Description: Maranoa Logo Process

 

ATTACHMENTS Paper

 

General Meeting

 

Wednesday 14 August 2013

 

Roma Administration Centre

 

NOTICE OF MEETING

 

Date: 9 August 2013

 

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 Tony Klein (Director Community & Commercial Services)

                                                              Mr Michael Parker (Acting Director Infrastructure Services)

                                                              Mr Rob Hayward (Director Development, Facilities & Environmental 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 August 14, 2013 at 9.00am.

Julie Reitano

Chief Executive Officer

 


TABLE OF CONTENTS

Item       Subject

No

 

Reports

 

10.2       2014 Annual Show (Public) Holidays

              Attachment 1:         Letter from Jarrod Bleijie MP, Attorney-General and Minister for Justice - Requests for Special Holidays (2014) information.................................        4

              Attachment 2:         Queensland Chamber of Agricultural Societies (QCAS) – 2014 Show Dates.................................................................................................................        6

 

11.1       Roma CBD Regulated Parking

              Attachment :            Regulated Parking in Roma CBD Map...................................................        8

 

12.1       Proposed Lease for Carpark - Land Adjacent to Roma Ambulance Service

              Attachment :            Queensland Government - Proposed lease of land for car parking purposes - 05/07/13...................................................................................................        9

 

12.2       Gravel and Alignment - Redford Road and Hoganthulla Road

              Attachment 1:         Chiconi Grazing.......................................................................................        11

              Attachment 2:         Response Letter to Noel Chiconi Re: Various Roads Mungallala Area..        15

              Attachment 3:         Road Inspection - Taylors Plains - Noel Chiconi....................................        16

 

12.3       Application to Permanently Close Road - Crystal & Duke Streets, Roma

              Attachment :            Map of Proposed Road Closure - Part of Crystal Street & Duke Street, Roma.................................................................................................................        18

 

13.1    Application for Material Change of Use - "Accommodation Units" (4 Units) (File Ref: 2012/18263)

              Attachment 1:         Body of Report........................................................................................        19

              Attachment 2:         Development Plans.................................................................................        34

              Attachment 3:         Stormwater Plan.....................................................................................        40

              Attachment 4:         DTMR Conditions ...................................................................................        41

              Attachment 5:         Adopted Infrastructure Charges Notice...................................................        48

 

13.2       Registered Trademark Renewal - Renewal Notice

              Attachment :            Patent & Trademark Organisation LLC Reminder Notice for Trademark No.1018370 'Bushstock'.........................................................................        51

 

13.3       Ergon Energy Substation Expansion Mitchell

              Attachment 1:         Market Valuation - Taylor Byrnes............................................................        53

              Attachment 2:         Ergon Energy - 66kv line map.................................................................        78

 

13.4       Renewal of Term Lease 221323

              Attachment :            Application for Renewal of Term Lease 221323, being Lot 4 on EG99 Camping Water and Road reserve - RES 6100.....................................................        79

 

13.6       Renewal of Term Lease 221101, being Lot 6 on WV968 Camping and Water Reserve - RES 6115

              Attachment :            Application for Renewal of Term Lease 221101, Lot 6 on WV968 Camping and Water Reserve - RES 6115....................................................................        82

 

13.7    Renewal of Special Lease 36/53169, being Lot 29 on M51396 Camping Reserve - RES 5294

              Attachment :            Application for Renewal of Special Lease 36/53169, Lot 29 on M51396 - Camping Reserve - RES 5294...............................................................        85

 

13.8       Renewal of Term Lease 221236

              Attachment :            Application for Renewal of Term Lease 221236, being Lot 23 on WV1115, Camping and Water  Reserve – RES 2215...........................................        88

 

13.10    Material Change of Use - "Storage Facility" (File : 2013/18503)

              Attachment 1:         Body of Report........................................................................................        91

              Attachment 2:         Development Plans.................................................................................        106

              Attachment 3:         Stormwater Management Report............................................................        119

              Attachment 4:         Department Transport and Main Roads Concurrence Agency Response     ........................................................................................................... 157

              Attachment 5:         Adopted Infrastructure Charges Notice...................................................        168

 

13.11  Material Change of Use – Undefined Use (Non-resident Workforce Accommodation – 480 units in five stages), Storage Facility, Operational Works, ERA 63 – Sewage Treatment and ERA 8 – Chemical Storage (File: 2012/18304)

              Attachment 1:         Body of Report........................................................................................        172

              Attachment 2:         Development Plan ..................................................................................        190

              Attachment 3:         Traffic Impact Assessment Report.........................................................        229

              Attachment 4:         DEHP Concurrence Agency Response (ERA 8)...................................        263

              Attachment 5:         DEHP Concurrence Agency Response (ERA 63).................................        268

              Attachment 6:         DTMR Concurrence Agency  Response................................................        281

              Attachment 7:         Ergon Energy Advice Agency Response ...............................................        291


 



Attachment 2

Queensland Chamber of Agricultural Societies (QCAS) – 2014 Show Dates

 


 


Attachment 1

Regulated Parking in Roma CBD Map

 

 


Attachment 1

Queensland Government - Proposed lease of land for car parking purposes - 05/07/13

 



Attachment 1

Chiconi Grazing

 





Attachment 2

Response Letter to Noel Chiconi Re: Various Roads Mungallala Area

 


Attachment 3

Road Inspection - Taylors Plains - Noel Chiconi

 



Attachment 1

Map of Proposed Road Closure - Part of Crystal Street & Duke Street, Roma

 

 


Attachment 1

Body of Report

 

 

1.0       Background information

 

The proposed development is for Accommodation Units, including four detached dwelling units on the site.

 

Each unit will consist of two bedrooms, two bathrooms and a living and kitchen area.  Each unit is freestanding, and has a maximum height of 5.2 metres and one storey.  A separate carport and barbeque area also proposed on the site.  The proposed development will have a maximum Gross Floor Area (GFA) of 232.84 square metres, and a site cover of 313.14 square metres, or 32.5% of the site area.

