment 3:        Concurrence Agency Response......................................................... 62

 

13.4       Material Change of Use - "Extractive Industry" (up to 100,000 tonnes/yr) (2013/18705)

              Attachment 1:        Body of Report.................................................................................... 64

              Attachment 2:        Development Plans............................................................................. 76

 

13.5    Application for Material Change of Use - "Industry” (High Impact Industry), Caretaker’s Residence, Environmentally Relevant Activity (ERA) 56 (Regulated Waste Storage) & ERA 62 (Waste Transfer Station Operation) (2013/18667)

              Attachment 1:        Body of Report.................................................................................... 83

              Attachment 2:        Plans of Development......................................................................... 99

 

13.6    Application for Material Change of Use - "Storage Facility" (File: 2013/18650)

              Attachment 1:        Body of Report.................................................................................. 109

              Attachment 2:        Development Plans........................................................................... 121

              Attachment 3:        Adopted Infrastructure Charges Notice............................................ 123

 

Councillor Business

 

22.1    Participation in the Mayors' Challenge - 2013 Golding's PBR Bull Ride - Cunnamulla Fella Festival

              Attachment 1:        Invitation to participate in the 2013 Mayors' Challenge PBR Bull Ride 126

              Attachment 2:        Draw for the 2013 Mayors' Challenge PBR Bull Ride...................... 127

              Attachment 3:        Tax Invoice - Nomination fee for the 2013 Mayors' Challenge PBR Bull Ride........................................................................................................... 128

 

1.0       Background information

 

The application is for a Motel consisting of 25 units and a manager’s residence. The proposed development has a gross floor area of 1,671 square metres and a site cover of 39% of the total site area. All proposed buildings will be limited to a maximum height of 7.5 metres and two storeys.

 

The site is located at the convergence of two open stormwater channels from the north and west of the site. One of the watercourses is the Long Drain, which traverses the western section of the site. The entirety of the site is identified within the 1 in 100 year ARI flooding area, and the site is primarily subject to flooding from backflow from Bungil Creek  (refer Figure 4).

 

The development proposes a combination of fill and elevating buildings on stumps to achieve 100 year ARI flood immunity.  The eastern portion of the development, which includes proposed units 1-7, car parks 1-7, the internal driveway dividing the western and eastern set of units, managers residence, kitchen and storage, laundry and reception will be filled.  The western portion of the development, which includes units 8-25, car parks 8-25 and the associated driveway in front of the car parking area is proposed to be constructed on raised stumps in order to achieve the required flood immunity levels.

 

Vehicular access to the site is proposed from Lovell Street via a new vehicle crossover and ramp.

 

Each unit will be provided with a dedicated car parking space with an additional space for the manager’s residence, resulting in a total of 26 spaces.  A bus parking bay is proposed within the road reserve between the site and Lovell Street.

 

A retaining wall with a height of 0.29 metres is proposed along the northern and eastern boundaries of the site. Another retaining wall of 900mm in height is proposed adjacent to the northern boundary in order to to retain the proposed fill. 

 

A 1.8 metre high acoustic fence is proposed along the top of the retaining wall, to minimise any adverse affects of noise on adjoining uses.

 

The applicant has provided a town planning report addressing the Town Area Code of the Roma Town Planning Scheme 2006 and a Flood Impact Assessment prepared by Engeny Water Management.

 

The applicant has provided the following plans in support of the proposed development -

 

 

 

 


Attachment 1

Body of Report

 

 

 

 


Attachment 1

Body of Report

 

2.0       Definition of use and assessment status - the premises – locality and zoning

The proposed use is defined as a "Motel" in the Roma Town Planning Scheme 2006 which is described as follows:

“Motel” means any premises used for temporary accommodation of travellers and the motor vehicles used by them and includes, if provided, any restaurant, office and/or manager’s residence on the same site.  The term also includes boarding-houses, guest houses, hostels, unlicensed hotels, serviced rooms, student accommodation, or any similar use.

The site is situated at 39 Lovell Street, Roma QLD 4455 and described as Lot 1 on RP30940 (refer Figure 1 - Locality Plan).

Figure 1 - Locality Plan                                                                                      Source: Whereis 2011

 

The site is situated in the Residential Zone of the Town Area of the Roma Town Planning Scheme 2006 (refer Figure 2 - Zoning).

Figure 2 - Zoning                                 Source: Roma Town Planning Scheme 2006

 

The site currently contains a one storey dwelling (refer Figure 3 - Aerial Photograph).

The adjoining site to the north contains a dwelling and ancillary structures.  The adjoining site to the east contains Roma Bowls Club.  The site is bounded to the west and south by Northern Road and Lovell Street respectively (refer Figure 3 - Aerial Photograph).

 

Figure 3 - Aerial Photograph                                            Source: Google 2010

 

The entirety of the site is mapped as being subject to a 100 year ARI flood event (refer Figure 4). The site was flooded in the 2010, 2011 and 2012 flood events.

Figure 4 – 1 in 100 Year Flooding Event                          Source: Roma Town Planning Scheme 2006

 

The following ariel photographs (figures 5 & 6) show the site with some flooding of both drains through the property.  The size and extent of the flooding in the in drains is not known from these photos, however, what is apparent is the extent to which the property can have access denied by flood waters in both directions along Lovell Street.

 

Figure 5

 

Figure 6

 

 

 

 

3.0       Assessment against the planning scheme

 

Impact assessment

This application is subject to Impact Assessment and is assessed against the relevant provisions of the planning scheme, including any relevant codes. The provisions of the Sustainable Planning Act 2009 [SPA] may be summarized: s314 provides that the assessment manager must carry out the impact assessment having regard to—

(a)  the State planning regulatory provisions;

(b)  the regional plan for a designated region, to the extent it is not identified in the planning scheme as being appropriately reflected in the planning scheme;

(c)  if the assessment manager is not a local government—the laws that are administered by, and the policies that are reasonably identifiable as policies applied by, the assessment manager and that are relevant to the application;

(d)  State planning policies, to the extent the policies are not

(i)   any relevant regional plan as being appropriately reflected in the regional plan; or

(ii)  the planning scheme as being appropriately reflected in the planning scheme;

(e)  a temporary local planning instrument

(f)   a preliminary approval to which section 242 applies;

(g)  a planning scheme

(h)  for development not in a planning scheme area—any planning scheme or temporary local planning instrument for a planning scheme area that may be

materially affected by the development;

(i)   if the assessment manager is an infrastructure provider—the priority infrastructure plan.

 

State Planning Policy 1/03

 

This application has been assessed against the provisions of State Planning Policy 1/03 – Mitigating the Effects of Flood, Bushfire and Landslide, as the flooding provisions of this SPP are not reflected in the Roma Town Planning Scheme 2006.

 

In assessing development in accordance with the SPP, regard must be had to the following outcome:

 

‘Within natural hazard management areas, development to which this SPP applies is compatible with the nature of the natural hazard[1], except where:

·    the development proposal is a development commitment[2]; or

·    there is an overriding need for the development in the public interest and no other site is suitable and reasonably available for the proposal.’

 

In determining whether the development is compatible with the nature of the hazard, Council must have regard to the following:

 

1.   Development maintains the safety of people on the development site from all floods up to and including the Defined Flood Event.

 

In considering the impact of the development on the safety of people on the site, it is noted that the site cannot achieve flood-free access in a 1 in 100 year ARI flood event. Additionally, Council is aware that either end of Lovell Street was flooded early in the 2010, 2011 and 2012 flood events. The proposed development would introduce additional persons into an area that has previously been cut off due to flooding events, increasing risk to personal safety and premises.

 

The Flood Analysis prepared by Engeny has not provided predicted depth-velocity product, as an indicator of pedestrian and vehicular safety, to demonstrate that the proposed development will not result in risk to human life and premises.

 

It is further noted that the Flood Analysis report, prepared by Engeny, is based on an outdated Defined Flood Extent. The most recent flood modelling has included levels of the 2012 flood event, increasing the flood extent. In addition, what is not known by either Council nor Engeny is the impact the proposed development to the north-west of the site (in accordance with Councils strategic intent) would have to flood levels in the long drains from increased stormwater.

 

2.   Development does not result in adverse impacts on people’s safety or the capacity to use land within the floodplain

 

The flood analysis, provided by Engeny, has been modelled on the current development scenario, and does not include modelling for the ultimate development of areas to the north and west. The reporting does not provide an understanding of the impacts to flooding in the Long Drain once this development has occurred.  This information is still being calculated by GHD (therefore Engeny cannot include this information), but it can be reasonably expected that increases in water levels and velocity can be expected.

 

Without this information, Council cannot have reasonable confidence that the development will not result in worsening of flooding on adjoining and surrounding sites, on its own premises, and on the surrounding road network through blockages which increase depth and velocity.

 

3.   Development minimises the potential damage from flooding to property on the development site

 

The proposed development at the east of the site is located in an area that minimises the potential for damage during flood events. The western section of the proposed development is located within the flood extent and is at risk of damage from debris during flood events and scouring of pillars due to increased water volumes from higher stormwater levels emanating from new development upstream.

 

4.   Public safety and the environment are not adversely affected by the detrimental impacts of floodwater on hazardous materials manufactured or stored in boxes

 

The proposed development does not involve the storage or manufacturing of hazardous materials.

 

5.   Essential services infrastructure (e.g. on-site electricity, gas, water supply, sewerage and telecommunications) maintains its function during the Defined Flood Event.

 

Essential services on-site can potentially be designed and located to maintain their function during a Defined Flood Event.

 

Back up of flood water from the site could flood Northern Road, which is a major transport route and would significantly impact on the function of the road network during a flood event.

 

It is considered that the proposed development has the potential to result in an unacceptable risk during flood events, and as such should not be supported by Council. It is not considered that there is an overriding need for the proposed development to justify an approval despite the potential conflict with Outcome 1 of the SPP 1/03.

 


 

Common Material – “Planning for stronger, more resilient floodplains”

 

In assessing the application, Council has also referred to the Queensland Reconstruction Authority’s “Planning for stronger, more resilient floodplains” as common material that is relevant to the proposed development. Specifically, there are concerns regarding the ability of the development to address the following provisions from the Model Code contained within the document:

 

Performance Outcome 3: “Development directly, indirectly or cumulatively avoids any significant increase in water flow, velocity or flood level, and does not increase the potential for flood damage either on-site or on other properties”

 

The flood analysis provided by Engeny has been modelled on the current development scenario, and does not include modelling for the ultimate development of areas to the north and west. The reporting does not (nor can it at this stage) provide an understanding of the impacts to flooding in the Long Drain once this development has occurred.

 

The modelling is also based on an outdated flood extent. The most recent flood modelling has included levels of the 2012 flood event, increasing the flood extent.

 

Council has sought third party engineering advice regarding these matters, however the impact of the proposed development on flood characteristics within the Long Drain, both upstream and downstream of the property, are inconclusive.  Note: The assessment cannot determine the impacts of a proposed levee as no modelling or conclusive construction data is available, however development applications are in train for development to the north-west of the site.

 

In the absence of sufficiently detailed flood modelling, Council should exercise the Precautionary Principle (Section 5(1)(a) of SPA), due to the potential of the development to increase flood hazard and damage to surrounding properties.

 

Proposed use is in conflict with planning scheme

 

The proposed development conflicts with the Desired Environmental Outcomes of the Planning Scheme with respect to protecting existing and future development from natural hazards. The development also conflicts with Performance Criteria 20 of the Urban Zone Code with respect to outcomes on flood prone land.

 

It is not considered that there is an overriding need for the proposed development to justify an approval despite the potential conflict with the Planning Scheme.

 

Desired Environmental Outcomes

The Desired Environmental Outcomes (DEOs) are based on ecological sustainability established by IPA and are the basis for the measures of the planning scheme.  Compliance is outlined below:

 

(a)  Environment

 

(i)   The areas of high scenic amenity, remnant vegetation, wetlands, fauna habitats and wildlife corridors and regionally significant open space in the town are protected.

 

The site is not located in an area of high scenic amenity or ecological significance. 

 

(ii)  Places, areas or sites identified as being susceptible to land degradation, including contamination, erosion, salinity and landslip, are protected and further degradation is minimised.

 

The subject site is not identified as being susceptible to land degradation and therefore will not be adversely impacted by contamination, erosion, salinity or landslip. 

 

(iii) Ecological sustainability is achieved by maintaining and improving biodiversity, water and air quality.

 

The proposed development is located within an established urban area and will not adversely impact on biodiversity, water or air quality. 

 

(iv) Places of historical and indigenous cultural heritage and social significance are protected, maintained and enhanced.

 

The site is not identified as being in proximity to a place of historical, cultural or social significance. 

 

(b)  Economic

 

(i)   Business and commercial development shall be located within the Commercial Zone to promote and strengthen the existing central Business District.

 

The proposal is for a Motel and will be located in a residential area.  The proposed development will not contribute towards the consolidation of tourist accommodation within the CBD but will not compromise the ability of the CBD to contain intensive commercial uses.

 

(ii)  The Central Business District (CBD) or inner core of the commercial Zone is intended to contain the more intensive commercial uses.  Entertainment facilities and tourist accommodation will also be favoured within and adjacent to the CBD to provide a central focus of activity and promote vitality after office hours.

 

The proposal is for a Motel in an established residential area. The proposed development will not contribute towards the consolidation of tourist accommodation within the CBD but will not compromise the ability of the CBD to contain intensive commercial uses.

 

(iii) Beautification and improved parking facilities will enhance the efficiency, attractions and vitality of the Town CBD.

 

The development proposes landscaping along the front boundary of the property.

 

(iv) Tourism will be promoted with significant economic and social benefits to the town as a regional centre with close association with the oil and gas industry and the proximity of the Carnarvon National Park.

 

The proposed development will support the growth of the town as a regional centre, which will increase the town’s potential to reap the economic and social benefits of tourism. 

 

(v)  Industry, business and employment opportunities are improved and appropriately located to service the community and region, and encourage economic activity within the local area.

 

The proposed development is for a Motel in a residential area, which will support industry, business and tourism opportunities by providing accommodation for tourists and backpackers visiting Roma specifically and the region generally.

 

(c)  Community Well-Being & Lifestyle

(i)   Convenient access to roads and services is achieved through well located land uses and the efficient use and timely provision of infrastructure such as water, sewerage and roads walkways and cycling facilities.

 

The proposed use has access to roads, services and appropriate infrastructure. 

 

(ii)  Infrastructure networks such as road and rail, water cycle and electricity infrastructure are protected from encroachment by sensitive land uses which may adversely affect or limit the normal operation of that infrastructure.

 

The proposed development fronts Northern Road, which is a State-controlled Road.  However the proposed Motel is situated at the eastern half of the site, with the western half adjoining Northern Road to be kept vacant.  DTMR are a Concurrence Agency for the proposed development, and have provided conditions to address the impact of the development on the State-controlled road corridor (refer Appendix 2).  Note: these conditions merely state an adherence to the proposed plan without having access to further flood studies requested by Council.

 

(iii)  Rural residential and urban residential development occurs in distinct localities that provide a sense of community, amenity, services, and a safe, affordable living environment, whilst maintaining the rural amenity of the Town Area.

 

The proposed development is for a Motel, which is not defined as a residential use under the Roma Town Plan. Motels have previously been supported in appropriately located sites in the Residential Zone.

 

(iv) The adverse effects from natural and other hazards, including bushfires are minimised.

 

It is considered that the proposed development has the potential to result in an unacceptable risk during flood events, for the reasons described above, and as such should not be supported by Council.

 

(v)  The range of housing types, services and facilities meets the needs of the community and other uses.

 

The proposal is for a Motel of 25 units, which has the potential to contribute to the range of accommodation options in Roma.

 

(vi)  Community well being is not compromised by inappropriate development that impacts upon noise levels, traffic volume, lighting levels, local amenity.

 

The proposal is for a Motel in the Roma Town Area.  A total of 29 car parking spaces have been provided on the site to reduce the potential impact of on-street car parking in Lovell Street.  Landscaping and screen fencing is proposed on the northern and eastern boundaries to reduce the potential noise and lighting impacts on the adjoining dwelling and bowls club.  The bulk and scale of the proposed development is considered to be consistent with the character of the immediate locality, with all buildings limited to two storeys and a maximum of 7.5 metres in height.

 

 

Overall Outcomes for Urban Area Code

The Urban Area Code identifies overall outcomes providing direction about relevant assessment issues.  The overall outcomes for the Urban Area Code are the purpose of the code.  The overall outcomes sought for the Urban Area are the following:

 

(a)   Roma is a focus for a range of business, industrial, tourist, community and recreational activity in the local government area.

 

The proposed development is for a use that will support the expansion of business, industrial, tourist, community and recreation activity in the local government area.

 

(b)   Business and commercial development is located primarily in the CBD to provide central and accessible services to the local government area.

 

The proposal is for accommodation of tourists and backpackers and will be located in a residential area.  The proposal will not compromise the location of business and commercial development within the Commercial Zone.

 

(c)   The residential and heritage character and amenity of the Urban Area is retained.

 

The proposed development is for a Motel of 25 units.  The bulk and scale of the proposed development from Lovell Street is considered to be consistent with the character of the immediate locality, with all accommodation buildings limited to 1 storey and the manager’s residence limited to two storeys and a maximum of 7.5 metres in height.  This will ensure retention of the residential character and amenity of the streetscape, while maintaining consistency with established commercial development, particularly the Roma Bowls Club adjoining the site to the east.