 

The site adjoins four Accommodation Units to the east and a single dwelling to the south.  A minimum setback of 3.0 metres to the side boundaries of the site will be conditioned, to ensure the amenity and privacy to these adjoining uses is adequately protected.

 

Each unit will be provided with one car parking space within a communal covered carport, with the proposed development providing four resident car parking spaces in total.  Two visitor parking spaces are also proposed, totalling six on-site car parking spaces.

 

Motor vehicle access to the site will be obtained via a new crossover from Feather Street. Adequate manoeuvring is provided for ingress and egress from the carport, visitor spaces and the site entrance.

 

Landscaping is proposed along the Feather and Chrystal Street frontages of the site, and adjacent to the visitor parking areas.  The landscaping will enhance the visual amenity of the development from the street and adjoining sites, and assist in screening the development.  A 1.8 metre high acoustic fence will also be conditioned along both side boundaries to minimise potential noise emissions to adjoining uses.

 

The site is adjacent to an existing rail corridor to the north, on the other side of Chrystal Street.  Potential adverse noise impacts to the proposed development are considered to be minimal, as the site is set back approximately 40 metres from the railway line, and the corridor is an infrequently used freight route. 

 

A Council sewer line traverses the south-eastern corner of the site.  Conditions of approval will require a minimum setback of 1.5 metres from the pipe to ensure the safe operation of this infrastructure.

 

The Department of Transport and Main Roads (DTMR) were a Concurrence Agency for the proposed development.  They have set conditions for the development, which are contained in Attachment 4.

 


Attachment 1

Body of Report

 

 

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

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

“Accommodation Units” means any premises comprising an integrated development of dwelling units and/or rooming units.  The term includes multiple dwelling units, retirement villages and apartment houses.

 

The site is situated at 88 Chrystal Street, Roma QLD 4455 and described as Lot 2 on SP235495 (refer Figure 1 - Locality Plan).

 

Figure 1 - Locality Plan                                                                                                      Source: Whereis (2013)

 

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

Figure 2 - Zoning                                                                 Source: Roma Town Planning Scheme 2006

The site currently contains a single dwelling, which is to be demolished prior to construction.  The site is adjoined to the east by a four dwelling Accommodation Units development, and to the south by a single dwelling.  The site is bounded by Chrystal Street to the north and Feather Street to the west (refer Figure 3 - Aerial Photograph).

Figure 3 - Aerial Photograph                                                                                                            Source: Google 2013

100_5256

Figure 4 – Photo showing dwelling adjoining the southern boundary.

 

 

 

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: s313 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)  any applicable codes, other than concurrence agency codes the assessment manager does not apply, that are identified as a code for IDAS under this or another Act;

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

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

b)   the planning scheme as being appropriately reflected in the planning scheme;

(e)  any applicable codes in the following instruments—

(i)   a structure plan;

(ii)  a master plan;

(iii) a temporary local planning instrument;

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

(v)  a planning scheme;

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

 

There is no conflict with these provisions of the Sustainable Planning Act 2009. 

 

Public Notification was carried out from 6 November 2013- 27 November 2012.  No submissions were received during this period.

 

Proposed use is in conflict with planning scheme

Although the planning scheme requires that the proposed development is assessed against the Impact Assessable provisions of the planning scheme, the development proposed does not conflict with the intent of the planning scheme for the zone in which it is to be located.

 

Desired Environmental Outcome

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 subject site is located in a residential area and contains minimal vegetation and no features of environmental significance.  The proposed development will not impact on any other environmentally significant areas, including wetlands, habitats, corridors and open spaces.   

 

(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. Nevertheless the proposed development does not involve any works which may result in such issues.   

 

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

The proposed development will not adversely impact on water or air quality nor adversely impact on the biodiversity of the area.   

 

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

The subject site is not identified as being in proximity to, or 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.

 

(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 residential development in a residential area and will not compromise the location of business and commercial development with the Commercial Zone and CBD.

 

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

 

The proposed development is for residential development within close proximity to the Town CBD.

 

(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 is for residential development in an established residential area and will not adversely impact on the promotion 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 residential development within an established residential area and will not adversely impact on industry, business and employment opportunities. 

 

(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 development is located within an established residential area, and will be connected to reticulated water, sewer, gas and electrical 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 will gain access from Feather Street, via a new crossover to the street.  The site is set back approximately 40 metres from the railway corridor across Chrystal Street, and will not encroach on any established infrastructure networks.  DTMR were a Concurrence Agency for the application and have imposed a number of conditions for approval. 

 

(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 Accommodation Units will be located within an established residential area.   Appropriate setbacks and landscaping to the boundaries of the site will ensure the residential amenity of the area is maintained.  In particular, 3.0 metre setbacks to the side boundaries of the site will be conditioned to ensure the amenity and privacy of the adjoining uses are protected.

 

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

 

The site is not subject to natural or other hazards. 

 

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

 

The proposal is for Accommodation Units for four dwelling units, and will increase the range of housing types available to the community.

 

(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 residential use within a residential area.  The proposed development will minimise adverse impacts to surrounding residential uses through landscaping and acoustic fencing at the side and rear boundaries, sufficient manoeuvring on the site for vehicles and control of lighting emissions.

 

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 Units and will be located in an established 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 Accommodation Units for four units in separate buildings.  The proposed buildings are limited to a single storey and 5.2 metres in height and will be screened from Chrystal and Feather Streets and adjoining residences by screen fencing and landscaping along the boundaries.  The scale of the development and the proposed screening will ensure retention of the residential character and amenity of both the streetscape and the wider Urban Area.

 

(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 Chrystal and Feather Street frontages 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 site is located in an established residential area and is not mapped as containing Good Quality Agricultural Land (GQAL).  The proposed Accommodation Units will therefore not result in fragmentation or reduction of GQAL.

 

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

 

The proposed development incorporates a landscaping buffer along the front boundaries of the site.  The site is adjacent to an existing rail corridor to the north, on the other side of Chrystal Street.  Potential adverse noise impacts to the proposed development are considered to be minimal, as the site is set back approximately 40 metres from the railway line, and the corridor is a freight route.  DTMR were a referral agency for the application and have set conditions for the 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 proposed development is for Accommodation Units and comprises four dwelling units.  The proposed development will increase the range of housing types available to residents in Roma and is located in close proximity to community services and facilities in the town centre.  The proposed development will maintain a safe and pleasant living environment both in the immediate surrounds and the wider area, by providing sufficient on-site car parking, screen fencing and landscaping.

 

(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 for Accommodation Units in the Residential Zone, and will not adversely impact on provision of small scale business, community or emergency services.

 

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

 

The proposal is for Accommodation Units in the Residential Zone.

 

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

(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 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.  Each unit will be provided with a 5,000L capacity rainwater tank for roof water runoff and reuse for non-potable uses.

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 reticulated 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”.  A Stormwater Management Plan for the development has been prepared by Reid Consulting Engineers, and proposes all runoff be discharged to Chrystal Street.  Conditions will specify that this discharge is to be to the existing box gully at the street frontage, rather than to the kerb and channel. 

PC 5 Vehicle Access

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

The proposed development will gain access via a new crossover from Feather Street. 

PC 6 Density

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

N/A – 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 six car parking spaces, in compliance with the requirements of 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 proposed driveway will be developed to a standard that provides for all weather road access between the premises and the existing road network.

PC 9 State Controlled Roads

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

The proposed development will not gain access from 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 proposed development is within 40 metres of the Warrego Highway, which is located to the east of the site.  The site is separated from the highway by another residential allotment and motel.  The proposed development will not adversely impact on the safety and efficient use of the highway.  DTMR were a referral agency for the application and have set conditions for the development (refer to Attachment 4).

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 boundaries of the site will further mitigate any potential road traffic noise impacts, particularly from the Warrego Highway to the east.

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.

N/A - 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.

N/A - 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 not located within 100 metres of gas or oil pipeline corridors.

A Council sewer line traverses the south-eastern corner of the site, however the proposed 1.5 metre building setback from the pipe is considered to be sufficient to ensure the safe operation of this infrastructure.

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.

 

The site is adjacent to an existing rail corridor to the north, on the other side of Chrystal Street.  Potential adverse noise impacts to the proposed development are considered to be minimal, as the site is set back approximately 40 metres from the railway line, and the corridor is an infrequently used freight route. 

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.

N/A – The site is not located in proximity to any watercourses.

PC 19 Protected Areas

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

N/A – 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 site is not mapped as being affected by a 1 in 100 year flooding event.

 

PC 21 Air Emissions

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

The proposal is for residential development will not 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 Accommodation Units and is expected to generate negligible noise emissions.  A 1.8 metre high acoustic fence will be required to be constructed along the eastern and southern side boundaries of the site to further reduce potential noise impacts on adjoining dwellings.  This will be conditioned as part of the application. 

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.

A Stormwater Management Plan for the development has been prepared by Reid Consulting Engineers.  A 5,000L rainwater tank will be provided for each unit, for roofwater runoff and reuse for non-potable uses.  Site stormwater runoff is to be drained to a lawful point of discharge at Chrystal Street.  Conditions will require the runoff to be directed to the existing stormwater inlet/box gully at the Chrystal Street frontage, rather than to the kerb and channel.

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.

N/A – The proposal does not involve excavation or filling. 

PC 25 Construction Activities

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

Conditions will require erosion control and silt collection measures be implemented during construction 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.

N/A - The development site is not mapped as containing a Medium or High 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.

N/A – 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.

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

B. For the Residential Zone

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

PC 29 Height

The height of residential buildings is compatible with and complementary to the character of the urban environment.

The proposed development will have a maximum height of one storey and 5.2 metres.

PC 30 Site Coverage and Setbacks

(a)  Residential building design and siting maintains the character of the locality in terms of building bulk.

(b)  Residential buildings are located to ensure the local amenity and streetscape are protected and enhanced.

The proposed development will have a site cover of 313.14 square metres, or 32.5% of the site area. 

 

The proposed units will be set back from the frontages of the site by a minimum of 6.0 metres, which is within 15% of the existing setback of the properties adjoining the site to the south and east.

A minimum 3.0 metre setback between the outermost protrusion of the buildings, to the southern and eastern side boundaries, will be conditioned to ensure an acceptable level of amenity and privacy is maintained to the adjoining House to the south and Accommodation Units to the east.

PC 31 Residential amenity

For Dual Occupancies and Accommodation Units:

The location and design of dual occupancies provides for adequate privacy, sunlight, ventilation and open space.

The proposed development maintains sufficient setbacks to the side and front boundaries of the site, with acoustic fencing and landscaping incorporated to further enhance screening and privacy to the street and adjoining sites.  Each unit is provided with open space and will maintain separation between buildings of a minimum 0.9 metres.  Each building will be limited to a maximum height of 5.2 metres and one storey to ensure sunlight and ventilation to the proposed development and to adjoining uses is not adversely affected.

PC 32 Landscaping

For Dual Occupancies and Accommodation Units:

Landscaping on the site should be:

(a)  visually pleasing and create an attractive environment;

(b)  located to take account of the direction of the breezes and sun; and

(c)  located to give privacy and buffering from any potential incompatible uses.

(d)  Located to avoid interference with electricity lines and infrastructure.

Landscaping will be provided at the frontages of the site and between the side boundaries and visitor car parking spaces, to screen the development from adjoining uses and maintain the visual amenity of the site. 

b) Residential Development - Outbuildings

PC 33 Residential Outbuildings

Residential amenity is to be maintained.

N/A – The proposed development incorporates a four bay carport located centrally within the site.  The carport is appropriately setback from site boundaries.

For Non Residential Activities located in the Residential Zone.

PC 34 - 36

 

N/A – The proposed development is for Accommodation Units, which is a residential activity.

i. C. For the Commercial Zone

PC 37-46

N/A – The subject site is located within the Residential Zone.

ii.            D. For the Industrial Zone

PC 47-55

N/A – The subject site is located within the Residential Zone.

iii.           E. For the Open Space and Recreation Zone

PC 56-62

N/A – The subject site is located within the Residential Zone.

F. For the Rural Residential Zone

PC 63-64

N/A – The subject site is located within the Residential Zone.