 

(d)   Safe and convenient access for pedestrians and cyclists is maintained and enhanced.

 

The proposed development will maintain a high level of amenity and permeability along pedestrian pathways at the Lovell Street frontage of the site through landscaping and appropriately located and safe vehicle access.

 

(e)   Residential (including Rural Residential) development occurs where there is no adverse impact on Good Quality Agricultural Land.

 

The proposed Motel is not defined as residential development.  The site is not located in proximity to Good Quality Agricultural Land.

 

(f)    Residential development is buffered from the existing and proposed road and rail corridors to minimise any detrimental impact.

 

The proposed Motel is not defined as residential development.  Nevertheless the proposed development is set back approximately 63 metres from the Northern Road frontage of the site, to buffer the development against any detrimental impact from this road corridor.

 

(g)   Residential development accommodates a range of housing types and allotment sizes, and provides a safe and pleasant living environment, with adequate access to community services and is located in the residential preferred areas shown on the Urban Area Maps in the appendices.

 

The proposed development is for a Motel, for the accommodation of tourists and travelling workers, and is not defined as residential development.  The site is in close proximity to community services and facilities in the Roma Town Centre.

 

(h)   The expansion of residential development occurs in areas where it is most cost effective to supply physical infrastructure, such as water, sewerage, roads and electricity.

 

The site is currently well serviced by physical infrastructure, such as water, sewerage, roads and electricity.

 

(i)    Efficient and equitable access to social infrastructure, such as schools, neighbourhood shopping, community services, public transport services, and parks are provided in residential areas.

 

The proposal is located in a well established residential area with efficient and equitable access to social infrastructure.

 

(j)    Industrial development is located in the Industrial Zone of the town (see maps in appendices).

 

The proposal is not for industrial development.

 

(k)   Impacts of industrial uses are required to be within acceptable limits and uses are undertaken in a sustainable manner consistent with the amenity and character of the area concerned.

 

The proposal is not for industrial development.

 

(l)    Small scale business, community and emergency services are provided for the needs of the local community.

 

The proposed development is not for a small scale business, or community or emergency service.

 

(m)  All Areas other than the Commercial Zone are protected from shopping centre and other forms of commercial development.

 

The proposal is for a Motel in a residential zone, and is considered an appropriate use for the area.  The proposed development incorporates acoustic fencing and landscaping along the northern and eastern boundaries to screen the development from adjoining residential dwellings and commercial uses.  All Motel buildings are limited to two storeys and a maximum of 7.5 metres in height, and are compatible with the bulk and scale of residential and commercial development in the surrounding area.

 

The Code’s relevant Performance Criteria are shown below, in order to more easily permit structured and detailed consideration of relevant issues—

 

 

Urban Area Code

 

Performance Criteria

Assessment responses

A.   A. For all the Town Zone

1. Infrastructure

PC 1 Electricity

Premises are provided with a supply of electricity adequate for the activity.

The proposed development is in a well established urban area and is provided with electricity infrastructure.

PC 2 Water Supply

Premises are provided with an adequate volume and supply of water for the activity.

The proposed development is in a well established urban area and is provided with water supply.

PC 3 Effluent Disposal

To ensure that public health and environmental values are preserved, all premises provide for the treatment and disposal of effluent and other waste water.

The proposed development is in a well established urban area and is provided with sewerage infrastructure.

PC 4 Stormwater/Inter-Allotment Drainage

Stormwater is collected and discharged so as to:

(a) protect the stability of buildings or the use adjacent land;

(b) prevent the waterlogging of nearby land; and

(c) protect and maintain environmental values.

The proposed development will provide an appropriate stormwater drainage system in accordance with the standards in Schedule 6: “Standards for Stormwater Drainage”.   

PC 5 Vehicle Access

Vehicle access is provided to a standard appropriate for the use.

The proposed development incorporates a new driveway crossover and ramp accessed from Lovell Street, which will be developed to a structural standard appropriate for the use. Access to the site will be subject to inundation in a Defined Flood Event.

 

PC 6 Density

The density of residential activities does not impact adversely on the residential amenity of the town.

Not Applicable – The proposed development is not for a Dwelling House.

 

PC 7 Parking and Manoeuvring

Vehicle parking and service vehicle provision is adequate for the use whilst ensuring both safe and functional operation for motorists and pedestrians.

The proposed development includes a total of 29 car parking spaces, including 1 bus parking space, in compliance with Schedule 2: Standards for roads, car parking, access and manoeuvring areas in the Roma Town Planning Scheme.

PC 8 Roads

All weather road access is provided between the premises and the existing road network.

The driveway is proposed to a structural standard that provides for all weather road access between the premises and the existing road network, but will be inundated in a Defined Flood Event.

PC 9 State Controlled Roads

State Controlled Roads are maintained and enhanced as a link between major centres.

The site fronts Northern Road, which is a State-controlled Road.  The proposed Motel is located at the eastern end of the site, with a setback of approximately 63 metres from Northern Road, and any impacts to the development, by the infrastructure, are considered to be negligible.  DTMR are a Concurrence Agency for the application, and have conditioned their requirements, attached in Attachment 2.   

 

Note: these conditions merely state an adherence to the proposed plan without having access to further flood studies requested by Council.

PC 10 Development Adjacent to State Controlled Roads

Development adjacent to State Controlled Roads is located to ensure safe and efficient use of the highway and maintain the integrity of the highway as a commuter link.

The site fronts Northern Road, which is a State-controlled Road.  The proposed Motel is located at the eastern end of the site, with a setback of approximately 63 metres from Northern Road, and any impacts to the development are considered to be negligible.  DTMR are a Concurrence Agency for the application, and have conditioned their requirements, attached in Attachment 2. 

 

Note: these conditions merely state an adherence to the proposed plan without having access to further flood studies requested by Council.

PC 11 Noise Sensitive Development

Noise sensitive developments (residential, education and community) must ensure that road traffic noise levels are appropriately managed to achieve acceptable levels of amenity.

The proposed development is located within an established residential area, which is well protected from road traffic noise levels and has a high level of residential amenity.  Landscaping and acoustic fencing along the northern and eastern boundaries of the site, as well as a 63 metre setback from Northern Road, will further mitigate any road traffic noise impacts. 

PC 12 Development in the Vicinity of Aerodrome

Development

(a)  does not adversely affect the operation of the aerodrome;

(b)  is designed and located to achieve a suitable standard of amenity for the proposed activity; and

(c)  does not restrict the future operational demands of the aerodrome.

Not Applicable - The proposed development is not in the vicinity of the aerodrome.

PC 13 Development in the Vicinity of Aerodrome

The development of premises does not cause an obstruction or other potential hazard to aircraft movement associated with the aerodrome by way of:

(a)  the physical intrusion of buildings or other structures into the Obstacle Limitation Surface;

(b)  attracting birds or bats to the area which could cause or contribute to bird strike hazard;

(c)  providing very bright lighting or lighting similar to aerodrome lighting which can distract or confuse pilots;

(d)  interfering with navigation or communication facilities;

(e)  emissions that may affect pilot visibility or aircraft operations; or

(f)  transient intrusions into the aerodromes operation space.

Not Applicable - The proposed development is not in the vicinity of the aerodrome.

PC 14 Gas and Oil Pipelines

Buildings are located at an appropriate distance from pipelines to ensure community safety and operation of the use is not compromised.

The subject site is within an established residential area and is located at an appropriate distance from pipelines.

PC 15 Refuse Tips and Effluent Treatment Plants

Premises are located at an appropriate distance from refuse tips and effluent treatment plants to ensure community safety and operation of the uses are not compromised.

The subject site is not within proximity to refuse tips and effluent treatment plants.

PC 16 Rail Corridors

Development is at an appropriate distance from the rail corridor so as not to prejudice safety, speed or intended role of the existing and proposed rail corridors.

Not Applicable – The site is not located in close proximity to railway lines.

PC 17 Noise Attenuation

Development adjoining the rail corridor is protected from the impact of noise.

2. Environment

PC 18 Watercourses

Development ensures the maintenance of riparian areas and water quality including protection from off-site transfer of sediment.

The proposed development will not be located within the riparian area of a watercourse.

 

Third party advice provided by GHD regarding the flooding impacts of the proposed development identified the potential for scouring as a result of increased flooding depth and/or velocity. This has the potential to result in off-site transfer of sediment.

PC 19 Protected Areas

Development is undertaken to ensure areas of significant biodiversity and habitat value are protected.

Not Applicable – The proposed development is not in close proximity to any areas of significant biodiversity and habitat value.

PC 20 Flooding

Premises are designed and located so as:

(a) not to adversely impacted upon by flooding;

(b) to protect life and property; and

(c) not to have an undesirable impact of the extent and magnitude of flooding.  

The flood analysis provided has been modelled on the current development scenario, and does not include modelling for the ultimate development of areas to the north and west of Roma (which is yet to be completed). The reporting does not provide an understanding of the impacts to flooding in the Long Drain once this development has occurred.

 

The modelling is also based on an outdated flood extent. The most recent flood modelling has included levels of the 2012 flood event, increasing the flood extent.  

 

Council has sought third party engineering advice regarding these matters, however the impact of the proposed development on flood behaviour and magnitude within the Long Drain, both upstream and downstream of the property, are inconclusive.

 

In the absence of sufficiently detailed flood modelling, Council should exercise the Precautionary Principle, due to the potential of the development to increase flood hazard and damage to surrounding properties.

PC 21 Air Emissions

Air emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

The proposed development is unlikely to cause environmental harm or nuisance from air emissions.

PC 22 Noise Emissions

Noise emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

The proposed development is for a Motel of 25 units.  The development proposes a 1.8m high acoustic fence around the boundary of the site to ameliorate noise impacts on adjoining properties.

PC 23 Water Quality

The standard of effluent and/or stormwater runoff from premises ensures the quality of surface water is suitable for:

(a) the biological integrity of aquatic ecosystems;

(b) recreational use;

(c) supply as drinking water after minimal treatment;

(d) agricultural use; or

Industrial use; and

(e) Minimises nuisance or harm to adjoining land owners.

Appropriate water quality treatment devices will be included in the stormwater collection and dispersal system.  This will be included as a condition of application, should the application be approved. 

PC 24 Excavation and Filling

Excavation and filling of land ensures:

(a) that both the amenity and safety of users of the site and adjacent land holdings; and

(b) soil erosion is kept to a minimum with remedial works.

Filling is proposed over part of the site in order to achieve flood immunity for the proposed development.

 

The Flood Impact Assessment prepared identifies that no fill will be located within the 1 in 100 year ARI flood extent, however the information provided by the applicant, and third parties, has not sufficiently demonstrated that the proposed fill would not adversely impact on flood characteristics, both at the site and externally.

PC 25 Construction Activities

Both erosion control and silt collection measures are undertaken so as to ensure protection of environmental values during construction.

Appropriate erosion control and silt collection measures could be implemented at the construction stage of the development to ensure protection of environmental values.

PC 26 Bushfire Hazard Area

Development maintains the safety of people and property by avoiding areas of high or Medium Bushfire hazard or mitigating the risk through:

(a)  the siting of buildings ensuring setbacks from hazardous vegetation are maximised and elements lease susceptible to fire are sited closest to the bushfire hazard; and

(b)  the provision of firebreaks to ensure adequate setbacks between Buildings, structures and Hazardous vegetation.

 

The proposed development is not located within an area of High or Medium Bushfire Hazard.

PC 27 Character Buildings

Development adjacent to buildings identified as heritage or character buildings within Schedule 9 incorporates design features, materials and details that blend with the existing character of the adjoining buildings and/or place.

Not Applicable – The site is not in proximity to buildings identified as heritage or character buildings.

PC 20 Cultural Heritage

The significance of known places of indigenous and/or cultural heritage value is retained.

Not Applicable – The site is not in proximity to known places of indigenous and/or cultural heritage value.

B.  B. For the Residential Zone

C.  a) Residential Development – Dwelling House, Dual occupancy and Accommodation Units

PC 29-32

 

Not Applicable – The proposed development is for a Motel.

b) Residential Development - Outbuildings

PC 33 Residential Outbuildings

Residential amenity is to be maintained.

Not Applicable – The proposed development does not incorporate outbuildings

For Non Residential Activities located in the Residential Zone.

PC 34 Location

Non Residential Activities are located so as:

(a)  Not to impact adversely on the residential amenity of the residential Zone;

(b)  Not to prejudice the consolidation of like non residential activities in other more appropriate areas; and

(c)  Not to prejudice the landscape values of the town.

The location of the proposed Motel would not prejudice the consolidation of other non-residential uses in the Roma CBD and Commercial Precinct.

PC 35 Scale

Non Residential Activities are of an appropriate scale to protect the residential amenity of the residential Zone, and do not prejudice the operation and viability of other uses or activities in the residential Zone or other Zones.

The Motel is consistent in scale with surrounding development, which includes the Roma Bowls Club. All proposed accommodation buildings are limited to one storey in height, with the manager’s residence being limited to a maximum of two storeys and 7.5 metres in height. 

PC 36 Operation

Non Residential Activities are operated so as to ensure that the activities do not impact adversely on residential amenity.

The development proposes a 1.8 metre high acoustic fence along the boundaries of the site to ameliorate noise emissions from on- site activities including vehicle manoeuvring.

i. C. For the Commercial Zone

PC 37-46

Not Applicable – The subject site is within the Residential Zone.

ii.            D. For the Industrial Zone

PC 47-55

Not Applicable – The subject site is within the Residential Zone.

iii.           E. For the Open Space and Recreation Zone

PC 56-62

Not Applicable – The subject site is within the Residential Zone.

F. For the Rural Residential Zone

PC 63-64

Not Applicable – The subject site is within the Residential Zone.

G. For the Special Uses Zone

PC 65-67

Not Applicable – The subject site is within the Residential Zone.

G.  H. Specific Land Uses

PC 68-70 - Caretaker’s Residence

Not Applicable – The proposed development is for a Motel.

PC 71-74 - Community Use

Not Applicable – The proposed development is for a Motel.

PC 75-77 - Home Based Business

Not Applicable – The proposed development is for a Motel.

PC78-81 - Host Home Accommodation

Not Applicable – The proposed development is for a Motel.

PC 82 - Service Station

Not Applicable – The proposed development is for a Motel.

PC 83 - Telecommunication Facility 

Not Applicable – The proposed development is for a Motel.

 

Submissions

 

There were six properly made submissions received by Council during the public notification period. The names and address of the properly made submitters are listed below:

 

1.   August R Johanson – 4 Carramar Place, Roma QLD 4455

2.   John & Pam Moloney – 9 Carramar Place, Roma QLD 4455

3.   Emergency Management Queensland – GPO Box 1425, Roma QLD 4455

4.   Erroll J Rolfe and Colleen F Rolfe – PO Box 389, Roma QLD 4455

5.   Jason & Jillian Bartels – 14 Rustic Road, Sharon QLD 4670

6.   Ann Gibbes – 78 Northern Road, Roma QLD 4455

 

The main concerns of all the submitters related to the impact of the development on the magnitude and severity of flooding.

 

Issue

Response

 

The proposed development will result in worsening of flood impacts to surrounding properties, premises and the existing road network.

The impact of the proposed development on surrounding premises and the existing road network has not been able to be substantially quantified.

 

The flood analysis provided has been modelled on the current development scenario, and does not include modelling for the ultimate development of areas to the north and west. The reporting does not provide an understanding of the impacts to flooding in the Long Drain once this development has occurred.

 

The modelling is also based on an outdated flood extent. The most recent flood modelling has included levels of the 2012 flood event, increasing the flood extent.

 

Council has sought third party engineering advice regarding these matters, however the impact of the proposed development on flood characteristics within the Long Drain, both upstream and downstream of the property, are inconclusive.

 

In the absence of sufficiently detailed flood modelling, Council should exercise the Precautionary Principle, due to the potential of the development to increase flood hazard and damage to surrounding properties.

 

Other assessment issues

The Department of Transport and Main Roads provided a Concurrence Agency Response, including conditions of development, dated 9 January 2013. 

 


Attachment 2

DTMR Concurrence Agency Response

 







Attachment 1

surat racecourse reserve survey

 



Attachment 1

Body of Report

 

Background Information

 

General

 

The application seeks to establish a Material Change of Use for "Extractive Industry”, and Environmentally Relevant Activities 16 – Extractive & Screening Activities, on land at Mount Saltbush Road, Mooga QLD 4455 (described as Lot 4 on SP180954).

 

The proposal includes the extraction and screening of up to 1,000,000 tonnes per annum of hard rock quarry material, intended for civil construction purposes, including Council and State government road projects and other major projects.  The quarry will occupy an area of 38.34ha (including the haul road) of a 1,736ha lot.  The extraction techniques include drilling and blasting, then the transferring of raw material for crushing and screening within the quarry floor.

 

The proposal includes creating a vehicle access within the subject lot which joins an unnamed public access road for approximately 1.2kms, which intersects Mount Saltbush Road.

 

The main ancillary buildings and structures include a main administration office, temporary workers accommodation and motor vehicle servicing facilities.  Fuel storage and diesel generators are on site.  All ancillary buildings, structures and facilities are provided for the purpose of supporting quarrying activities.  The temporary workers accommodation shall accommodate a maximum of ten workers, the number of workers required on site. 