G. For the Special Uses Zone

PC 65-67

N/A – The subject site is located within the Residential Zone.

G.  H. Specific Land Uses

PC 68-70 - Caretaker’s Residence

N/A – The proposed development is for Accommodation Units.

PC 71-74 - Community Use

N/A – The proposed development is for Accommodation Units.

PC 75-77 - Home Based Business

N/A – The proposed development is for Accommodation Units.

PC78-81 - Host Home Accommodation

N/A – The proposed development is for Accommodation Units.

PC 82 - Service Station

N/A – The proposed development is for Accommodation Units.

PC 83 - Telecommunication Facility 

N/A – The proposed development is for Accommodation Units.

 

Submissions

 

No submissions were lodged to Council during the public notification period. 

 

Other assessment issues

The decision making period for the application was placed on hold at the request of the applicant to allow issues with the proposed building siting to be addressed.  Revised development plans were submitted to Council on 6 August 2013. 

 

Subsequent approvals for Building Works and Plumbing Works will be required.

 

The Department of Transport and Main Roads response dated 18 September 2012 outlines conditions for the development (refer to Attachment 4).


Attachment 2

Development Plans

 







Attachment 3

Stormwater Plan

 


Attachment 4

DTMR Conditions

 








Attachment 5

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 2012/18263 for a Material Change of Use - Accommodation Units (4 dwelling units) situated at 88 Chrystal Street, Roma QLD 4455, described as Lot 2 on SP235495.

 

(a)       The amount of the charge:

 

$39,000.00 is payable as infrastructure charges.

 

This is based on an adopted charge of $15,000.00 per 2 bedroom dwelling unit.

 

A discount of $21,000 is applicable based on the monetary equivalent of the existing lawful use of the premises.

 

(b)       The land to which the charge applies:

 

This charge is levied in respect of a Development Approval for a Material Change of Use - Accommodation Units (4 dwelling units) situated at 88 Chrystal Street, Roma QLD 4455, described as Lot 2 on SP235495.

 

(c)       The person to whom the charge must be paid:

 

Chief Executive Officer,

Maranoa Regional Council

 

(d)       When the charge is payable:

 

Prior to commencing construction of the approved development.

 

(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

 

 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

Patent & Trademark Organisation LLC Reminder Notice for Trademark No.1018370 'Bushstock'

 


Attachment 1

Patent & Trademark Organisation LLC Reminder Notice for Trademark No.1018370 'Bushstock'

 


Attachment 1

Market Valuation - Taylor Byrnes

 


























Attachment 2

Ergon Energy - 66kv line map

 


Attachment 1

Application for Renewal of Term Lease 221323, being Lot 4 on EG99 Camping Water and Road reserve - RES 6100

 




Attachment 1

Application for Renewal of Term Lease 221101, Lot 6 on WV968 Camping and Water Reserve - RES 6115.

 




Attachment 1

Application for Renewal of Special Lease 36/53169, Lot 29 on M51396 - Camping Reserve - RES 5294

 




Attachment 1

Application for Renewal of Term Lease 221236, being Lot 23 on WV1115, Camping and Water  Reserve – RES 2215.

 




Attachment 1

Body of Report

 

1.0  Background

 

The application seeks approval for a Material Change of Use to establish a “Storage Facility” on land situated at 71-75 Duke Street and 12-16 Linton Street, Roma.  The development is intended to facilitate the distribution of general freight across western Queensland.

 

The development site is located in the Industrial Zone and comprises two allotments (Lot 3 on RP185449 and Lot 6 on RP231474) with a total area of 1.0688ha.  The site is currently occupied by an existing dwelling and several portable buildings.  The primary vehicle access and pedestrian frontage of the site is located in Duke Street (State-controlled road).  The site has a secondary frontage to Linton Street.  The site adjoins existing industrial land uses to the north and south.  Industrial uses also occupy land opposite the site on Duke Street and Linton Street to the east and west respectively.

 Figure 1 – Site Locality

 

The proposal involves three stages of development.

 

Stage 1 involves the construction of the main warehouse building, drive through undercover loading area and office.  The existing onsite residence will remain until the commencement of Stage 2.  Stage 1 also involves the upgrade of the southern crossover to Duke Street and crossover to Linton Street.  The northern crossover to Duke Street will remain to provide access to the existing residence.

 

Total GFA

2,172m2

Main warehouse

1668m2

Office

504m2

Onsite car parking spaces

18

Articulated vehicle parking

1

 

Stage 2 involves the removal of the existing residence to facilitate an extension to the Stage 1 warehouse building and the construction of an additional standalone warehouse building.  The northern crossover to Duke Street will also be upgraded.

 

Total GFA

1005m2

Extension to Main warehouse building

521m2

Stand alone warehouse

484m2

Additional onsite car parking spaces

7

 

Stage 3 involves the establishment of an additional free-standing shed.

 

Total GFA

460m2

Free standing shed

460m2

Vehicle wash bay

 

Additional onsite car parking spaces

3

 

The floor layout of the proposed warehousing includes racks and open storage areas.  The office building will be two storeys, with the first floor including the reception, five offices, staff room and amenities.  The second storey includes an additional five offices, board room and training room.

 

The business will generally operate between the hours of 6:00am and 7.00pm, seven days a week.  It is anticipated that 10 employees will work onsite, including six office staff and four staff located in the warehouse area to load and unload goods. 

 

 

2.0  Definition of Use and Assessment Status:

 

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

 

"Storage Facility” means premises used for the storage of goods, including the selling of those goods by wholesale. The term includes storage activities such as 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 facility.

(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 27 May 2013 to 19 June 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 established industrial area 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 established industrial area and is not located in proximity to 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 compatible with the intent of the area and surrounding land uses and will not adversely impact on business and commercial development within the Commercial Zone.

 

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 is for an industrial use located in an industrial estate.  The development 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 premises 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 the local tourism industry.