 

The proposal includes a water tank for a potable water supply, and directing run-off from the disturbed areas to a sedimentation basin, the water from which is to be used for dust suppression.  The proposal also includes a temporary sewerage facility (transportable ablution blocks), the waste from which will be disposed of by a contractor. The proposal does not include any on-site treatment or disposal of sewerage.

 

Operating Hours

 

The recommended hours of operation are 6am to 6pm, Monday to Saturday.  While these hours are less than requested, where particular projects require an extension of hours, the relevant condition allows these to be approved by Council. 

 

Roadways and Parking

 

The indicative site plans show that generous areas will be available for the manoeuvring and parking of vehicles.  The proposal can easily accommodate the ten onsite carparking spaces required for staff, and on-site heavy vehicle loading / manoeuvring areas are included within the stockpile area.

 

The activity requires the use of various light vehicles, “truck and dogs”, B-double and AB-triple road trains. The transport of quarry material is by way of B-triples. The anticipated haulage route is to be 50% north / south for the initial year of operation, after which it is expected that 90% of haulage will be to the north on Mount Saltbush Road.  The existing standard of Mount Saltbush Road is sufficient for the increased traffic generated by the quarry. 

 

The unnamed public access road is conditioned for upgrading to the CMDG standard ‘rural access’, with a formation width of 8.0m, and the intersection with Mount Saltbush Road requires upgrading with a bitumen seal up to, and just beyond, the dingo barrier fence grid. This bitumen seal upgrading is to improve the intersection to a fit for purpose standard, and to protect the grid.

 

Site

 

There are four houses in the vicinity, all more than 3.0km from the proposed work area.  The remaining surrounding land use is predominantly rural grazing land with some gas wells.

 

The site is mapped as containing remnant vegetation and remnant vegetation containing ‘of concern’ regional ecosystems. No clearing of remnant vegetation is proposed, the extraction area being located outside the vegetated areas.  The lot is not mapped as strategic cropping land.

 

The entire site is mapped as being Good Quality Agricultural Land; the northern half of the subject lot is mapped as containing Protected Areas (correlating with the remnant vegetation mapping); and the northern half of the lot is also mapped as medium bushfire hazard area. The extraction area is not within the northern area of the site, and so does not conflict with the protection area or the bushfire hazard area.

 

The development application material submitted to Council includes the following:

-     Proposal plans, prepared by MCG Group (refer to Attachment 2)

-     Site Based Management Plan, prepared by MCG Group including:

·     Bushfire management

·     Rehabilitation and demobilisation plan

·     Cultural heritage plan

·     Emergency and Incident plan

-     Traffic Engineering Report, prepared by MRCagney Pty Ltd

 

The State Assessment & Referral Agency assessed the application in relation to the environmentally relevant activity, and issued a concurrence agency response, dated 20 November 2013, stating they have no requirements. However advice is offered from the Department of Environment and Heritage Protection that biodiversity offsets must be sought prior to commencing any activity that would remove, disturb, or adversely impact on any protected animal or protected plant. The Agency’s response is attached as Attachment 3.

 

Part of the site is mapped as comprising medium bushfire hazard area.  Queensland Fire and Rescue Service has provided advice stating that provisions contained within the site based management plan are satisfactory.

 

The Department of Environment & Heritage Protection has issued the following environmental authorities to the operator – MCG Quarries Pty Ltd – in relation to Lot 70 on WT327:  

-     Environmental Permit, dated 03 June 2013, authorising the carrying out of ERA 16 (2)(a) and ERA 16 (3)(a), extractive and screening activities up to 100,000t per annum.

 

This permit covers the existing activities at the site.  An additional permit approving an increase in the extraction and screening rates will be issued as a result of the initial referral of this application to the State Assessment and Referral Agency.

 

 

 

Proposed Quarry Site

 

Figure 1 – Site Locality (Source: Where Is)

Proposed Quarry Site

 

Figure 2 – Site Boundaries (Source: SARA mapping)

 

 

Rural Zone

 

Figure 3 – Zoning Map (Source: Bungil Shire Planning Scheme)

 

 

 

 

Definition of Use & Assessment Status

 

The Bungil Shire Planning Scheme defines the proposed use as:

 

"Extractive Industry" means any premises used for the winning or treatment on the land or on adjacent land, or gravel, rock, sand, soil, stone, or other similar materials. The term does not include the removal of materials authorised by Section 106(1) of the Local Government Act 1993, or mining within the meaning of the Mineral Resources Act 1989. Transport Infrastructure Act – extraction of material from roadway.

 

The Environmental Protection Regulation 2008 (current as at 31 May 2013) further defines the proposed activity as:

 

“Environmentally Relevant Activity 16 – Extractive and Screening Activities”, threshold:

-     2(b) extracting, other than by dredging, in a year, more than 100,000t but no more than 1,000,000t; and

-     3(b) screening, in a year, more than 100,000t but no more than 1,000,000t

 

Note: Threshold 3(b) is not a “concurrence ERA”, and therefore does not trigger a concurrence agency referral under the Sustainable Planning Act 2009.

 

The application is subject to Impact Assessment and assessed against the relevant provisions of the planning scheme.  The application was publically notified between 09 November 2013 and 04 December 2013, and no submissions were received.

 

 

Assessment against the Planning Scheme

 

The Desired Environmental Outcomes (DEOs) are based on ecological sustainability established by Sustainable Planning Act 2009, and are the basis for the measures of the planning scheme.  The DEOs are examined below:

 

(a) Environment

 

(i)   The areas of high scenic amenity, remnant vegetation, wetlands, fauna habitats and wildlife corridors and regionally significant open space in the Shire are protected.

 

The subject site is mapped as containing remnant vegetation, protected areas and medium bushfire hazard. The site of the proposed activity is not located within these areas. Matters relating to bushfire management and mitigating environmental impacts can be appropriately controlled by way conditions of development.

 

The Department of Environment & Heritage Protection has provided an Environmental Permit in relation to the ERA, separate to the assessment under the Sustainable Planning Act 2009. As the ERA is to be provided independently of the development approval, DEHP has advised that they have no requirements relating to the application, or conditions to attach to the approval.

 

(ii)  Places, areas or sites identified as being susceptible to land degradation, including contamination, erosion, salinity and landslip, are protected and further degradation is minimised.

 

Matters relating to land degradation can be appropriately addressed by way of the mitigation measures detailed in the site based management plan, and by way of conditions of development.

 

(iii) Ecological sustainability is achieved by maintaining and improving biodiversity, water and air quality.

 

Matters relating to ecological sustainability can be appropriately addressed by way of the mitigation measures detailed in the site based management plan, and by way of conditions of development.

 

(iv) Places of historical and indigenous cultural heritage and social significance are protected, maintained and enhanced.

The subject site is not identified as being located in close proximity to, or a place of, historical, cultural or social significance. 

 

(b) Economic

 

(i)   Good Quality Agricultural Land is protected as a major economic resource for the region.

 

The entire site is mapped as GQAL. Extractive industry is by nature, commonly found within rural areas. The work area covers a relatively small portion of the site (38.34ha of a 1,735ha lot) and does not prejudice the ability of the balance area to be utilised for agricultural purposes.

 

(ii)  Key Resource Areas, extractive resources, petroleum, gas and mineral resources are protected as a major economic resource for the region.

 

The proposed development is for an extractive industry, suitably located within the rural area.

 

(iii) Industry, business and employment opportunities are improved and appropriately located to service the community and region, and encourage economic activity within the local area.

 

The proposed development is for an extractive industry, providing material for civil construction purposes, and therefore generally contributing to the economic growth of the region.

 

(iv) Rural business opportunities are improved to protect and value-add to the existing rural based economy.

 

The proposed development will improve local business opportunities to protect and value-add to the existing rural based economy.

 

(c)  Community Well-Being & Lifestyle

 

(i)   A convenient access to roads and services is achieved through well located land uses and the efficient use and timely provision of infrastructure such as water, sewerage and roads walkways and cycling facilities.

 

The proposed development will gain vehicle access via Mount Saltbush Road, and a length of unnamed road (approximately 1.2 km) and includes water tanks, sediment basin, and temporary sewerage facilities in terms of infrastructure.  Matters relating to the provision of any infrastructure can be appropriately addressed by way of conditions of development.

 

(ii)  Rural residential and urban residential development occurs in distinct localities that provide a sense of community, amenity, services, and a safe, affordable living environment, whilst maintaining rural amenity.

 

The proposed development is for an extractive industry.

 

(iii) Infrastructure networks such as road and rail, water cycle and electricity infrastructure are protected from encroachment by sensitive land uses which may adversely affect or limit the normal operation of that infrastructure.

 

The proposed development is not considered to be a sensitive land use and will not adversely impact on the current or future operations of established infrastructure networks.  

 

(iv) The role and identity of Injune as the main business and community centre of the shire is consolidated.

 

The proposed development will not prejudice the role of Injune as the main business and community centre.

 

(v)  The adverse effects from natural and other hazards, including bushfires area minimised.

 

The northern half of the subject site is mapped as medium bushfire hazard area. Matters relating to bushfire management can be appropriately controlled by way of conditions of development. Queensland Fire and Rescue Service has advised that the content and provisions of the site based management plan fulfill their requirements.

 

(vi) The range of housing types, services and facilities meets the needs of the community and other uses.

 

The proposal is for an industrial use and will not affect the range of housing types in the town.

 

Overall Outcomes for Rural Zone Code

The Rural Zone Code identifies overall outcomes providing direction about relevant assessment issues. 

1)   The overall outcomes are the purpose of the Rural Zone Code:

2)   The code seeks to ensure that development within the Rural Zone:

 

(a)  reflects the economic potential of the rural area;

 

The proposed development utilizes a natural resource, suitably located within the rural area, generally contributing to the economic growth of the region.

 

(b) is appropriately located within the Rural Zone and existing and future Rural Activities are not prejudiced by inappropriate development;

 

The proposed development covers a relatively small portion of the site (38.34ha of a 1,736ha lot) and does not prejudice the ability of the balance area and adjoining lots to be utilised for agricultural purposes.

 

(c)   maintains the environment, including soil, air and water, compatible with healthy natural systems and ensures public health and safety;

 

Matters relating to environmental impacts can be appropriately addressed by way of the mitigation measures detailed in the site based management plan, and by way of conditions of development.

 

(d)  protects Good Quality Agricultural Land (GQAL) from fragmentation, alienation or encroachment of incompatible land uses in accordance with State Planning Policy 1/92 – “Development and Conservation of Agricultural Land”;

 

The entire site is mapped as GQAL. Extractive industry is by nature, commonly found within rural areas. The work area covers a relatively small portion of the site (38.34ha of a 1,736ha lot) and does not prejudice the ability of the balance areas to be utilised for agricultural purposes.

 

(e)  is located, designed and operated in a manner that protects and enhances the predominant rural scale, intensity, form and character;

 

The scale of the proposal is not sufficient to prejudice the existing surrounding rural uses. Any impacts can be appropriately addressed by way of the mitigation measures detailed in the site based management plan, and by way of conditions of development.

 

(f)    maintains the rural amenity;

 

Matters relating to protecting rural amenity can be appropriately addressed by way of the mitigation measures detailed in the site based management plan, and by way of conditions of development.

 

(g)  does not prejudice or impact adversely on other uses including those within other Zones;

 

The proposed development will not significantly prejudice the establishment of other uses within the locality, including those within other zones.

 

(h)  has an appropriately designed access to the road network and traffic generated by the development does not impact adversely on the State or local road network;

 

The proposed development will gain vehicle access via Mount Saltbush Road, an unnamed public access road, and an internal compacted gravel road. Matters relating to the vehicle access can be appropriately addressed by way of conditions of development.

 

(i)    protects areas and sites of conservation importance, including cultural and high landscape values;

 

Matters relating to conservation and cultural preservation can be appropriately managed by way of the mitigation measures detailed in the site based management plan, and by way of conditions of development.

 

(j)    is undertaken in an orderly and logical sequence to achieve an efficient provision of infrastructure;

 

The proposed development does not represent out-of-sequence development.

 

(k)   is located and designed in ways that minimize the need for flood, bushfire and landslide mitigation and to protect people and premises from such natural events;

 

The subject site is mapped as containing medium bushfire hazard areas. Matters relating to bushfire management can be appropriately controlled by way of the mitigation measures detailed in the site based management plan. Queensland Fire and Rescue Service has advised that the content and provisions of the site based management plan fulfill their requirements.

 

(l)    has water supply, storm water disposal, sustainable effluent and waste disposal and power to appropriate standards adequate for the use; and

 

Matters relating to the provision of services can be appropriately addressed by way of conditions of development.

 

(m) does not impact adversely on infrastructure.

 

Any impacts on infrastructure can be appropriately addressed by way of conditions of development.

 

Rural Zone Code

 

The Code’s relevant Performance Criteria are shown below, in order to more easily permit structured and detailed consideration of relevant issues—

 

Relevant performance criteria -  the Rural Zone Code

Assessment responses

For all of the Rural Area

1. Infrastructure

PC1 Electricity

Premises are provided with a supply of electricity and adequate for the activity.

The proposal includes the use of a portable generator.

 

 

PC2 Water Supply

Premises are provided with an adequate volume and supply of water for the activity.

The proposal includes the use of a water tank for potable water, and a sediment basin to capture water (from the disturbed area) for use in dust suppression.

 

The proposal includes providing all vehicles and buildings on site with fire extinguishers. The proposal does not involve any permanent buildings.

 

Matters relating to water supply can be appropriately addressed in the conditions of development.

PC3 Effluent disposal

To ensure that public health and environmental values are preserved, all premises provide for the treatment and disposal of effluent and other waste water.

The proposal includes a temporary sewerage facility (transportable ablution blocks), the waste from which is to be disposed of by a contractor. The proposal does not include any on-site treatment or disposal of sewerage.

 

Matters relating to effluent disposal can be appropriately addressed in the conditions of development.

PC4 Stormwater/Inter-allotment Drainage

Stormwater is collected and discharged so as to:

a)   protect the stability of buildings or the use of adjacent land;

b)   prevent the waterlogging of nearby land; and

c)   protect and maintain environmental values.

The proposal includes directing run-off from disturbed areas within the quarry work area to a sediment basin.

 

Matters relating to stormwater collection and drainage can be appropriately addressed by way of the mitigation measures detailed in the site based management plan, and by way of conditions of development.

PC5 Vehicle Access

Vehicle access is provided to a standard appropriate for the use.

The proposal includes a vehicle access point onto the unnamed public access road. The proposal includes an internal compacted gravel road, approximately 10m width (allowing for two-way vehicle movements).

 

The unnamed public access road will connect the quarry site with Mount Saltbush Road.

 

Matters relating to the design and construction of the vehicle access and internal road can be appropriately addressed in the conditions of development.

PC6 Parking and maneuvering

Vehicle parking and service vehicle provision is adequate for the use whilst ensuring both safe and functional operation for motorists and pedestrians.

The proposal includes adequate provision of carparking spaces, and includes a loading / heavy vehicle manoeuvring area surrounding the stockpile area.

 

Given that the development is located within a large lot, and requires a maximum of ten (10) employees, it is considered that there is sufficient area for parking, without a need for delineated spaces.

 

Matters relating to the design and construction of the parking and manoeuvering areas can be appropriately addressed by way of conditions of development.

PC7 Roads

All weather road access is provided between the premises and the existing road network.

 

PC7.2 Location

Development must be located where there is convenient access.

The proposal includes an internal road connecting the quarry site with the unnamed public access road, and then to Mount Saltbush Road. It is anticipated that during an extreme rainfall/flood event, the extractive operations will cease.

 

Matters relating to upgrading the existing access point, internal and local road, can be appropriately addressed by way of conditions of development.

 

PC8.1 Highways

All Highways are maintained and enhanced as a link between major centres.

 

PC8.2

Development adjacent to State Controlled Roads is located to ensure safe and efficient use of the highway and maintain the integrity of the highway as a commuter link.

 

PC8.3

Noise sensitive developments (residential, educational and community) must ensure that road traffic noise levels are appropriately managed to achieve acceptable levels of amenity.

The subject site is not located contiguous to a state-controlled. The proposal does not represent a noise sensitive development.

 

PC9 Gas and Oil Pipelines

Buildings are located at an appropriate distance from pipelines to ensure community safety and operation of the use is not compromised.

The site does not contain any gas or oil pipelines.

PC10 Refuse Tips and Effluent Treatment Plants

Premises are located at an appropriate distance from refuse tips or effluent treatment plants to ensure community safety and operation of the uses are not compromised.

The subject site is not located in close proximity to any refuse tips or effluent treatment plants.

 

 

 

PC11.1 Rail Corridors

Development is at an appropriate distance from the rail corridor so as not to prejudice safety, speed or intended role of the existing and proposed rail corridors.

 

PC11.2

Development adjoining the rail corridor is protected from the impact of noise.

The subject site is not located in close proximity to any rail corridor land.

 

 

 

 

 

PC12 Electricity Transmission Line Easement – Vegetation

Transmission lines within an Electricity transmission line easement are protected from vegetation.

The subject site is not located in close proximity of any electricity transmission line easement.

PC13 Electricity Transmission Line Easement – Separation Distance

Habitable buildings and community orientated uses are located a minimum distance from lines to ensure community safety.

The subject site is not located in close proximity to any electricity transmission line easement.

2.  Environment

 

PC14 Watercourses

Development ensures the maintenance of riparian areas and water quality including protection from off-site transfer of sediment.

 

The subject site contains numerous watercourses. The proposed development provides for buffer areas from the watercourses. Any run-off from disturbed areas will be directed to a sediment basin.

 

Matters relating to environmental impacts can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

PC15 Flooding

Premises are designed and located so as:

a)   not to be adversely impacted upon by flooding;

b)   to protect life and property; and

c)   not to have an undesirable impact of the extent and magnitude of flooding.

The proposal does not include any permanent buildings or structures.

 

Matters relating to flood mitigation can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

PC16 Air Emissions

Air emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

Matters relating to air emissions can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

 

PC17 Noise Emissions

Noise emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

Matters relating to noise emissions can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

 

The Department of Environment & Heritage Protection will assess the application in relation to environmental impacts and will  issue  a permit (separate to the assessment under SPA 2009).

PC18 Water Quality

The standard effluent and/or storm water runoff from premises ensures the quality of surface water is suitable for:

a)   the biological integrity of aquatic ecosystems;

b)   recreational use;

c)   supply as drinking water after minimal treatment;

d)   agricultural use; or

e)   industrial use.

The proposal includes directing run-off from disturbed areas into a sediment basin, the water from which is to be used for dust suppression.

 

Matters relating to maintaining water quality can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

 

The Department of Environment & Heritage Protection will assess the application in relation to environmental impacts and will issue a permit (separate to the assessment under SPA 2009).

PC19 Excavation and Filling

Excavation and filling of land ensures:

a)   that both the amenity and safety of users of the site and adjacent land holdings;

b)   soil erosion is kept to a minimum with remedial works.

Matters relating to excavation and filling can be appropriately addressed by way of conditions of development.

 

PC20 Construction Activities

Both erosion control and silt collection measures are undertaken so as to ensure protection of environmental values during construction.

Matters relating to construction activities can be appropriately addressed by way of conditions of development.

 

 PC 21 Separation of Incompatible land uses

Separation distances are provided to ensure:

(a) the future viability of surrounding uses;

(b) infrastructure items are protected from

incompatible development;

(c) an appropriate standard of amenity and

public safety; and

(d) conflict arising from incompatible uses is minimised.

The proposed site of the quarry is located approximately 1.2km from the nearest public road, and 3.0km from the nearest house.

 

The proposal provides for suitable separation distances.

 

 

PC 22.1 Development in the Vicinity of

airports:

Development in the vicinity of Airports:

(a) does not adversely affect the operation of the airport;

(b) is designed and located to achieve a

suitable standard of amenity for the proposed activity; and

(c) does not restrict future operational demands of the airport.

 

PC 22.2 Airport Protection

The development of premises does not cause an obstruction or other potential hazard to aircraft movement associated with the airport by way of:

- the physical intrusion of buildings or other

structures into the Obstacle Limitation

Surfaces;

- attracting birds and or bats to the area

which could cause or contribute to bird

strike hazard;

- providing very bright lighting or lighting

similar to aerodrome lighting, which can

distract or confuse aircraft pilots;

- interfering with navigation or communication facilities;

- emissions that may effect pilot visibility or aircraft operations; or

- transient intrusions into the airport’s operational space.

The site is not located within close proximity of an airport.

PC 23 Good Quality Agricultural Land

Good Quality Agricultural Land areas as

identified in Map R2 – Good Quality

Agricultural Land are conserved and

managed for the longer term and protected

from development that may lead to its

alienation or diminished productivity

The entire site is mapped as GQAL. Extractive industry is by nature, commonly found within rural areas. The work area covers a relatively small portion of the site and does not prejudice the ability of the balance areas to be utilised for agricultural purposes.

PC 24 Vegetation Retention

Development retains vegetation for the:

(a) protection of scenic quality;

(b) protection of general habitat;

(c) protection of soil quality; and

(d) establishment of open space corridors and networks

The proposal does not include any significant vegetation clearing.

 

 

PC 25 Protected Areas

Development is undertaken to ensure areas of significant biodiversity and habitat value are protected.

The proposed site of the quarry is not situated within the mapped Protected Areas.

 

PC 26 Sloping Land

Development is undertaken to ensure:

(a) vulnerability to landslip erosion and land degradation is minimised; and

(b) safety of persons and property is not

compromised.

Matters relating to minimising landslip erosion and degradation can be appropriately addressed by way of the conditions of development.

 

PC 27 Bushfire Hazard Area

Development maintains the safety of people and property by avoiding areas of High or Medium Bushfire hazard or mitigating the risk through:

(a) the siting of buildings ensuring setbacks from hazardous vegetation are maximised and elements least susceptible to fire are sited closest to the bushfire hazard; and

(b) the provision of firebreaks to ensure

adequate setbacks between buildings,

structures and hazardous vegetation.

The proposed site of the quarry is not situated within the mapped bushfire hazard areas.

 

PC 28 Buildings of Significance

The architectural merit and precinct value of cultural heritage items listed in Schedule 10 is maintained.

The site does not contain any existing buildings.

PC 29 Cultural Heritage

The significance of known places of indigenous and/or cultural heritage value is retained.

The site has not been identified as containing any cultural heritage significance.

PC 30 Character Buildings

Development adjacent to buildings identified as heritage or character buildings in Schedule 10 incorporates design features, materials and details that blend with the existing character.

The site does not contain any existing buildings.

PC 31 Residential Outbuildings

Rural amenity is to be maintained.

The proposal is located well away from the site boundaries, and amenity matters can be managed by the conditions of development.

PC 32 Buffers

Adequate buffers are provided to protect rural residential uses from agricultural, transport and industrial activities whilst also ensuring the integrity and viability of such uses.

The proposal provides for suitable buffers areas, specifically 1.2km to the nearest public road, and 3.0km to the nearest house.

 

PC33 Catteries and Kennels

N/A – The proposed development is for an extractive industry

PC24 -37 Commercial Premises

N/A – The proposed development is for an extractive industry

PC38-42 Community and Recreation

N/A – The proposed development is for an extractive industry

PC43-45 Dwelling House

N/A – The proposed development is for an extractive industry

PC46-49 Forestry

N/A – The proposed development is for an extractive industry

PC50-52 Home Based Business

N/A – The proposed development is for an extractive industry

PC53-56 Host Home Accommodation

N/A – The proposed development is for an extractive industry

PC57-62 Industry (Low/Medium)

N/A – The proposed development is for an extractive industry

PC63 Telecommunication Facility

N/A – The proposed development is for an extractive industry

PC64 Temporary Worker’s Accommodation (fire safety)

Fire safety procedures at the ancillary accommodation can be managed by conditions of development requiring a Fire Evacuation Plan

PC65 Road Access (for Temporary Worker’s Accommodation)

The scale of the proposed ancillary worker’s accommodation is too small (10 units) to present detriment to the Council road infrastructure.

PC66 Separation Distance (for Temporary Worker’s Accommodation)

The accommodation is situated greater than 30 metres from the boundaries of the subject site

PC67.1 Amenity (for Temporary Worker’s Accommodation)

The amenity of the ancillary accommodation can be managed by conditions of approval ensuring the continued maintenance of the accommodation buildings, and compliance with the conditions contained within QDC MP 3.3

PC67.2 Location (for Temporary Worker’s Accommodation)

Access for the ancillary accommodation can be ensured by a condition of development requiring all weather access to the accommodation site.

PC68-71 Tourist Facility

N/A – The proposed development is for an extractive industry

 

 

Submissions

 

Public notification was carried out between 09 November 2013 and 04 December 2013, and no submissions were received.

 

 

Assessment Summary

 

Although the planning scheme requires Impact Assessment for the proposed use, there is no conflict with the intent of the Bungil Shire Planning Scheme.  The development is appropriately located within the Rural Zone, and any matters relating to environmental impacts, protection of amenity and infrastructure upgrading can be appropriately addressed by way of conditions of development.

 

 

 


Attachment 2

Development Plans

 









Attachment 3

Concurrence Agency Response

 



Attachment 1

Body of Report

 

Background Information

 

The application seeks to establish a Material Change of Use for "Extractive Industry”, (up to 100,000 tonnes/yr on land at 3187 Injune-Taroom Road, Beilba QLD 4454, described as Lot 11 on Plan WT15.

 

The site is located approximately 30km east of the Injune Township and located on the northern side of the Injune-Taroom Road. The site is located within the Rural zone and surrounded by other Rural zoned land.  The site comprises an area of 2,495.7 hectares and is currently occupied by two dwellings which are located approximately 1.5km from the proposed activity. An existing Council pit is also located on the site adjacent to the southern boundary. The proposed development will adjoin the existing Council pit to the west. The Council pit does not form part of this application.

 

Figure 1 – Site Locality / Zoning Map (Bungil Shire Planning Scheme)

 

Figure 2 – Development Site (Source: Pricefinder.com)

 

The proposal includes the extraction and screening of up to 100,000t per annum of white rock, intended for civil construction purposes. The quarry will occupy a work area of approximately 24.2ha of the 2,495.7ha lot.

 

The activity involves strip mining techniques, excavating to a depth of approximately 2400mm, with no blasting required. As well as extraction, the activity includes winning, screening, stockpiling and distribution of gravel material. Vehicles and equipment proposed to be used onsite include:

 

-     Front end Loader

-     Excavator

-     Screening Plant

-     Trucks

 

The activity does not propose any permanent buildings or structures, and includes the use of moveable offices and amenities on site.

 

The proposed hours of operation are 6am to 6pm, Monday to Saturday. The activity requires up to four (4) employees on site at any one time and two (2) off-site in administration.

 

The proposed development will gain access onto Injune-Taroom Road via an existing access point, located along the southern boundary of the site. This access is also used by the existing Council pit.

 

Quarry material will be transported by way of truck & dog haul (34t) and double road trains (48t), Based on a maximum allowable extraction of 100,000tonnes/yr the site will generate approximately 6072 truck and dog movements annually and 62 double road trains annually.  It will also generate 129 vehicles movements per week. The application states that the final destination of the material is unknown but it is assumed 100% of its loaded vehicles will enter Injune-Taroom road and will travel both east and west before diverging to their destination. The application also states that approximately 75% of material will be hauled north-west to be used in the construction of infrastructure relating to the Santos Gladstone LNG project gas transmission pipeline.  An agreement is in place for the upgrade of Injune-Taroom Road to a ‘fit for purpose’ road.

 

The applicant has provided a Site Based Management Plan, prepared by StruXi Design Pty Ltd.

 

The State Assessment & Referral Agency as a Concurrence Agency for the development have carried out an assessment in relation to any potential impacts on transport infrastructure, and have no requirements for the development.

 

Although the proposed development constitutes an “environmentally relevant activity” under the Environmental Protection Act 1994, the proposed thresholds do not constitute a “concurrence ERA” under the Sustainable Planning Regulation 2009, and therefore does not trigger referral.  An application for the relevant Environmental Authority is to be submitted to the Department of Environment & Heritage Protection as a separate application.

 

 

Definition of Use & Assessment Status

 

The Bungil Shire Planning Scheme defines the proposed use as:

 

"Extractive Industry" means any premises used for the winning or treatment on the land or on adjacent land, or gravel, rock, sand, soil, stone, or other similar materials. The term does not include the removal of materials authorised by Section 106(1) of the Local Government Act 1993, or mining within the meaning of the Mineral Resources Act 1989. Transport Infrastructure Act – extraction of material from roadway.

 

The application is subject to Impact Assessment and assessed against the relevant provisions of the planning scheme.  The application was publically notified between 15 November 2013 and 6 December 2013, and no submissions were received.

 

Assessment against the Planning Scheme

 

The Desired Environmental Outcomes (DEOs) are based on ecological sustainability established by Sustainable Planning Act 2009, and are the basis for the measures of the planning scheme.  The DEOs are examined below:

 

(a)  Environment

 

(i)   The areas of high scenic amenity, remnant vegetation, wetlands, fauna habitats and wildlife corridors and regionally significant open space in the Shire are protected.

 

The subject site is mapped as containing remnant vegetation, protected areas and medium bushfire hazard. The site of the proposed activity is not located within these areas. Matters relating to mitigating environmental impacts can be appropriately controlled by way of conditions of development.

 

(ii)  Places, areas or sites identified as being susceptible to land degradation, including contamination, erosion, salinity and landslip, are protected and further degradation is minimised.

 

Matters relating to land degradation can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

 

(iii) Ecological sustainability is achieved by maintaining and improving biodiversity, water and air quality.

 

Matters relating to ecological sustainability can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

 

(iv) Places of historical and indigenous cultural heritage and social significance are protected, maintained and enhanced.

The subject site is identified as containing an object of aboriginal cultural heritage significance. The proposed extraction areas are located approximately 5km from the heritage site providing ample separation to ensure its protection.

 

(b)  Economic

 

(i)   Good Quality Agricultural Land is protected as a major economic resource for the region.

 

A portion of the site is mapped as GQAL. Extractive industry is by nature, commonly found within rural areas. The work area covers a relatively small portion of the site (24.2ha of a 2,495.7ha lot) and does not prejudice the ability for the balance areas to be utilised for agricultural purposes.

 

(ii)  Key Resource Areas, extractive resources, petroleum, gas and mineral resources are protected as a major economic resource for the region.

 

The proposed development is for an extractive industry, suitably located within the rural area.

 

(iii) Industry, business and employment opportunities are improved and appropriately located to service the community and region, and encourage economic activity within the local area.

The proposed development is for an extractive industry, providing material for civil construction purposes, and therefore generally contributing to the economic growth of the region.

 

(iv) Rural business opportunities are improved to protect and value-add to the existing rural based economy.

 

The proposed development will improve local business opportunities to protect and value-add to the existing rural based economy.

 

(c)  Community Well-Being & Lifestyle

 

(i)   A convenient access to roads and services is achieved through well located land uses and the efficient use and timely provision of infrastructure such as water, sewerage and roads walkways and cycling facilities.

 

The proposed development will gain vehicle access via the Injune-Taroom Road. The development will be serviced by portable ablutions facilities and power generators. Water will be sourced from the onsite dam and sediment pond. Matters relating to the provision of any infrastructure can be appropriately addressed by way of conditions of development.

 

(ii)  Rural residential and urban residential development occurs in distinct localities that provide a sense of community, amenity, services, and a safe, affordable living environment, whilst maintaining rural amenity.

 

The proposed development is for an extractive industry.

 

(iii) Infrastructure networks such as road and rail, water cycle and electricity infrastructure are protected from encroachment by sensitive land uses which may adversely affect or limit the normal operation of that infrastructure.

 

The proposed development is not considered to be a sensitive land use and will not adversely impact on the current or future operations of established infrastructure networks.  

 

(iv) The role and identity of Injune as the main business and community centre of the shire is consolidated.

 

The proposed development will not prejudice the role of Injune as the main business and community centre.

 

(v)  The adverse effects from natural and other hazards, including bushfires area minimised.

 

The subject lot is mapped as containing medium bushfire hazard areas.  Queensland Rural Fire Service reviewed the development proposal and confirmed that construction will occur within a low bushfire risk area.  Matters relating to bushfire management can be appropriately controlled by way of conditions of development

 

(vi) The range of housing types, services and facilities meets the needs of the community and other uses.

 

The proposal is for an Industrial activity and will not affect the range of housing types in the region.

 

Overall Outcomes for Rural Zone Code

The Rural Zone Code identifies overall outcomes providing direction about relevant assessment issues. 

1)   The overall outcomes are the purpose of the Rural Zone Code:

2)   The code seeks to ensure that development within the Rural Zone:

 

(a)   reflects the economic potential of the rural area;

 

The proposed development involves the extraction of a natural resource and is suitably located within the rural area, generally contributing to the economic growth of the region.

 

(b)  is appropriately located within the Rural Zone and existing and future Rural Activities are not prejudiced by inappropriate development;

 

The proposed development covers a relatively small portion of the site (24.2ha of a 2,495.7ha lot) and will not prejudice the ability of the balance area and adjoining lots to continue to be utilised for agricultural purposes.

 

(c)   maintains the environment, including soil, air and water, compatible with healthy natural systems and ensures public health and safety;

 

Matters relating to environmental impacts can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

 

(d)   protects Good Quality Agricultural Land (GQAL) from fragmentation, alienation or encroachment of incompatible land uses in accordance with State Planning Policy 1/92 – “Development and Conservation of Agricultural Land”;

 

A portion of the site is mapped as GQAL. Extractive industry is by nature, commonly found within rural areas. The work area covers a relatively small portion of the site (24.2ha of a 2,495.7ha lot) and does not prejudice the ability of the balance area to be utilised for agricultural purposes.

 

(e)   is located, designed and operated in a manner that protects and enhances the predominant rural scale, intensity, form and character;

 

Matters relating to protecting local amenity can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

 

(f)    maintains the rural amenity;

 

Matters relating to protecting local amenity can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

 

(g)   does not prejudice or impact adversely on other uses including those within other Zones;

 

The proposed development is limited to a small portion of the total site area and will not prejudice the establishment of other uses within the locality, including those within other zones.

 

(h)   has an appropriately designed access to the road network and traffic generated by the development does not impact adversely on the State or local road network;

 

The proposed development will gain vehicle access via the Injune-Taroom Road, by way of an internal gravel road. Matters relating to the vehicle access can be appropriately addressed by way of conditions of development.