 

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 surrounding land uses.  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 has convenient access to roads, services and appropriate infrastructure to facilitate 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 rail, water cycle or major electricity infrastructure and will not adversely impact on the operation of these networks.  The development site is serviced by two vehicle crossovers to Duke Street, being a State-controlled Road and one to Linton Street.  The proposed access arrangement allows for an articulated vehicle to access the warehouses by entering from Duke Street and exiting to Linton Street.  The second crossover to Duke Street will provide access to a car parking area adjacent to the office building.

 

The Department of Transport and Main Roads have assessed the impacts of the development on the State-controlled road network and imposed conditions accordingly.

 

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 the town area and is not identified as being susceptible to bushfire, flooding or other hazards.

 

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

 

The proposed development will facilitate the distribution of general freight across western Queensland.

 

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 through the 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 proposed development for a storage facility that will facilitate further growth of Roma as a focus area for industry within 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 proposed development is for a use that is consistent with the intent of the Industrial Zone.  The development will not hinder 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 design and scale of the proposed development is suited to the Industrial Zone and will integrate with the existing industrial land uses in the locality.  The development incorporates site landscaping that will contribute to the appearance of the premises and amenity of the 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 in proximity to the site.

 

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

 

The proposal does not incorporate residential development 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 is not for residential development and will not be detrimentally impacted upon by road and rail corridors.

 

(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 is not for 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 is not for 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 proposed development is not situated in a residential area, however it will be provided with appropriate infrastructure and services 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 in the Industrial Zone.  The development is consistent with existing industrial uses in the locality.

 

(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 site is surrounded by existing industrial activities located within the Industrial Zone.  The development is appropriately separated from sensitive land uses.

 

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

 

The proposed development will provide a freight service for the local community and broader area.

 

(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 that is appropriately 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 a 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 this development in accordance with Schedule 6: “Standards for Stormwater Drainage”.

PC 5 Vehicle Access

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

Site access will be provided via two crossovers to Duke Street and one to Linton Street.  Stage 1 works include the upgrade of the southern crossover to Duke Street and the Linton Street crossover, both of which will provide heavy vehicle access to the site.  The northern crossover to Duke Street will be upgraded to provide access to the car parking area in Stage 2.

 

DTMR are a Concurrence Agency for the proposed development and have imposed conditions to address the impact of the development on the State-controlled road network.

 

The development site is located within an industrial area that has been designed to cater for the volume and type of traffic generated by industrial 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 proposed development incorporates a total of 25 onsite car parking spaces catering for both staff and visitors as well as provision for articulated vehicle parking.

 

The provision of onsite parking is considered adequate for the use as the majority of freight is bulk goods or smaller parcels that will be delivered to customers.

PC 8 Roads

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

The development does not involve the provision of new road infrastructure.   The development site is located within an established industrial area with all weather vehicle access.

PC 9 State Controlled Roads

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

The access arrangement for the development includes two crossovers to Duke Street, which is a State-controlled road.

 

The DTMR have imposed concurrence agency conditions to manage the impact of the development on the State-controlled road network.

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 will have direct access to a State-controlled road as the principal frontage of the site.  The DTMR have imposed concurrence agency conditions to ensure the safe and efficient use of the State-controlled road network. 

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 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.

The subject site is located in an established urban area and is situated 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 development 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 development site is adequately separated from rail corridors.

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 subject site is not located in proximity to watercourses.

 

 

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.  

Not Applicable - The subject site is not identified as being subject to a 1 in 100 year flood event.

 

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 will facilitate the storage and distribution of general freight.  The proposed use will not result in air emissions causing environmental harm or nuisance to adjoining properties.

PC 22 Noise Emissions

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

The development site is surrounded by industrial zoned land occupied primarily by industrial activities.  A small portion of the site does adjoin an existing residential premises to the north, however the dwelling is sited towards the frontage of the property and is well separated from the common boundary.  The proposed warehouse building is located close to the boundary shared with the adjoining residence, however no windows or openings will be established on this façade.    The proposed use is of a nature that will result in lesser noise emissions than traffic using the nearby highways and other industrial uses in the locality.  The proposed use will not cause environmental harm or nuisance to 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.

A Stormwater Management Plan for the development has been prepared by Secant Consulting Engineers.  Site stormwater will be collected in a series of grated drains piped to an underground detention tank and passed through pollutant filters prior to being discharged to the table drain in Duke Street.

 

The development will be connected to the reticulated sewerage system and does not require any onsite sewer disposal.

 

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 site works to comply with Schedule 7: “Standards for Construction Activity”.

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.

Not Applicable - The development is not located in 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  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 total area of the building footprints is 4703m2, equating to 44% site coverage.  The buildings will be limited to two storeys and a maximum height of 9 metres above natural ground level. 

 

The development seeks relaxations of the minimum boundary setbacks to make best use of the site and achieve adequate manoeuvring areas for an articulated vehicle.  The main building will be setback a minimum distance of 6 metres to the Duke Street frontage of the site.  Building setbacks to the side boundaries range from 0–3 metres.  The proposed boundary setbacks will not adversely impact on the operation of adjoining land uses.

 

The scale and design of the development complies with the amenity provisions for the Industrial Zone and is suited to the locality. 

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.

Access to the site is via an industrial precinct and will not require travel adjacent to 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

 

Landscaping will be established with a minimum width of 3 metres adjacent to both the Duke Street and Linton Street frontages of the site.  A landscaping buffer will also be established adjacent to the drive through loading area along the southern boundary of Lot 3 on RP185449.  The proposed landscaping will contribute positively to the built form and streetscape, and will not interfere with electricity infrastructure.

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 a residential area.

PC 51 Building and Structure Design

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

The primary building entrance and office space will be orientated towards Duke Street as the principle frontage.  The front façade will include a range of building materials and construction methods to enhance the appearance of the main building. 

PC 52 Building Appearance

Buildings are designed and finished to a high quality appearance.

The main building will be constructed of concrete tilt up panelling and trim deck wall cladding.   The standalone warehouse buildings developed in Stages 2 and 3 will be constructed with trimdeck wall cladding and colorbond trimdeck roofing.

 

The design and construction materials of the building are suited to the locality and consistent with surrounding industrial buildings.