 

The State Assessment & Referral Agency have assessed the application in relation to impacts on road infrastructure and have imposed no requirements

 

(i)    protects areas and sites of conservation importance, including cultural and high landscape values;

 

The proposed development is appropriately separated from places of heritage significance. Conditions of approval will require management practices for the protection of the cultural heritage places be implemented in accordance with the site based management plan.

 

(j)    is undertaken in an orderly and logical sequence to achieve an efficient provision of infrastructure;

 

The proposed development does no represent out-of-sequence development. Extractive industry is commonly located in Rural areas.

 

(k)   is located and designed in ways that minimize the need for flood, bushfire and landslide mitigation and to protect people and premises from such natural events;

 

The subject site is mapped as containing medium bushfire hazard areas.  Queensland Rural Fire Service reviewed the development proposal and confirmed that construction will occur within a low bushfire risk area.  Matters relating to bushfire management can be appropriately controlled by way of conditions of development and through compliance with relevant building legislation.

 

(l)    has water supply, storm water disposal, sustainable effluent and waste disposal and power to appropriate standards adequate for the use; and

 

Matters relating to the provision of services can be appropriately addressed by way of conditions of development. The development will be largely self sufficient in terms of infrastructure.

 

(m)  does not impact adversely on infrastructure.

 

Any impacts on infrastructure can be appropriately addressed by way of conditions of development.

 

Rural Zone Code

 

The Code’s relevant Performance Criteria are shown below, in order to more easily permit structured and detailed consideration of relevant issues—

 

Relevant performance criteria -  the Rural Zone Code

Assessment responses

For all of the Rural Area

1. Infrastructure

PC1 Electricity

Premises are provided with a supply of electricity and adequate for the activity.

A portable generator will be provided to supply electricity to the site office and amenities.

 

 

PC2 Water Supply

Premises are provided with an adequate volume and supply of water for the activity.

The proposal includes a dam and sedimentation pond which will provide onsite storage for fire fighting purposes.

 

The proposal does not involve any permanent buildings.

 

Matters relating to water supply can be appropriately addressed in the conditions of development.

PC3 Effluent disposal

To ensure that public health and environmental values are preserved, all premises provide for the treatment and disposal of effluent and other waste water.

A portable ablution block will provided for site staff.

 

The proposal does not involve any permanent buildings.

PC4 Stormwater/Inter-allotment Drainage

Stormwater is collected and discharged so as to:

a)   protect the stability of buildings or the use of adjacent land;

b)   prevent the waterlogging of nearby land; and

c)   protect and maintain environmental values.

Run-off from disturbed areas within the quarry work area will be directed to a sediment basin.

 

Matters relating to stormwater collection and drainage can be appropriately addressed by way of the measures detailed in site based management plan and by way of conditions of development.

PC5 Vehicle Access

Vehicle access is provided to a standard appropriate for the use.

The proposal includes a vehicle access point onto Injune-Taroom Road. Access to the extraction area will be provided via an internal gravel road to be maintained by the applicant.

PC6 Parking and maneuvering

Vehicle parking and service vehicle provision is adequate for the use whilst ensuring both safe and functional operation for motorists and pedestrians.

The proposed activity is located on a large lot within the rural lot, with sufficient area for vehicle parking and manoeuvring on the site.

 

 

PC7 Roads

All weather road access is provided between the premises and the existing road network.

 

PC7.2 Location

Development must be located where there is convenient access.

The proposal includes an internal road connecting the quarry site with Injune-Taroom Road. It is anticipated that during an extreme rainfall/flood event, the extractive operations will cease.

 

SARA/ (DTMR) have assessed the development application in relation to impacts on road infrastructure and have imposed no requirements.

PC8.1 Highways

All Highways are maintained and enhanced as a link between major centres.

 

PC8.2

Development adjacent to State Controlled Roads is located to ensure safe and efficient use of the highway and maintain the integrity of the highway as a commuter link.

 

PC8.3

Noise sensitive developments (residential, educational and community) must ensure that road traffic noise levels are appropriately managed to achieve acceptable levels of amenity.

The subject site is not located contiguous to a state-controlled road. The proposal does not represent a noise sensitive development.

 

SARA/ (DTMR) have assessed the application in relation to impacts on road infrastructure and have imposed no requirements. 

 

PC9 Gas and Oil Pipelines

Buildings are located at an appropriate distance from pipelines to ensure community safety and operation of the use is not compromised.

The site of the proposed quarry is not located near a gas or oil pipeline.

 

 

PC10 Refuse Tips and Effluent Treatment Plants

Premises are located at an appropriate distance from refuse tips or effluent treatment plants to ensure community safety and operation of the uses are not compromised.

The subject site is not located in close proximity to any refuse tips or effluent treatment plants.

 

 

 

PC11.1 Rail Corridors

Development is at an appropriate distance from the rail corridor so as not to prejudice safety, speed or intended role of the existing and proposed rail corridors.

 

PC11.2

Development adjoining the rail corridor is protected from the impact of noise.

The subject site is not located in close proximity to rail corridor land.

 

 

 

 

PC12 Electricity Transmission Line Easement – Vegetation

Transmission lines within an Electricity transmission line easement are protected from vegetation.

The subject site is not located in close proximity of an electricity transmission line easement.

PC13 Electricity Transmission Line Easement – Separation Distance

Habitable buildings and community orientated uses are located a minimum distance from lines to ensure community safety.

The subject site is not located in close proximity to an electricity transmission line easement.

2.  Environment

 

PC14 Watercourses

Development ensures the maintenance of riparian areas and water quality including protection from off-site transfer of sediment.

 

 

 

The proposed quarry is not located near any high banks or watercourses.

 

PC15 Flooding

Premises are designed and located so as:

a)   not to be adversely impacted upon by flooding;

b)   to protect life and property; and

c)   not to have an undesirable impact of the extent and magnitude of flooding.

The site is not identified as being susceptible to flooding. No permanent buildings or structures will be established on site.

 

 

 

 

 

PC16 Air Emissions

Air emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

 

Matters relating to air emissions can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

 

The Department of Environment and Heritage Protection will assess the application in relation to environmental impacts through a separate assessment process and condition the activity accordingly.

 

PC17 Noise Emissions

Noise emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

Matters relating to noise emissions can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

 

The Department of Environment and Heritage Protection will assess the application in relation to environmental impacts through a separate assessment process and condition the activity accordingly.

PC18 Water Quality

The standard effluent and/or storm water runoff from premises ensures the quality of surface water is suitable for:

a)   the biological integrity of aquatic ecosystems;

b)   recreational use;

c)   supply as drinking water after minimal treatment;

d)   agricultural use; or

e)   industrial use.

The proposal includes directing run-off from disturbed areas into a sediment basin, the water from which will be used for dust suppression and fire fighting purposes.

 

Matters relating to maintaining water quality can be appropriately addressed by way of the mitigation measures detailed in the site based management plan and by way of conditions of development.

 

The Department of Environment and Heritage Protection will assess the application in relation to environmental impacts through a separate assessment process and condition the activity accordingly.


PC19 Excavation and Filling

Excavation and filling of land ensures:

a)   that both the amenity and safety of users of the site and adjacent land holdings;

b)   soil erosion is kept to a minimum with remedial works.

Matters relating to excavation and filling can be appropriately addressed by way of conditions of development.

 

PC20 Construction Activities

Both erosion control and silt collection measures are undertaken so as to ensure protection of environmental values during construction.

Matters relating to construction activities can be appropriately addressed by way of conditions of development.

 

 PC 21 Separation of Incompatible land uses

Separation distances are provided to ensure:

(a) the future viability of surrounding uses;

(b) infrastructure items are protected from

incompatible development;

(c) an appropriate standard of amenity and

public safety; and

(d) conflict arising from incompatible uses is minimised.

The proposed quarry is approximately 1.5km from the nearest sensitive land use. The proposed use is commonly found in rural areas and will occupy only a small portion of the total site area (9.6%). The primary rural land use will continue.

 

 

 

PC 22.1 Development in the Vicinity of

airports:

Development in the vicinity of Airports:

(a) does not adversely affect the operation of the airport;

(b) is designed and located to achieve a

suitable standard of amenity for the proposed activity; and

(c) does not restrict future operational demands of the airport.

 

PC 22.2 Airport Protection

The development of premises does not cause an obstruction or other potential hazard to aircraft movement associated with the airport by way of:

- the physical intrusion of buildings or other

structures into the Obstacle Limitation

Surfaces;

- attracting birds and or bats to the area

which could cause or contribute to bird

strike hazard;

- providing very bright lighting or lighting

similar to aerodrome lighting, which can

distract or confuse aircraft pilots;

- interfering with navigation or communication facilities;

- emissions that may effect pilot visibility or aircraft operations; or

- transient intrusions into the airport’s operational space.

The site is not located in proximity to an airport.

PC 23 Good Quality Agricultural Land

Good Quality Agricultural Land areas as

identified in Map R2 – Good Quality

Agricultural Land are conserved and

managed for the longer term and protected

from development that may lead to its

alienation or diminished productivity

A portion of the site is mapped as GQAL. Extractive industry is by nature, commonly found within rural areas. The work area covers a relatively small portion of the site (24.2ha of a 2,495.7 lot) and does not prejudice the ability of the balance areas to be utilised for agricultural purposes.

PC 24 Vegetation Retention

Development retains vegetation for the:

(a) protection of scenic quality;

(b) protection of general habitat;

(c) protection of soil quality; and

(d) establishment of open space corridors and networks

The proposal does not include any significant vegetation clearing.

 

 

PC 25 Protected Areas

Development is undertaken to ensure areas of significant biodiversity and habitat value are protected.

The proposed work area is located outside of the Protected Areas mapped within the site.

PC 26 Sloping Land

Development is undertaken to ensure:

(a) vulnerability to landslip erosion and land degradation is minimised; and

(b) safety of persons and property is not

compromised.

Matters relating to minimising landslip erosion and degradation can be appropriately addressed by way of the conditions of development.

 

PC 27 Bushfire Hazard Area

Development maintains the safety of people and property by avoiding areas of High or Medium Bushfire hazard or mitigating the risk through:

(a) the siting of buildings ensuring setbacks from hazardous vegetation are maximised and elements least susceptible to fire are sited closest to the bushfire hazard; and

(b) the provision of firebreaks to ensure

adequate setbacks between buildings,

structures and hazardous vegetation.

The proposed site of the quarry is not situated within the mapped areas of medium bushfire hazard risk.  Bushfire hazard can be appropriately managed by way of conditions of development and through compliance with relevant building legislation.

 

 

PC 28 Buildings of Significance

The architectural merit and precinct value of cultural heritage items listed in Schedule 10 is maintained.

The proposed development is appropriately separated from places of heritage significance. Conditions of approval will require management practices for the protection of the cultural heritage places be implemented in accordance with the site based management plan.

PC 29 Cultural Heritage

The significance of known places of indigenous and/or cultural heritage value is retained.

The development site does contain an object of cultural heritage significance; however the proposed operations area is appropriately separated from the object by a distance of approximately 5 kilometres.  The site based management plan incorporates measures to ensure the protection of cultural heritage.

 

PC 30 Character Buildings

Development adjacent to buildings identified as heritage or character buildings in Schedule 10 incorporates design features, materials and details that blend with the existing character.

The proposed development is not situated near any existing buildings of heritage or character significance.

PC 31 Residential Outbuildings

Rural amenity is to be maintained.

N/A - The development does not include outbuildings.

PC 32 Buffers

Adequate buffers are provided to protect rural residential uses from agricultural, transport and industrial activities whilst also ensuring the integrity and viability of such uses.

The proposal provides for suitable buffers areas, specifically 700m to the nearest public road and 1.5km to the nearest house.

 

PC33 Catteries and Kennels

N/A – The proposed development is for an extractive industry

PC24 -37 Commercial Premises

N/A – The proposed development is for an extractive industry

PC38-42 Community and Recreation

N/A – The proposed development is for an extractive industry

PC43-45 Dwelling House

N/A – The proposed development is for an extractive industry

PC46-49 Forestry

N/A – The proposed development is for an extractive industry

PC50-52 Home Based Business

N/A – The proposed development is for an extractive industry

PC53-56 Host Home Accommodation

N/A – The proposed development is for an extractive industry

PC57-62 Industry (Low/Medium)

N/A – The proposed development is for an extractive industry

PC63 Telecommunication Facility

N/A – The proposed development is for an extractive industry

PC64-67 Temporary Worker’s Accommodation

N/A – The proposed development is for an extractive industry

PC68-71 Tourist Facility

N/A – The proposed development is for an extractive industry

 

 

Submissions

 

Public notification was carried out between 15 November 2013 and 6 December 2013. No submissions were received during this period.

 

Assessment Summary

 

Although the planning scheme requires Impact Assessment for the proposed use, there is no conflict with the intent of the Bungil Shire Planning Scheme.  The development is appropriately located within the Rural area, and matters relating to environmental impacts, protection of amenity and infrastructure upgrading can be appropriately addressed through the conditions of development.

 

 


Attachment 2

Development Plans

 








Attachment 1

Body of Report

 

1.0 Background Information

 

 

General

The application seeks to establish a Material Change of Use - "Industry” (High Impact Industry), Caretaker’s Residence, Environmentally Relevant Activity (ERA) 56 (Regulated Waste Storage) & ERA 62 (Waste Transfer Station Operation), on land at 29 Airport Drive, Injune QLD 4454 (described as Lot: 25 SP: 194532).

 

The proposal includes the aggregation, storage and bulk transfer of liquid waste along with a recyclable resource facility for the collection, storage and transfer of construction and demolition waste and inert recyclable waste up to 30 tonne or 30m³ per day.

 

The site is subject to an existing use as a liquid waste transfer facility, operated by the applicant.  This use was approved for a temporary period of 12 months, and will continue along with the expanded storage and transfer operations included in the new approval.

 

The applicable planning scheme is the Bungil Shire Planning Scheme 2006.

 

Site

The proposed site is within the southern Industrial Precinct of the Town Zone of Injune, adjacent to the Injune Airport.  The Rural Zone is immediately to the north, the Airport to the west, and an industrial zoned property to the east.

 

The proposal covers approximately 11.83% (2050m2) of the 1.733ha property. It includes a caretaker’s residence (93m²), a site office/amenities building (22m²), a resource recycling facility (500m²) and the existing regulated waste and transfer facility (1435m²).

 

Operating Hours

The proposed hours of operation are 6am to 6pm, Monday to Sunday.  There is no restriction on the operating hours of businesses in the Industrial Precinct not adjoining residential land, and so the proposed hours are acceptable.  The activity requires up to eight (8) employees on site.

 

Trafficable Areas and Parking Spaces

The proposal includes the provision of sixteen (16) onsite car parking spaces, and an on-site heavy vehicle loading / manoeuvring area. The proposed activity will generate approximately 108 truck (including road trains, semis, and AB triples) and 24 other vehicle movements per day.

 

Service connections

The proposal will be connected to Council’s reticulated water supply. An onsite sewerage treatment system is proposed, and has been conditioned to conform to Schedule 6 – Standards for Sewerage Supply within the Planning Scheme.

 

The application was also assessed by the Department of Environment and Resource Management in relation to the environmentally relevant activities, and a response was received on the 17 October 2013.  The response does not provide any conditions however it notes that an Environmental Authority has been issued to the applicant (on the 11 October 2013).  The reference for this Authority is (EPPR01529523).

 

The Department of Transport and Main Roads has requested the inclusion of a condition (Condition 21) within Councils conditions for an upgrade of the intersection of Airport Drive and the Carnarvon Highway Intersection to a BAR/BAL Type intersection for Type 1 Road Trains.  The additional traffic impacts that are the result of the proposed development at the intersection are significant, and it is considered that the inclusion of the condition is warranted.

 

 

Figure 1 – Site Location and Zoning Map (Source: Bungil Shire Planning Scheme)

 

 

Definition of Use & Assessment Status

 

The Bungil Shire Planning Scheme defines the proposed use ‘Industry’ and ‘Caretakers Residence’ as:

 

"Industry" means any premises used for any of the following operations:

(i)        (a)       any manufacturing process whether or not such process results in the production of a finished article; or

(b)       the breaking up or dismantling of any goods or any goods or any articles for trade, sale or gain, as ancillary to any business; or

(c)        repairing and servicing of articles including vehicles, machinery, buildings or other structures, laundering of articles but not including on-site work on buildings or other structures; or

(d)       any operation connected with the installation of equipment and services and the extermination of pests but not including on site work on buildings or other structures or land; or

(e)       treating waste material; or

(f)         the storage or sale of any solid, liquid or gaseous fuel where such storage is not for a purpose separately defined herein; or

(g)       any process of testing and analysis; and

(ii)       when conducted on the same land as any of the above operations:

(a)       the storage of goods used in connection with or resulting from any of the above operations; or

(b)       the provision of amenities for persons engaged in such operations; or

(c)        the sale of goods, resulting from such operations; or

(d)       any work of administration or accounting in connection with such operations.

 

The term includes:

 “High Impact Industry” - means any activity which is classified by the Environmental Protection Act 1994 as a level 1 environmentally relevant activity that has not been devolved to local government, or any activity which is not classified as level 1 environmentally relevant activity but which:

(i)        are likely to result in material environmental harm (as defined in the Environmental Protection Act 1994), due to the materials or processes involved or the products or wastes produced;

(ii)       are likely to generate noise greater than Labg.T +5db(A) at any boundary of the site; or

(iii)      require a licence under the Building (Flammable and Combustible Liquids) Regulation and are within 200 metres of land zoned Urban or Rural Residential.

 

The term includes activities commonly referred to as noxious, hazardous, or offensive industries and salvage yards.

 

"Caretaker's Residence" means a dwelling unit used or intended for use by the proprietor, manager or caretaker of premises used or intended for use for business, commercial, industrial, sporting, recreation, or accommodation purposes on the same site.  The term includes the use of the caretaker’s premises by the family of the proprietor, manager or caretaker.

 

 

The Environmental Protection Regulation 2008 (current as at 1 January 2014) further defines the proposed activity as:

 

Environmentally Relevant Activity 56 – Regulated Waste Storage:

-     Receiving and storing regulated waste.

 

 and;

 

Environmentally Relevant 62 – Waste Transfer Station Operation (with  threshold):

-     Operating, on a commercial basis or in the course of carrying on a commercial enterprise, a waste transfer station that receives a total quantity of at least 30t or 30m³ of waste on any day

 

The application is subject to Impact Assessment and assessed against the relevant provisions of the planning scheme.  The development application was publically notified 20 November 2013 and 12 December  2013.  Four (4) submissions were received.

 

3.0       Assessment against the planning scheme

The Desired Environmental Outcomes (DEOs) are based on ecological sustainability established by Sustainable Planning Act 2009, and are the basis for the measures of the planning scheme.  The DEOs are examined below:

 

(a) Environment

 

(i)    The areas of high scenic amenity, remnant vegetation, wetlands, fauna habitats and wildlife corridors and regionally significant open space in the Shire are protected.

 

The proposed development is not located within the Protected Areas Overlay of the Bungil Shire Planning Scheme.

 

(ii)  Places, areas or sites identified as being susceptible to land degradation, including contamination, erosion, salinity and landslip, are protected and further degradation is minimised.

 

The development site is not identified as being susceptible to land degradation. 

 

(ii)  Ecological sustainability is achieved by maintaining and improving biodiversity, water and air quality.

 

The proposed development will be required to comply with the Environmental Protection Regulations water and air quality.

 

(iv) Places of historical and indigenous cultural heritage and social significance are protected, maintained and enhanced.

 

The development site is not identified as being in proximity to, or a place of, historical, cultural or social significance. 

 

(b) Economic

 

(i)      Good Quality Agricultural Land is protected as a major economic resource for the region.

 

The subject property does not contain Good Quality Agricultural Land.

 

(ii)    Key Resource Areas, extractive resources, petroleum, gas and mineral resources are protected as a major economic resource for the region.

 

The site is not identified as being within a Key Resource Area and will not adversely impact on the operation of industries in the region.

 

(iii)    Industry, business and employment opportunities are improved and appropriately located to service the community and region, and encourage economic activity within the local area.

 

The proposed regulated waste storage and resource recovery facility will provide additional employment opportunities within the region during the construction and operational phases.

 

(iv)   Rural business opportunities are improved to protect and value-add to the existing rural based economy.

 

The proposed development is located within an industrial area and will not adversely impact on rural business opportunities.

 

(c)  Community Well-Being & Lifestyle

 

(i)      A convenient access to roads and services is achieved through well located land uses and the efficient use and timely provision of infrastructure such as water, sewerage and roads walkways and cycling facilities.

 

The proposed development will gain access to the existing road network via Airport Drive, connecting to the Carnarvon Highway. The site is located in an established industrial area with reticulated water and electricity available.

 

(ii)     Rural residential and urban residential development occurs in distinct localities that provide a sense of community, amenity, services, and a safe, affordable living environment, whilst maintaining rural amenity.

 

The proposed development is for an industrial use and will not adversely impact on residential development.

 

(iii)    Infrastructure networks such as road and rail, water cycle and electricity infrastructure are protected from encroachment by sensitive land uses which may adversely affect or limit the normal operation of that infrastructure.

 

The proposed development will not encroach on established infrastructure networks.   It is appropriately located in an industrial area with reticulated water and electricity provided.

 

(iv)    The role and identity of Injune as the main business and community centre of the shire is consolidated.

 

The proposed development is appropriately located within the Industrial Precinct. The development will not prejudice the role and supports the identity of Injune as the main business and community centre within the shire.

 

(i)         Adverse effects from natural and other hazards, including bushfires are minimised.

 

The development site is located within an urban area and is not mapped as being subject to bushfire or other hazards.

 

(vi)    The range of housing types, services and facilities meets the needs of the community and other uses.

 

The proposed development is for an industrial use.

 

Overall Outcomes for Town Zone Code

The Town Zone Code identifies overall outcomes providing direction about relevant assessment issues.  The overall outcomes for the Town Zone Code are the purpose of the code which seeks to ensure that development within the town zone:

 

(a)       is focused in Injune for a range of business, industrial, tourist, community and recreational activity in the local government area;

 

The proposed development is appropriately located in the Industrial Precinct and supports Injune as a hub within the shire.

 

(b)       protects the rural and heritage character and amenity of the Town Zone;

 

The proposed development is suitably located in the Industrial Zone and is consistent with the scale and character of the surrounding land uses.  The development will not adversely impact on the rural and heritage character and amenity of the Town Zone.

 

(c)        provides safe and convenient access for pedestrians and cyclists;

 

The development proposes an industrial use located in the Industrial Precinct and will not adversely impact on the safety and convenience of cyclist and pedestrian movements within the urban area.

 

(d)       has no adverse impact on Good Quality Agricultural Land;

 

The site is located within the urban area and does not contain any Good Quality Agricultural Land.

 

(e)       for residential uses to occur in areas where it is most cost effective to supply physical infrastructure, such as water, sewerage, roads and electricity;

 

The proposed development is for an industrial use and an associated caretaker’s residence. While the caretaker’s residence provides an additional residence outside the Residential Precinct, it is recognized that a caretaker’s residence must necessarily be in other Precincts or Zones.

 

(f)        is located, designed and operated in a manner that protects and enhances commercial scale, intensity, form and character;

 

The proposed development is for industrial activities in the Industrial Precinct of Injune and is consistent with the scale, intensity form and character of the area.

 

(g)       maintains the environment, including the soil, sir and water compatible with healthy natural systems and public health and safety;

 

The proposed development will operate in accordance with the Department of Environment and Heritage Protection ERA 56 and ERA 62 approvals. 

 

(h)       does not prejudice or impact adversely on other uses including those within other zones;

 

The proposed use will be appropriately located on an existing industrial site. The proposed development will not prejudice or adversely impact on other uses, including established uses within other Zones.

 

(i)         has appropriately designed access to the road network and traffic generated by the development does not impact adversely on the local road network;

 

The access to the development site is via an existing industrial road (Airport Drive) connecting to the Carnarvon Highway.  Department of Transport and Main Roads have recommended the inclusion of a condition to upgrade the intersection of Airport Drive and Carnarvon Highway, and so the condition is included.  (Condition 21 of the approval).  A Network Access Charge is to be included as part of the approval to manage impacts the development will have on the local road network.

 

(j)         protects areas and sites of conservation importance, including cultural and high landscape values;

 

The development is located within the Industrial Precinct, and will not impact on areas of conservation importance, cultural or high landscape values.

 

(k)        is undertaken in an orderly and logical sequence to achieve efficient provision of infrastructure, including social infrastructure;

 

The proposed development is located within an established industrial area and will be provided with appropriate infrastructure and services for the use.

 

(l)         is located and designed in ways that minimise the need for flood and landscape mitigation, and to protect people and premises from such natural events;

 

The proposed development site is not subject to flooding, or bushfire hazard.

 

(m)      has water supply, stormwater disposal, sustainable effluent and waste disposal and power, to appropriate standards, adequate for the use; and;

 

(n)       does not impact adversely on infrastructure.

 

The proposal will be required to connect to the reticulated  water supply.   An on site sewerage system will be required to be approved, and shall meet Schedule 6 – Standards for Sewerage Supply of the Planning Scheme.  The submitted stormwater design provides non-worsening of stormwater flow to adjoining properties, predominantly by the use of a retention basin in the north western corner of the site.

 

 

The Code’s relevant Performance Criteria are shown below, in order to more easily permit structured and detailed consideration of relevant issues—

 

Town Zone Code

The Codes’ relevant Performance Criteria are shown below, in order to more easily permit structured and detailed consideration of relevant issues—

 

Performance Criteria

Assessment responses

(i)   A. For all the Town Zone

1. Infrastructure

PC 1 Electricity

Premises are provided with a supply of electricity adequate for the activity.

The proposed development is located in an established urban area and is provided with electricity infrastructure.

PC 2 Water Supply

Premises are provided with an adequate volume and supply of water for the activity.

The proposed development is located in an established urban area and the development will be conditioned to connect to the existing reticulated water supply.

PC 3 Effluent Disposal

To ensure that public health and environmental values are preserved, all premises provide for the treatment and disposal of effluent and other waste water.

The development will be serviced by an onsite effluent disposal systems designed in accordance with Schedule 6:  “Standards for Sewerage Supply”. This is imposed as a condition of the approval.

 

PC 4 Stormwater/Inter-Allotment Drainage

Stormwater is collected and discharged so as to:

(a) protect the stability of buildings or the use adjacent land;

(b) prevent the waterlogging of nearby land; and

(c) protect and maintain environmental values.

The proposed development will provide an appropriate stormwater drainage system in accordance with the standards in Schedule 6: “Standards for Stormwater Drainage” providing a non-worsening of stormwater on adjoining properties.

PC 5 Vehicle Access

Vehicle access is provided to a standard appropriate for the use.

The proposed development will gain access from Airport Drive. Access will be designed and constructed in accordance with AS/NZS 2890.2-2002 Off-street Commercial Vehicle Facilities.

PC 6 Parking and Manoeuvring

Vehicle parking and service vehicle provision is adequate for the use whilst ensuring both safe and functional operation for motorists and pedestrians.

The proposed development will include sixteen (16) on site car parking spaces, and sufficient manoeuvring areas for all sizes of vehicles entering the facility to exit the site in a forward direction.  Parking and manoeuvring is to be provided  in accordance with the requirements of Schedule 2: Standards for roads, car parking, access and manoeuvring areas in the Bungil Shire Council Planning Scheme.

PC 7 Roads

All weather road access is provided between the premises and the existing road network.

The proposed crossover will provide for all weather road access between the premises and the existing road network.

PC 8.1 Highways

All weather and road access is provided between the premises and the existing road network.

The proposed development will gain access to Airport Drive. The site has no direct access a State-controlled Road.

PC 8.2

Development adjacent to State Controlled Roads is located to ensure safe and efficient use of the highway and maintain the integrity of the highway as a commuter link.

The proposed development is not located adjacent to a State-controlled Road. 

PC 8.3

Noise sensitive developments (residential, educational and community) must ensure that road traffic noise levels are appropriately managed to achieve acceptable levels of amenity.

The proposed development is within an Industrial Precinct.  It is considered that the increase in road traffic noise levels will not cause an unacceptable disturbance within the adjacent precincts.

PC 9 Gas and Oil Pipelines

Buildings are located at an appropriate distance from pipelines to ensure community safety and operation of the use is not compromised.

The development site is an appropriate distance from gas and oil pipelines.

PC 10 Refuse Tips and Effluent Treatment Plants

Premises are located at an appropriate distance from refuse tips and effluent treatment plants to ensure community safety and operation of the uses is not compromised.

The development site is not within proximity to refuse tips and effluent treatment plants.

PC 11.1 Rail Corridors

Development is at an appropriate distance from the rail corridor so as not to prejudice safety, speed or intended role of the existing and proposed rail corridors.

 

PC 11.2

Development adjoining the rail corridor is protected from the impact of noise.

The proposed development is not located near any existing or proposed rail corridors.

PC 12 Development in the Vicinity of the Aerodrome

Development

a)   does not adversely affect the operation of the aerodrome;

b)   is designed and located to achieve a suitable standard of amenity for the proposed activity; and

c)   does not restrict the future operational demands of the aerodrome.

The development site is adjacent to the  Injune Airport.  All buildings and structures will be limited to 7.5 metres in height and will not encroach on the Obstacle Limitation Surface boundaries surrounding the Airport.

 

PC 13 Development in the Vicinity of the Aerodrome

The development of premises does not cause an obstruction or other potential hazard to aircraft movement associated with the aerodrome by way of:

(a) the physical intrusion of buildings or other structures into the Obstacle Limitation Surface;

(b) attracting birds or bats to the area which could cause or contribute to bird strike hazard;

(c)  providing very bright lighting or lighting similar to aerodrome lighting which can distract or confuse pilots;

(d) interfering with navigation or communication facilities;

(e) emissions that may affect pilot visibility or aircraft operations; or

(f)  transient intrusions into the aerodromes operational space.

The development site is located adjacent to the aerodrome. All buildings and structures will be limited to 7.5 metres in height and will not encroach on the Obstacle Limitation Surface boundaries surrounding the Airport.

2. Environment

PC 14 Watercourses

Development ensures the maintenance of riparian areas and water quality including protection from off-site transfer of sediment.

Not Applicable – The site is not located in proximity to any watercourses.

PC 15 Flooding

Premises are designed and located so as:

(a) not to adversely impacted upon by flooding;

(b) to protect life and property; and

(c) not to have an undesirable impact of the extent and magnitude of flooding.  

Not Applicable – The site is not identified as being susceptible to a 1 in 100 year flooding event.

 

PC 16 Air Emissions

Air emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

The proposal has the potential to produce significant air emissions. The conditions of approval require that there be no unreasonable or sustained levels of odour, and no nuisance caused to adjoining properties.  The Department of Environment and Heritage Protection approvals for ERA 56 and ERA 62 also contain requirements for limiting air emissions.

PC 17 Noise Emissions

Noise emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

The development site is separated from noise sensitive land uses, however the conditions of approval require that there be no unreasonable or sustained levels of noise, and no nuisance caused to adjoining properties

PC 18 Water Quality

The standard of effluent and/or stormwater runoff from premises ensures the quality of surface water is suitable for:

(a) the biological integrity of aquatic ecosystems;

(b)  recreational use;

(c)  supply as drinking water after minimal treatment;

(d)  agricultural use; or

(e)  industrial use.

Conditions of approval will require the implementation of soil erosion and sediment controls to prevent off-site transfer of sediment and ensure stormwater quality is maintained. 

 

 

PC 19 Excavation and Filling

Excavation and filling of land ensures:

(a) that both the amenity and safety of users of the site and adjacent land holdings; and

(b) soil erosion is kept to a minimum with remedial works.

Conditions of approval will require any filling and excavation to be undertaken in accordance with Schedule 7: “Standards for Construction Activity”.

PC 20 Construction Activities

Both erosion control and silt collection measures are undertaken so as to ensure protection of environmental values during construction.

Conditions of approval will require soil erosion and sediment controls to be implemented during construction to prevent off-site transfer of sediment and ensure the protection of environmental values.

PC 21 Cultural Heritage

The significance of known places of indigenous and/or cultural heritage value is retained.

The proposed development site does not contain known places of indigenous and/or cultural heritage.

PC 22 Buildings of Significance

The architectural merit and precinct value of cultural heritage items listed in Schedule 10 is maintained.

The site is not adjacent to buildings identified as heritage or character buildings.

PC 23 Character Buildings

Development adjacent to buildings identified as heritage or character buildings within Schedule 10 incorporates design features, materials and details that blend with the existing character.

The site is not adjacent to buildings identified as heritage or character buildings.

B. For the Residential Precinct

Residential Development and Dual Occupancies

PC 24-29

N/A – The proposed development  is an Industrial Activity in the Industrial Precinct of the Town Zone.

For Non Residential Activities Located in the Residential Precinct

PC 30-32

 

N/A – The proposed development  is an Industrial Activity in the Industrial Precinct of the Town Zone.

C. For the Commercial Precinct

PC 33-41

N/A – The proposed development  is an Industrial Activity in the Industrial Precinct of the Town Zone.

For Non Commercial Activities Located in the Commercial Precinct

PC 41-44

N/A – The proposed development  is an Industrial Activity in the Industrial Precinct of the Town Zone.

D. For the Industrial Precinct

PC 45 Scale

The scale and location of the industrial use on the site should contribute to the amenity of the precinct.

The proposed waste transfer facility will occupy 11.8% of the total site area The proposed buildings maintain a 5m setback from the boundaries. The scale of the development is consistent with the amenity of the area.

PC 46 Vehicular traffic

Vehicular movements connected with uses in the industrial area ensure that the amenity of the adjacent residential area is not adversely affected.

Vehicles will access the site from  Airport Drive which directly connects to the Carnarvon Highway.  Vehicle movements associated with the use will not adversely impact the amenity of residential areas.

PC 47 Landscaping

Landscaping on the site:

(a) contributes positively to the built form and the street; and

(b) reduces the impact of the size and scale of the buildings.

The development proposes landscaping adjacent to all boundaries of the site, and will positively contribute to the amenity of the development and streetscape.

 

PC 48 Amenity

The amenity of residential uses adjacent to the industrial area is protected through appropriate boundary screening.

The development site adjoins the Rural Zone to the north. It is proposed to provide adequate landscaping along this boundary to buffer the industrial activities from any residential uses on the rural site (in addition the development proposal meets the required boundary setbacks of 7 metres, where adjoining residential land). 