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 between the hours of 6.00am to 7.00pm, seven days a week.  The development is located within an industrial precinct and is 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  Infrastructure Charges

 

On 6 July 2013 Council’s Development Engineer spoke with the applicant’s planning consultant regarding the proposed infrastructure charges. It was explained that under the current resolution, no credits were able to be provided in the calculations, but that Council was currently considering changes to the resolution to introduce a crediting system that would apply to industrial developments. The applicant was offered the chance to delay decision for one month until this issue had been resolved. The planning consultant advised that his client would prefer a decision to be issued with the current charges as his client is keen to get building works underway. The planning consultant said that his client would then be able to suspend the appeal process and apply for a negotiated decision after the amended charges had been adopted.

 

 

5.0  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 the Industrial Zone 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

Stormwater Management Report

 














Attachment 3

Stormwater Management Report

 


Attachment 3

Stormwater Management Report

 


Attachment 3

Stormwater Management Report

 


Attachment 3

Stormwater Management Report

 























Attachment 4

Department Transport and Main Roads Concurrence Agency Response

 












Attachment 5

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 2013/18503 for a Material Change of Use – Storage Facility situated at 71-75 Duke Street and 12-16 Linton Street, Roma QLD 4455, described as Lot 6 on RP231474 and Lot 3 on RP185449.

 

(a)        The amount of the charge:

 

(i)      Stage 1:

 

$136,357.50 is payable as infrastructure charges.

 

This is based on an adopted charge for Industry (Warehouse) of $35 per m2 of GFA and $7.50 per impervious m2.

Note: the charge per m2 of GFA includes a charge of $7.50 per m2 for impervious area for stormwater infrastructure.

 

(ii)     Stage 2:

 

$22,137.50 is payable as infrastructure charges.

 

This is based on an adopted charge for Industry (Warehouse) of $35 per m2 of GFA and $7.50 per impervious m2 for additional areas. This includes a credit for the reduction in impervious areas as the GFA increases.

 

A credit for 200m2 GFA has been allowed on the basis of the demolition/removal of the existing dwelling.

Note: the charge per m2 of GFA includes a charge of $7.50 per m2 for impervious area for stormwater infrastructure.

 

(iii)    Stage 3:

 

$12,650.00 is payable as infrastructure charges.

 

This is based on an adopted charge for Industry (Warehouse) of $35 per m2 of GFA and $7.50 per impervious m2 for additional areas. This includes a credit for the reduction in impervious areas as the GFA increases.

Note: the charge per m2 of GFA includes a charge of $7.50 per m2 for impervious area for stormwater infrastructure.

 

(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” situated at 71-75 Duke Street and 12-16 Linton Street, Roma QLD 4455, described as Lot 3 on RP185449 and Lot 6 on RP231474.

 

(c)        The person to whom the charge must be paid:

 

Chief Executive Officer,

Maranoa Regional Council

 

(d)       When the charge is payable:

 

Prior to the commencement of the approved development.

 

(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.

(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.

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

 
 

 

 

 

 



Attachment 1

Body of Report

 

1.0       Background information

 

The application is for a Material Change of Use – Undefined Use (Temporary Workforce Accommodation), to create 480 persons accommodation in five stages. The camp and associated on-site operations will have an area of approximately 6.56 hectares.

 

Dwelling units will be provided within accommodation buildings, with each building containing four units. Each unit is provided with a bed and bathroom.

 

Communal laundries, ablutions, kitchen, medical building and recreation facilities will be provided on-site. A site office, dry storage and maintenance shed are also included on site.

 

Stage

Accommodation buildings

Units

1

20

80

2

23

92

3

27

108

4

25

100

5

25

100

 

A total of 186 car parking spaces will be provided on site.  A bus bay/drop-off bay is provided within the car parking area, as the applicant advised a majority of residents will be fly in/fly out workers. 

 

Motor vehicle access to the site will be obtained from Pickanjinnie North Road to the east of the site. Internal access will be provided via a series of existing access tracks. A ring road will be constructed around the workers’ accommodation area, with a series of internal linking roads provided to connect the separate stages of the development.

 

The proposed development also includes a Storage Facility, which will involve a lay down area for tools and equipment of approximately 1.98 hectares.  The storage area will be situated to the north of the accommodation area, outside the ring road, and will be in proximity to the existing dwelling at the site.

 

The applicant also applied for Environmentally Relevant Activities ERA63 – Sewage Treatment and ERA 8 – Chemical storage Threshold 3(a) (up to 500m3 of chemicals)

 

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

 

The proposed use for Non-Resident Workforce Accommodation is an "Undefined Use" in the Bendemere Shire Planning Scheme which is described as follows:

 

“Undefined Use” means any use not defined in this section.

 

Storage Facilitymeans 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 site is situated at Pickanjinnie North Road, Pickanjinnie Qld 4428 and described as Lot 218 on WAC 53394 and Lot 219 on WV1588 (refer Figure 1 - Locality Plan).

 

Figure 1 - Locality Plan                                                                      Source: Bendemere Shire Planning Scheme

 


 

The site is situated in the Rural Zone of the Town Area in the Bendemere Shire Planning Scheme (refer Figure 2 - Zoning).

 

Figure 2 - Zoning                                                                 Source: Bendemere Shire Planning Scheme

 

The site was originally occupied by a single residence located towards the northern boundary of Lot 218 on WAL53394. The developers have also moved substantial equipment onto the site in preparation for establishing the workers accommodation (refer Figure 3a - Aerial Photograph from Google Earth for original site and Figure 3b which is an aerial photograph taken).

 

The site is adjoined by a vacant lot to the north and west.  The site abuts Pickanjinnie North Road to the south and a watercourse to the north-east (refer Figure 3 - Aerial Photograph). A large industrial allotment is located opposite the watercourse (refer Figure 2 – Zoning, Figure 3 – Aerial Photograph)

 

Figure 3a - Aerial Photograph                                                                                                         Source: Google 2010

 

 

 

Figure 3a - Aerial Photograph                                                                         Source: Maranoa Council 30 July 13

 

 

 

3.0       Assessment against the planning scheme

 

Impact assessment

This application is subject to Impact Assessment and has been 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: s313 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)  any applicable codes, other than concurrence agency codes the assessment manager does not apply, that are identified as a code for IDAS under this or another Act;

(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)  any applicable codes in the following instruments—

(i)   a structure plan;

(ii)  a master plan;

(iii) a temporary local planning instrument;

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

(v)  a planning scheme;

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

 

There has been no conflict identified with these provisions of the Sustainable Planning Act 2009. 

 

Public Notification was carried out from 17 May 2013 to 28 June 2013.  Five submissions were received during this period. One of these submissions was not properly made but it has been included for consideration although the submitter will not have any appeal rights.

 

Desired Environmental Outcomes

 

The Desired Environmental Outcomes (DEOs) are based on ecological sustainability established by SPA and are the basis for the measures of the planning scheme.  Compliance is outlined 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 subject site contains minimal vegetation and no features of environmental significance.  The site is not in proximity to any environmentally significant areas, including wetlands, habitats, corridors and open spaces, and the proposed development will not adversely impact the natural environment. 

 

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 subject to stormwater quality, air quality and noise conditions as part of the approvals for Environmentally Relevant Activities at the site. These conditions will ensure that the proposed development does not adversely impact on ecological sustainability.

 

d)   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

 

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

 

The site is mapped as being Good Quality Agricultural Land (GQAL), however the proposed development is for a temporary use that will not adversely impact on the long-term use of the land for rural purposes.

 

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

 

The proposed development is necessary to supply workers accommodation and industrial activities which support the extraction of natural gas.

 

c)   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 will improve local business opportunities through the supply of services and products to the workers camp and industrial activities by the creation of additional markets and employment opportunities. The proposed development will consequently encourage economic activity within the local area.

 

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

 

The proposed development will improve local business opportunities through the supply of services and products to the workers camp and industrial activities. The provision of these services and products will value-add to the existing rural based economy and consequently help protect it through the creation of additional markets and employment opportunities.

 

The proposed development will utilise less than 10 hectares of the 150.8 hectare site and is for a temporary use with a maximum operating timeframe of 10 years. It is considered that the surplus area on the site is sufficient to accommodate rural activities, if required.

 

(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 development has convenient access to established road infrastructure.  The staging of the proposed development will ensure the efficient and timely provision of infrastructure to the site. 

 

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 the rural amenity of the shire.  The role and identity of Yuleba and Wallumbilla townships as the main business and community centres of the shire is consolidated.

 

The proposed development provides temporary Non-resident Workforce accommodation in the Rural Zone. While residential in nature, the proposed development is not considered to be appropriate in urban residential areas, due to the high density and turnover of accommodation.

 

The proposed development will not impact on the role or identity of the Yuleba or Wallumbilla townships as the main business and community centres of the region.

 

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 technically a sensitive land use but in reality, the workers camp will be internally subject to industrial activity of its own generation and will consequently not adversely impact on the current or future operations of established infrastructure networks.   DTMR are a Concurrence Agency for the proposed development and have imposed conditions to address the impact of the development on road corridors (refer Attachment 6).

 

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

 

The site is not subject to natural or other hazards. 

 

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

 

The proposal is for non-resident workforce accommodation and will provide accommodation, recreational facilities and parking for workers in Pickanjinnie.  The development provides an alternative housing option in this locality to meet immediate community needs. 

 

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

 

The proposed development is located in a rural area and is functionally remote from established residential areas.

 

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 is for a temporary, non-resident workforce accommodation use that will not prejudice the long term use of the site for rural purposes due to limiting the development to a 10 year period.

 

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

 

The proposed development is for a temporary, non-resident workforce accommodation use that will not prejudice the long term use of the site for rural purposes.  The proposed development will be subject to appropriate conditions to ensure that it does not adversely impact on adjoining sites or surrounding rural uses.

 

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

 

The proposed development will be subject to appropriate conditions to ensure that it does not adversely impact on adjoining sites or surrounding rural uses. It is considered that compliance with these conditions will minimise adverse environmental impacts.     

 

(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 site is mapped as being Good Quality Agricultural Land (GQAL), however the proposed development is for a temporary use that will not adversely impact on the long-term use of the land for rural purposes.

 

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

 

The proposed development is of a scale and intensity that is consistent with both the rural area and the adjoining rural and industrial uses. 

 

(f)    maintains the rural amenity;

 

The proposed development will maintain sufficient setbacks to all site boundaries and any established uses so that it will not adversely impact on the rural amenity of the area.

 

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

 

The increased number of transient workers within the Maranoa region has established a demand for short-term accommodation in the area. Demand continues to be demonstrated by the number of development applications for Motels and Non-resident Work Force Accommodation lodged to Council.

 

The proposed development is generally consistent with the Overall Outcomes of the Rural Zone and the additional requirements for Non-resident Workforce Accommodation in the Rural Zone.

 

It is therefore considered that the proposed development will not result in undue adverse impacts to existing uses in other zones due to limiting the development to a 10 year period.

 

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

 

The proposed development will obtain ingress to and egress from Pickanjinnie North Road. Conditions of approval will require the upgrade of Pickanjinnie North Road from the intersection with Warrego Highway extending in a northerly direction to the entrance of the proposed work camp.

 

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

 

A small protected area is mapped within the subject site, however this area is not located within the proposed development area. The proposed conditions for the development will require that the impacts of the development are contained within the developed area of the site.   

 

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

 

The subject site is not connected to infrastructure.  An on-site sewerage treatment system, water supply and generator will be provided to service all proposed uses at the site as a condition of 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 proposed development has been designed in order to minimise the risk from natural hazard. The proposed development is not identified as being subject to bushfire or landslide hazard.

 

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

 

The subject site is not connected to infrastructure.  An on-site sewerage treatment system, water supply and generator will be conditioned as part of the development.

 

(m) does not impact adversely on infrastructure.

 

Sufficient on-site water supply and sewerage disposal system will be required for the proposed development as a condition of development approval. 

 

 

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

 

Rural 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

A.   For all of the Rural Area

1. Infrastructure

 

PC1 Electricity

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

 

The site will be powered by a generator supply as a condition of development.