PC 49 Building and Structure Design

The building is designed and orientated to be identifiable from the street.

The proposed development incorporates a caretaker’s residence, site office/amenity building, resource recovery facility and existing regulated waste and transfer facility. The site office/amenity building and caretaker’s residence is located at the front of the site.  The office will be utilized by a small number of administration staff and is not intended to be visited by the general public.

PC 50 Building Appearance

Buildings are designed and finished to a high quality appearance.

 

Buildings and structures proposed are of a utilitarian appearance suitable for their intended industrial use, and location within the Industrial Precinct. The caretaker’s residence has a front deck area, and is appropriately recognizable as a residential building.

PC 51 Location

Non Industrial activities are located and operated so as:

(a) not to impact adversely on the function and character of the Industrial precinct; and

(b) not to prejudice the consolidation of like non Industrial activities in other more appropriate areas.

 

The proposed Caretaker’s residence is considered ancillary to the proposed industrial use. It will not impact on the industrial precinct as it is a component of the on-site industrial use.

E. For the Open Space and Recreation Precinct

PC 52-58

N/A – The proposed is for Industrial Activity in an industrial zone.

F. For the Rural Residential Precinct

PC 59-60

N/A – The proposed is for Industrial Activity in an industrial zone.

G. Specific Land Uses

PC 61-63 - Home Based Business

N/A – The proposed is for Industrial Activity in an industrial zone.

PC 64-67 - Host Home Accommodation

N/A – The proposed is for Industrial Activity in an industrial zone.

PC 68 - Telecommunication Facility 

N/A – The proposed is for Industrial Activity in an industrial zone.

 

4.0  Submissions

 

Four (4) submissions were lodged to Council during the public notification period.  The submitters names and addresses are listed below:

 

Jobe Ross

28 Airport Drive

Injune QLD 4454

 

M J Ashley

Racecource Road

Injune QLD 4454

 

Ainsley Taylor

Injune Daily Express

i.d.e@bigpond.com

 

S W Sheehan

PO Box 65

Injune QLD 4454

 

The following planning issues were raised by the submitters in the notification period for the application.  Each issue and the response are outlined below:

 

Issue

Response

Odour

The waste transfer station is intended to be used for the collection, storage and transfer of both odour producing and non-odourous substances.  The development approval includes conditions that manage nuisance in the form of odour at adjoining properties, requiring that no unreasonable or sustained levels of odour are caused at those properties.

 

The Department of Environment and Heritage Protection environmental approvals for Regulated Waste Storage (ERA 56) and Waste Transfer Station Operation (ERA 62) set conditions for the operation of the facility, which include provisions for limiting odour.

Dust and Wind Scattering Rubbish

Council has conditioned the approval with requirements to use dust suppressing materials for vehicle manoeuvring areas. 

Sorting and recycling areas within the development are contained under roofs preventing the scattering of waste by wind gusts.

 

The stored waste includes construction and demolition waste and inert recyclable waste, including steel and cardboard. It is not proposed to use the facility for general household rubbish.

Pest and Vermin Control

The proposed stored waste does not include putrescent waste, so vermin will not be attracted to the site.  Onsite rubbish will be collected on a regular basis, reducing the possibility of vermin contamination.

Liquid waste is contained in sealed tanks, and not exposed to the open environment, offering no opportunity for the encouragement of vermin.

Generated Noise

The development site is within the Industrial Precinct, and is suited to industrial uses.  Noise can be expected from vehicle movements and the general operation of the site during the approved operating hours.  Any excessive noise is managed by conditions of approval limiting nuisance to adjoining sites.

Decreased  Value of Land

Valuation of land is not considered a planning issue. 

Health issues

The licensing and ongoing approval of the Environmental Authorities (ERA 56 and ERA 62) issued by the Department of Environment and Heritage Protection is under DEHP jurisdiction, and can be expected to be effectively implemented. 

 

The conditions set by DEHP will take into account the ongoing control of potentially harmful organisms or substances within the stored waste.

Service not needed – other facilities available in the area. 

The site is within the Industrial Precinct, and suited for industrial uses. The specific need has been identified by JJ Richards, and the proposed development site is a suitable location for the facility.

 

 

 


Attachment 2

Plans of Development

 











Attachment 1

Body of Report

 

1.0  Background Information

 

The application seeks approval for a Material Change of Use to establish a “Storage Facility” at Derrick Drive, Roma.  The development is intended to cater for vehicles associated with the operation of gravel pits in the area.

 

The development site comprises an area of 10,463m2 and is zoned Industrial.  The site adjoins vacant industrial allotments to the north, east and west.  Whilst the allotment adjoining the site to the east is currently vacant, a development permit for “Industry” and a “Caretaker’s Residence” exists over the site.  The site is bound by road reserve (Roma Downs Road) to the south.  Access to the site is gained via two crossovers to Derrick Drive, located to the north.

 

Figure 1 – Site Locality and Zoning Plan

 

Gravel hardstand will be established over the site to provide all weather parking and manoeuvring for heavy vehicles stored onsite.  The development incorporates 25 designated heavy vehicle parking spaces and a concreted car parking and manoeuvring area  catering for 16 vehicles. 

Figure 2 – Approved development on Lot 15 (adjoining the site to the east)

 

The development does not include the establishment of any buildings; however there is scope for the site to operate in conjunction with the approved industry use (transport depot) on the adjoining lot to the east.  It is proposed a gateway be installed along the common boundary to provide access between the two lots.  The proposed development will operate 24 hours a day, 7 days a week.

 

 

2.0  Definition of Use and Assessment Status:

 

The Roma Town Planning Scheme 2006 defines the proposed uses as:

 

"Storage Facility" means any premises used for the storage of goods, including the selling of those goods by wholesale. The term includes storage activities such as a builder’s yard or construction contractor’s yard, a truck, vehicle or plant parking depot. The term also includes the following activities when carried out in connection with a storage activity

 

(a) The work of administration or accounting; and

(b) The garaging and routine servicing of vehicles associated with the conduct of the storage activity.

 

The application is subject to Impact Assessment and assessed against the relevant provisions of the planning scheme.  Public Notification was carried out from 1 October 2013 to 23 October 2013.  No submissions were received during this period.

 

 

3.0  Assessment against the Planning Scheme:

 

The Desired Environmental Outcomes (DEOs) are based on ecological sustainability

established by Sustainable Planning Act 2009, and are the basis for the measures of

the planning scheme. The DEOs are examined below:

 

(a) Environment

 

a)   The areas of high scenic amenity, remnant vegetation, wetlands, fauna habitats and wildlife corridors and regionally significant open space in the town are protected.

 

The proposed development is located within an industrial estate and will not result in the removal of any significant vegetation or impact on environmentally significant areas, including wetlands, habitats, corridors and open spaces. 

 

b)   Places, areas or sites identified as being susceptible to land degradation, including contamination, erosion, salinity and landslip, are protected and further degradation is minimised.

 

The subject site is not identified as being susceptible to land degradation and therefore will not be adversely impacted by contamination, erosion, salinity or landslip. 

 

c)   Ecological sustainability is achieved by maintaining and improving biodiversity, water and air quality.

 

The proposed development is located within an established urban area and will not adversely impact on biodiversity, water or air quality.

 

d)   Places of historical and indigenous cultural heritage and social significance are protected, maintained and enhanced.

 

The development site is located in an industrial estate and will not adversely impact on known places of historical, cultural or social significance. 

 

(b) Economic

 

a)   Business and commercial development shall be located within the Commercial Zone to promote and strengthen the existing central Business District.

 

The proposed development is for a storage facility located within the Industrial Zone.  The development is considered an appropriate use of the site as it is consistent with the intent of the area and surrounding land uses.

 

b)   The Central Business District (CBD) or inner core of the commercial Zone is intended to contain the more intensive commercial uses.  Entertainment facilities and tourist accommodation will also be favoured within and adjacent to the CBD to provide a central focus of activity and promote vitality after office hours.

 

The proposed development involves a large scale industrial activity located within an industrial estate.  The development site separated from the town CBD and will not compromise the ability of the CBD to contain intensive commercial uses.

 

c)   Beautification and improved parking facilities will enhance the efficiency, attractions and vitality of the Town CBD.

 

The proposed development is not located in the Roma Town CBD, however it incorporates adequate onsite car parking for the proposed use and site landscaping which will enhance the amenity of the development and surrounding streetscape.

 

d)   Tourism will be promoted with significant economic and social benefits to the town as a regional centre with close association with the oil and gas industry and the proximity of the Carnarvon National Park.

 

The development proposal does not involve a tourist activity and will not adversely impact on tourism within the region.

 

e)   Industry, business and employment opportunities are improved and appropriately located to service the community and region, and encourage economic activity within the local area.

 

The proposed development is appropriately located within an industrial estate and is consistent with the existing and approved land uses in the locality.  The development will support industry, business and employment opportunities in the local area. 

 

(c)  Community Well-Being & Lifestyle

 

a)   Convenient access to roads and services is achieved through well located land uses and the efficient use and timely provision of infrastructure such as water, sewerage and roads walkways and cycling facilities.

 

The development site is located in an established urban area with convenient access to roads and infrastructure to service the proposed use. 

 

b)   Infrastructure networks such as road and rail, water cycle and electricity infrastructure are protected from encroachment by sensitive land uses which may adversely affect or limit the normal operation of that infrastructure.

 

The proposed development is not located in proximity to major water cycle or electricity infrastructure.  A road reserve (Roma Downs Road) separates the development from the railway corridor located approximately 160 metres to the south of the site.  Access to the site will be obtained via Derrick Drive to the north, which functions as a local industrial street.  The development is appropriately located within the urban area and will not adversely impact on operation of infrastructure networks.

 

c)    Rural residential and urban residential development occurs in distinct localities that provide a sense of community, amenity, services, and a safe, affordable living environment, whilst maintaining the rural amenity of the Town Area.

 

The proposal does not involve rural residential or urban residential development. 

 

d)   The adverse effects from natural and other hazards, including bushfires are minimised.

 

The development site is located within an urban area and is not identified as being susceptible to bushfire or other hazards.

 

e)   The range of housing types, services and facilities meets the needs of the community and other uses.

 

The development will provide a base for a local business servicing the community and wider region.

 

f)     Community well being is not compromised by inappropriate development that impacts upon noise levels, traffic volume, lighting levels, local amenity.

 

The development site is located within an industrial estate.  The site is separated from residential and sensitive land uses and will not compromise community well being  or local amenity through noise generation, traffic volume or lighting levels.

 

The Overall Outcomes and relevant Performance Criteria of the Urban Area Code are examined below:

 

(a) Roma is a focus for a range of business, industrial, tourist, community and recreational activity in the local government area;

 

The establishment of a vehicle storage facility will contribute to the furthered growth of Roma as a focus area for industry and business within the region.

 

(b) Business and commercial development is located primarily in the CBD to provide central and accessible services to the local government area;

 

The proposed development is suited to an industrial site due to the large scale and nature of the activity.  The development will not prejudice the consolidation of business and commercial uses within the town CBD.

 

(c)  The residential and heritage character and amenity of the Urban Area is retained;

 

The proposed development is appropriately located in the Industrial Zone and will integrate with existing industrial land uses in the locality.  Landscaping will be established within the site to contribute positively to the amenity of the development and streetscape.

 

(d) Safe and convenient access for pedestrians and cyclists is maintained and enhanced;

 

The development is appropriately located in the Industrial Zone and will not adversely impact on the safety and convenience of cyclist and pedestrian movements within the urban area.

 

(e) Residential (including Rural Residential) development occurs where there is no adverse impact on Good Quality Agricultural Land;

 

The proposed development does not involve a residential use and will not adversely impact on GQAL.

 

(f)   Residential development is buffered from the existing and proposed road and rail corridors to minimise any detrimental impact;

 

The proposal does not involve residential development.

 

(g) Residential development accommodates a range of housing types and allotment sizes, and provides a safe and pleasant living environment, with adequate access to community services and is located in the residential preferred areas shown on the Urban Area Maps in the appendices;

 

The proposal does not involve residential development.

 

(h) The expansion of residential development occurs in areas where it is most cost effective to supply physical infrastructure, such as water, sewerage, roads and electricity;

 

The proposal does not involve residential development.

 

(i)   Efficient and equitable access to social infrastructure, such as schools, neighbourhood shopping, community services, public transport services, and parks are provided in residential areas;

 

The proposal does not involve residential development.  Conditions of approval will require infrastructure and services appropriate for the use. 

 

(j)   Industrial development is located in the Industrial Zone of the town (see maps in appendices);

 

The proposed development involves the establishment of a storage facility within the Industrial Zone.  The development is consistent with the intent of the area and surrounding land uses.

 

(k)  Impacts of industrial uses are required to be within acceptable limits and uses are undertaken in sustainable manner consistent with the amenity and character of the area concerned;

 

The proposed development is appropriately located within an industrial estate and is consistent with surrounding land uses.  The site adjoins industrial land to the north, east and west and is separated from Rural Zoned land to the south by a road reserve and railway corridor.  The development achieves appropriate separation from sensitive land uses and will not adversely impact on the amenity and character of urban areas. 

 

(l)   Small scale business, community and emergency services are provided for the needs of the local community;

 

The development is intended to cater for a local material haulage business servicing the community and wider region.

 

(m)            All Areas other than the Commercial Zone are protected from shopping centre and other forms of commercial development.

 

The proposed development is for a storage facility located within the Industrial Zone. 

 

 

Performance Criteria of the Urban Area:

 

Performance Criteria

Assessment responses

A.  A. For all the Town Zone

1. Infrastructure

PC 1 Electricity

Premises are provided with a supply of electricity adequate for the activity.

The proposed development is located within an established industrial estate with access to electrical infrastructure.

PC 2 Water Supply

Premises are provided with an adequate volume and supply of water for the activity.

The proposed development is located within an established industrial estate with access to reticulated water supply.

PC 3 Effluent Disposal

To ensure that public health and environmental values are preserved, all premises provide for the treatment and disposal of effluent and other waste water.

The proposed development is located within an established industrial estate with access to reticulated sewerage.

PC 4 Stormwater/Inter-Allotment Drainage

Stormwater is collected and discharged so as to:

(a) protect the stability of buildings or the use adjacent land;

(b) prevent the waterlogging of nearby land; and

(c) protect and maintain environmental values.

Appropriate stormwater drainage will be conditioned as part of the development approval in accordance with Schedule 6: “Standards for Stormwater Drainage” and the CMDG Design Guidelines.

PC 5 Vehicle Access

Vehicle access is provided to a standard appropriate for the use.

Site access and egress will be provided via two industrial crossovers to Derrick Drive. 

 

The development site is located within an industrial estate that has been designed to cater for the volumes and types of traffic associated with industrial land uses.

PC 6 Density

The density of residential activities does not impact adversely on the residential amenity of the town.

Not Applicable - The proposed development is not for residential activities.

PC 7 Parking and Manoeuvring

Vehicle parking and service vehicle provision is adequate for the use whilst ensuring both safe and functional operation for motorists and pedestrians.

The development incorporates onsite parking for 25 heavy vehicles and 16 cars, including one space for persons with disabilities.  Internal driveway and manoeuvring areas will be provided to allow vehicles to manoeuvre out of the onsite parking spaces and exit the site in forward direction.

PC 8 Roads

All weather road access is provided between the premises and the existing road network.

The proposal does not involve the provision of new road infrastructure.   The development site is located within an established industrial estate with all weather vehicle access.

PC 9 State Controlled Roads

State Controlled Roads are maintained and enhanced as a link between major centres.

Access to the site will be obtained via Derrick Drive. The development will not have direct access to a State-controlled road. 

PC 10 Development Adjacent to State Controlled Roads

Development adjacent to State Controlled Roads is located to ensure safe and efficient use of the highway and maintain the integrity of the highway as a commuter link.

The development site is not adjacent to a State-controlled road and will not adversely impact on the function of the Warrego Highway as a commuter link.

 

PC 11 Noise Sensitive Development

Noise sensitive developments (residential, education and community) must ensure that road traffic noise levels are appropriately managed to achieve acceptable levels of amenity.

The proposed development is consistent with the industrial zoning of the site and existing uses in the locality.  The development will not be adversely impacted upon not by road traffic noise levels. 

PC 12 Development in the Vicinity of Aerodrome

Development

(a) does not adversely affect the operation of the aerodrome;

(b) is designed and located to achieve a suitable standard of amenity for the proposed activity; and

(c)  does not restrict the future operational demands of the aerodrome.

Not Applicable – The development is not in the vicinity of the aerodrome.

 

PC 13 Development in the Vicinity of Aerodrome

The development of premises does not cause an obstruction or other potential hazard to aircraft movement associated with the aerodrome by way of:

(a) the physical intrusion of buildings or other structures into the Obstacle Limitation Surface;

(b) attracting birds or bats to the area which could cause or contribute to bird strike hazard;

(c)  providing very bright lighting or lighting similar to aerodrome lighting which can distract or confuse pilots;

(d) interfering with navigation or communication facilities;

(e) emissions that may affect pilot visibility or aircraft operations; or

(f)  transient intrusions into the aerodromes operation space.

Not Applicable – The development is not in the vicinity of the aerodrome.

 

PC 14 Gas and Oil Pipelines

Buildings are located at an appropriate distance from pipelines to ensure community safety and operation of the use is not compromised.

A gas pipeline exists adjacent to the development site, located parallel to the southern boundary.  Santos Ltd were contacted for advice during the development assessment process as the responsible entity for the pipeline. 

No response was received from Santos Ltd. 

Council has incorporated conditions of approval previously recommended by Santos Ltd in relation to the pipeline.

 

PC 15 Refuse Tips and Effluent Treatment Plants

Premises are located at an appropriate distance from refuse tips and effluent treatment plants to ensure community safety and operation of the uses are not compromised.

The subject site is not located in proximity to refuse tips or effluent treatment plants.

PC 16 Rail Corridors

Development is at an appropriate distance from the rail corridor so as not to prejudice safety, speed or intended role of the existing and proposed rail corridors.

 

The proposed development is appropriately separated from the rail corridor located south of the site.

PC 17 Noise Attenuation

Development adjoining the rail corridor is protected from the impact of noise.

Not Applicable – The subject site does not adjoin a rail corridor.

2. Environment

PC 18 Watercourses

Development ensures the maintenance of riparian areas and water quality including protection from off-site transfer of sediment.

The proposed development achieves an appropriate buffer from Bungil Creek located west of the site.  The site forms part of a recently developed industrial estate that is intended to cater for industrial land uses.

 

Conditions of approval will require the implementation of soil erosion and sediment controls during construction, to prevent off-site transfer of sediment and ensure the maintenance of water quality.

 

PC 19 Protected Areas

Development is undertaken to ensure areas of significant biodiversity and habitat value are protected.

Not Applicable – The development site is not identified as, or adjoining any areas of significant biodiversity and habitat value.

PC 20 Flooding

Premises are designed and located so as:

(a) not to adversely impacted upon by flooding;

(b) to protect life and property; and

(c) not to have an undesirable impact of the extent and magnitude of flooding.  

The development site is identified as being susceptible to a 1 in 100 year flood event.  The development is intended to facilitate vehicle storage and does not include the establishment of any buildings or structures.  Conditions of approval will prohibit filling of the site. 

 

 

PC 21 Air Emissions

Air emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

The development is for a vehicle parking depot and is not of a nature to cause environmental harm or nuisance through air emissions.

 

PC 22 Noise Emissions

Noise emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.

The proposed development is appropriately located within an industrial area and separated from noise sensitive land uses. 

PC 23 Water Quality

The standard of effluent and/or stormwater runoff from premises ensures the quality of surface water is suitable for:

(a) the biological integrity of aquatic ecosystems;

(b) recreational use;

(c) supply as drinking water after minimal treatment;

(d) agricultural use; or Industrial use; and

(e) Minimises nuisance or harm to adjoining land owners.

Conditions of approval will require the implementation of soil erosion and sediment controls to prevent off-site transfer of sediment and ensure stormwater quality is maintained. 

 

 

PC 24 Excavation and Filling

Excavation and filling of land ensures:

(a) that both the amenity and safety of users of the site and adjacent land holdings; and

(b) soil erosion is kept to a minimum with remedial works.

Conditions of approval will require any earthworks to be undertaken in accordance with Schedule 7: “Standards for Construction Activity” and the CMDG Design Guidelines.  Filling of the development site will not be permitted.

PC 25 Construction Activities

Both erosion control and silt collection measures are undertaken so as to ensure protection of environmental values during construction.

Conditions of approval will require soil erosion and sediment controls to be implemented during construction to prevent off-site transfer of sediment and ensure the protection of environmental values.

 

PC 26 Bushfire Hazard Area

Development maintains the safety of people and property by avoiding areas of high or Medium Bushfire hazard or mitigating the risk through:

(a) the siting of buildings ensuring setbacks from hazardous vegetation are maximised and elements lease susceptible to fire are sited closest to the bushfire hazard; and

(b) the provision of firebreaks to ensure adequate setbacks between Buildings, structures and Hazardous vegetation.

The proposed development is not located within a High or Medium Bushfire Hazard area.

PC 27 Character Buildings

Development adjacent to buildings identified as heritage or character buildings within Schedule 9 incorporates design features, materials and details that blend with the existing character of the adjoining buildings and/or place.

Not Applicable – The site is not adjacent to buildings identified as heritage or character buildings.  .

PC 20 Cultural Heritage

The significance of known places of indigenous and/or cultural heritage value is retained.

Not Applicable – The site is not in identified as or adjoining any places of known indigenous and/or cultural heritage value.

For the Industrial Zone

PC 47 Scale and setbacks

The scale and location of the industrial use on the site should contribute to the amenity of the Zone.

The proposal is for a Storage Facility catering for heavy vehicles used in the operation of gravel pits.  No buildings or structures are proposed onsite. 

Landscaping will be established around the perimeter of the site to provide screening and improve the amenity of the development.

 

PC 48 Vehicular traffic

Vehicular movements connected with uses in the industrial area ensure that the amenity of the adjacent residential area is not adversely affected.

Vehicular access to the site will be obtained via  an industrial estate.  Vehicle movements associated with the use will not adversely affect the amenity of residential areas.

PC 49 Landscaping

Landscaping on the site:

(a) contributes positively to the built form and the street; and

(b) reduces the impact of the size and scale of the buildings.

(c) does not interfere with electricity infrastructure items

 

A two metre landscaping buffer will be established internally adjacent the perimeter of the site.  Site landscaping will positively contribute to the amenity of the development and streetscape.

 

PC 50 Amenity

The amenity of residential uses adjacent to the industrial area is protected through appropriate boundary screening.

Not Applicable – The site does not adjoin residential areas.

PC 51 Building and Structure Design

The building is designed and orientated to be identifiable from the street.

The proposed development is a Storage Facility intended for the parking of heavy vehicles. No buildings or structures are proposed as part of the development.

PC 52 Building Appearance

Buildings are designed and finished to a high quality appearance.

The proposed development is a Storage Facility intended for the parking of heavy vehicles. No buildings or structures are proposed as part of the development.

PC 53 Operating Hours

Development is operated in such a manner that ensures that the local amenity is protected.

It is proposed the development will operate 24 hours a day, 7 days a week.  The development is located within an industrial estate and is appropriately separated from sensitive land uses.

PC 54 Delivery of Goods

The loading and unloading of goods occurs at the appropriate times to protect the amenity of the Industrial Area and surrounding areas.

 

Loading and unloading of goods at the site will not adversely impact on the amenity of the surrounding area.

 

 

4.0  Assessment Summary

 

Although the Roma Town Planning Scheme requires Impact Assessment for the proposed use, there is no conflict with the intent of the planning scheme.  The development is appropriately located within an industrial estate and is consistent with the nature of the surrounding land uses.   The development will be conditioned to achieve an appropriate level of amenity for the Industrial Zone.

 

 

 

 

 

 


Attachment 2

Development Plans

 



Attachment 3

Adopted Infrastructure Charges Notice

 

ADOPTED INFRASTRUCTURE CHARGES NOTICE

 

Issued by Maranoa Regional Council in accordance with:

 

1.   Section 648F of the Sustainable Planning Act 2009

2.   State planning regulatory provision (adopted charges) 2012

3.   Maranoa Regional Council Resolution to adopt Infrastructure Charges for the Roma Planning Scheme under the State planning regulatory provision (adopted charges), 2012 – effective 26 September 2012

4.   Development Approval 2012/18650 for a Material Change of Use - “Storage Facility” on land at 7 Derrick Drive, Roma QLD 4455, described as Lot 14 on SP229814.

 

(a)        The amount of the charge:

 

$66,280.00 is payable as infrastructure charges.

 

This is based on an adopted charge of $7.50/m2 of impervious surface area, with a credit of $5,000.00 for previous infrastructure charges paid. 

 

(b)       The land to which the charge applies:

 

This charge is levied in respect of a Development Approval for a Material Change of Use - “Storage Facility” on land at 7 Derrick Drive, Roma QLD 4455, described as Lot 14 on SP229814.

 

(c)        The person to whom the charge must be paid:

 

Chief Executive Officer,

Maranoa Regional Council

 

(d)       When the charge is payable:

 

Payments are to be made for the additional impacts which the development will have upon the transport, stormwater, water supply, sewerage and community infrastructure networks. The payments to be made are equivalent to the infrastructure charges that would be payable as if the land was within the Roma Priority Infrastructure Area. A part-payment of $48,780.00 is to be paid to Maranoa Regional Council before plan sealing.  The balance of the payment is to be paid to Maranoa Regional Council within one year of the approved use commencing. When the balance of the payments is due to be paid, the developer can elect to have the amount reassessed under the system of infrastructure charges applicable at that time. The part-payment already made will be counted as a part-payment of the reassessed infrastructure charges. The payments do not include the costs of connecting the development site to the infrastructure networks within the Roma Priority Infrastructure Area.

 

Unless specified differently by other conditions of this approval or related approvals, the developer is responsible for making the network connections to the infrastructure networks within the Roma Priority Infrastructure Area at the applicable standards or paying the costs to the Maranoa Regional Council to connect the development site to the infrastructure networks within the Roma Priority Infrastructure Area.

The developer can enter into an infrastructure agreement with the Maranoa Regional Council to cover any matters related to infrastructure.

 

(e)       If the local government has, under its adopted infrastructure charges resolution, provided for the charge to increase, an additional amount, worked out in compliance with section 648D(10)(b) of the Sustainable Planning Act 2009, is payable on the day the charge is paid:

 

The Maranoa Regional Council Resolution to adopt Infrastructure Charges for the Roma Planning Scheme under the State planning regulatory provision (adopted charges) 2102 – effective 26 September 2012, provides for increases in charges to be made in accordance Section 7 of that Resolution. The increases are related to the Consumer Price Index (all Groups) for Brisbane.

 

ADVICE ABOUT THIS ADOPTED INFRASTRUCTURE CHARGES NOTICE (AICN)

 

When does an AICN lapse?

 

An AICN lapses if the corresponding development approval or compliance permit stops having effect.

 

Negotiated AICN

 

A person who receives an AICN may make a written representation (e.g. a letter, facsimile or email) about the AICN to the entity that gave the notice (i.e. local government or a water distributor retailer) (Chapter 8, Part 4 of the Sustainable Planning Act 2009 (SPA)). If the entity agrees with any of the representations, the entity will issue a negotiated AICN which replaces the original notice.

 

SPA also provides for representations to be made about decision notices under Chapter 6, Part 8. Where a negotiated decision notice affects the amount of an adopted infrastructure charge, the local government may issue a new AICN to replace the original notice (section 364 of the SPA).

 

A representation about an AICN or a decision notice must be started during the period within which the person may make an appeal about the AICN or the decision notice.

 

Permissible change and an AICN

 

A permissible change, is a minor change to a development approval that would not result in a substantially different development (section 367 of the SPA). An AICN, or negotiated AICN, cannot be issued as part of the process for a permissible change to a development approval. In this regard, a permissible change to a development approval should not result in a change that warrants a new AICN.

 

Making an appeal about an AICN

 

A person, who is given an AICN or negotiated AICN and is dissatisfied, may appeal to the Planning and Environment Court (Court) against the notice, under section 478 of the SPA. An appeal against an AICN or a negotiated AICN can only be about:

§  whether a charge in the notice is so unreasonable that no reasonable relevant local government, state infrastructure provider or coordinating agency could have imposed it; or

§  an error in the calculation of the charge.

 

A person has 20 business days to start an appeal against an AICN or negotiated AICN.

 

Another way to appeal against an AICN or negotiated AICN is the Building and Development Dispute Resolution Committee (Committee). The Committee provides an accessible, affordable and timely service for members of the public not satisfied with decisions made by local governments and private certifiers. Errors in the calculation of the charge can be appealed to the Committee, under section 535 of the SPA.

 

An appeal against an AICN or negotiated AICN, to either the Court or the Committees, is not an appeal against a development application, development approval, compliance assessment or compliance permit. As such, an appeal does not affect the period in which the corresponding development approval or compliance permit takes effect and lapses.

 

 

FOR YOUR REFERENCE:

 

Extract from the Sustainable Planning Act 2009- Section 478

 

478    Appeals about particular charges for infrastructure

 

(1) This section applies to a person who has been given, and is dissatisfied with—

(a) an infrastructure charges notice, regulated infrastructure charges notice, adopted infrastructure charges notice or regulated State infrastructure charges notice; or

(b) a negotiated infrastructure charges notice, negotiated regulated infrastructure charges notice, negotiated adopted infrastructure charges notice or negotiated regulated State  infrastructure charges notice.

(2) The person may appeal to the court against the notice.

(3) An appeal against a notice mentioned in subsection (1) must be started within 20 business days after the day the notice is given to the person.

(4) An appeal under this section may only be about—

(a) whether a charge in the notice is so unreasonable that no reasonable relevant local government, State infrastructure provider or coordinating agency could have imposed it; or

(b) an error in the calculation of the charge.

To see details of other sections of the Sustainable Planning Act 2009, you can go to the legislation section of the Queensland Government website. The following internet link may assist:

http://www.legislation.qld.gov.au/LEGISLTN/CURRENT/S/SustPlanA09.pdf

 

 
(5) To remove any doubt, it is declared that an appeal under this section can not be about the methodology used to establish an adopted infrastructure charge or the charge in a relevant infrastructure charges schedule, regulated infrastructure charges schedule or regulated State infrastructure charges schedule.

 

 

 

 

 

      


Attachment 1

Invitation to participate in the 2013 Mayors' Challenge PBR Bull Ride

 

ist2_3378758-gum-leaves

CUNNAMULLA FELLA FESTIVAL 2013

Sharing our Pastoral Heritage and Bush Culture

 
         

 

 

 

 

 

Mayor of Maranoa

Mr Robert Loughnan

Maranoa Regional Council

Roma Qld 4455

 

9th October 2013

 

Dear Mayor Loughnan

 

2013 CUNNAMULLA FELLA FESTIVAL 7th, 8th & 9th November.

GOLDING’S PBR BULL RIDE – MAYORS’ CHALLENGE

 

I invite you to participate in this year’s, “Mayors’ Challenge”, contested at the Annual 2013 Golding’s PBR Bull Ride to be held on Saturday 9th November as part of the Cunnamulla Fella Festival.

 

This exciting part of the Bull Ride is, ”Mayor against Mayor” with the winning Mayor being presented with a miniature of our famous Cunnamulla Fella statue as a trophy to be placed in their care for the duration of their winning year. This perpetual trophy will be passed on to the winner of each Mayors Challenge for the lifetime of the Cunnamulla Fella Festival.

 

The challenge is held in the first round of the Golding’s PBR Bull Ride and consists of your nominated rider scoring the highest points, on some of the rankest bulls, to triumph over the other mayors who are game enough to step up and contest the Mayors Challenge for 2013.

 

The Cunnamulla Fella Festival is one of the Paroo Shire’s signature events and we invite you to come along and see your rider compete in person and enjoy the weekend.

 

Bourke Shire Mayor, Andrew Lewis, has taken home the trophy on three occasions now and Paroo Shire Mayor, Lindsay Godfrey, says it’s time for a change…he wants to retain the prestigious trophy, not by default, due to no competing bull rider for any Shire rode time last year and have it sit pride of place in our Shire until next year’s competition. So pick up the gauntlet and put your shire’s rider against Paroo’s rider and compete at Cunnamulla this year!

 

To enter:

A nomination fee for PBR of $150.00 must be paid to the Paroo Shire Council by Friday 1st November, for the privilege of a bull rider to compete on your behalf at the Bull Ride. You may select a Bull Rider from your shire who can nominate himself with PBR to ride on your behalf and if there is no rider competing from your shire, PBR can conduct a draw to select a rider on your behalf which can be arranged by contacting myself.

 

For any further information and assistance please do not hesitate to contact me on

Ph: 0428 551 587.

 

 

Yours faithfully

 

 

 

Liz Land

Festival Coordinator

 


Attachment 2

Draw for the 2013 Mayors' Challenge PBR Bull Ride

 

Mayor’s Challenge 2013:

 

Balonne Shire – Mayor: Donna Stewart

St George                                  

Rider: Ethan Watts     

 

SCORE  

 

Bulloo Shire – Mayor: John Ferguson – (Tractor)

Thargomindah

Rider: Budd Williamson

 

SCORE 

 

Quilpie Shire – Mayor: Stuart MacKenzie

Rider: Jay Borghero

 

SCORE 

         

Murweh Shire – Mayor: Denis Cook

Charleville

Rider: Sean Lynch                                   

 

SCORE

 

Bourke Shire – Mayor: Andrew Lewis

Rider: Charlie Colless            

 

SCORE 

Paroo Shire – Mayor: Lindsay Godfrey

Rider: Clint Glass        

 

SCORE

 

Maranoa Regional Council: Robert Loughnan

Rider: Ethan Matthews

 

Score

WINNING SHIRE MAYOR: 

 

WINNING RIDER:                                   SCORE:


Attachment 3

Tax Invoice - Nomination fee for the 2013 Mayors' Challenge PBR Bull Ride

 

  



[1] Natural disaster: a natural hazard event that severely disrupts the fabric of a community and

requires the intervention of the various levels of government to return the community to

normality.

 

[2] Development commitment: includes any of the following: development with a valid preliminary approval; a material change of use that is code assessable or otherwise consistent with the requirements of the relevant planning scheme; a reconfiguration of a lot and/or work that is consistent with the requirements (including any applicable codes) of the relevant planning scheme; or development consistent with a designation for community infrastructure.