PC2 Water Supply

 

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

 

The proposed development will be provided with on-site water storage to meet the operational requirements of the use as a condition 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 proposed development will be provided with an on-site sewerage disposal system as a condition 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.

Stormwater and inter-allotment drainage will be required to be collected and discharged in accordance with Schedule 6: “Standards for Stormwater Drainage”, as a condition of development.

PC5 Vehicle Access

 

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

Ingress to and egress from the site will be gained from Pickanjinnie North Road via an existing access point that will be upgraded as part of the proposed development.

PC6 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.

A total of 186 car parking spaces will be provided on site.  A bus bay/drop-off bay is provided within the car parking area, as the applicant advised that a majority of residents will be fly in/fly out workers.  Should additional car parking be required, ample area exists for this to occur.

 

PC7 Roads

 

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

The proposed development includes all weather internal roads to access the existing road network. 

PC 8 Roads

 

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

All weather road access is provided to the premises.  Conditions of approval will require the upgrade of Pickanjinnie North Road from the intersection with Warrego Highway extending in a northerly direction to the entrance of the proposed work camp to a two lane sealed road.

PC8.1 Highways

 

The Warrego Highway is maintained and enhanced as a link between major centres.

 

PC8.2 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.

 

PC8.3 Noise Sensitive Development

 

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

 

 

The site does not obtain direct access to the Warrego Highway.

 

 

 

 

The proposed development is not within a 100 metre buffer either side of the Warrego Highway, or a 40 metre buffer either side of other State Controlled Roads.

 

 

 

N/A – The proposed development is not a noise sensitive development because of its nature and operation.

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.

No habitable structure is to be constructed within 100 metres of an oil or gas 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.

No building is to be constructed within 500 metres of an existing refuse tip or effluent treatment plant.

 

The on-site treatment system is 200 metres from the habitable buildings. This is not an issue with the type of plant being used.

 

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 Noise Attenuation

 

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

The proposed development is not located in proximity to a railway corridor.

 

 

 

 

 

PC12 Electricity Transmission Line Easement – Vegetation

 

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

The proposed development will not involve planting within an electricity 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.

All proposed habitable buildings will achieve the minimum separation distance from electricity transmission line easements on the site.

PC14 Watercourses

 

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

The site is not in proximity to a lake or watercourse.  

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 proposed development is not identified as being subject to flooding.

PC16 Air Emissions

 

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

The proposed development will be required to adhere to conditions regarding the operation of ERA 8(3a) Chemical Storage, ERA 63 Sewage Treatment Plant which will include measures to minimise air emissions from the proposed use in accordance with Environmental Protection (Air) Policy 2008.

 

PC17 Noise Emissions

 

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

The proposed development will be required to adhere to conditions regarding the operation of ERA 8(3a) Chemical Storage, ERA 63 Sewage Treatment Plant which will include measures to minimise air emissions from the proposed use in accordance with Environmental Protection (Noise) Policy 2008.

 

The proposed Non-resident Workforce Accommodation component of the development is considered to be sufficiently remote from established development so as not to result in noise nuisance.

 

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.

f)   

The proposed development will be required to comply with Schedule 6: “Standards for Stormwater Drainage”, as a condition of development.

 

A stormwater report demonstrating compliance with the required standards was provided by the applicant.

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.

Excavation and filling will be undertaken in accordance with Schedule 7: “Standards for Construction Activity”.

PC20 Construction Activities

 

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

During construction, soil erosion and sediment is managed in accordance with Schedule 7: “Standards for Construction Activity”.

PC21 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 site is mapped as being Good Quality Agricultural Land (GQAL), however the proposed development is for a temporary use. The site is capable of alternative future uses that could support agricultural production.

PC22 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 proposed development does not involve the removal of protected vegetation.

PC23 Protected Areas

 

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

A small protected area is mapped within the subject site, however this area is not located within the proposed development area. The proposed conditions for the development will require that the impacts of the development are contained within the developed area of the site.   

 

PC24 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.

The site does not contain a slope of greater than 15 per cent.

 

PC25 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 maximized 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 structure and hazardous vegetation.

The site is not identified as being subject to Bushfire Hazard.

 

PC26 Character Buildings

 

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

N/A – The development is not adjacent to buildings identified as heritage or character buildings.

PC27 Cultural Heritage

The significance of known places of indigenous cultural heritage value are retained.

N/A – The site is not in close proximity to known areas of cultural heritage significance.

 

Submissions

Five submissions, including four properly made submissions, were lodged to Council during the public notification period.  The submitters’ names and addresses for the properly made submissions are listed below:

 

Brett Smith

Picnic Point Development Venture Pty Ltd

PO Box 6441

Toowoomba West QLD 4350

 

L.A. Irwin and M.D. Irwin

“Lone Pine”

463 North Pickanjinnie Road

Wallumbilla QLD 4428

 

John and Trish Rowbotham

“Pasadena”
46474 Warrego Highway

Wallumbilla QLD 4428

 

AC & AM Finch

“Trafford Park”

WALLUMBILLA QLD 4428

 

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

Sewage treatment located in proximity to adjoining properties

The proposed sewage treatment will only cater for the sewage generated on-site by the proposed Non-Resident Workforce Accommodation.

The proposed sewage treatment will occur approximately 300 metres from the nearest adjoining boundary of the site and in excess of 500 metres from the nearest watercourses.

In order to operate the sewage treatment plant, the developer is required to obtain approval for Environmentally Relevant Activity 63, which if approved, will require that the sewage treatment is appropriately bunded to ensure that sewage, or treated by-products do not leach into the soil or enter adjoining properties or the watercourse. The conditions will also require that the sewage treatment facility achieves the required air quality and odour criteria to adjoining sites.

 

Prejudicing of Rural activities and loss of Good Quality Agricultural Land

The proposed development will utilise less than 10 hectares of the 150.8 hectare site and is for a temporary use with a maximum operating timeframe of 10 years. It is considered that the surplus area on the site is sufficient to accommodate rural activities, if required.

As a condition of development, the site must be restored to its pre-development state within 3 months of the cessation of the Non-resident Workforce Accommodation.

All development applications for Workers’ Camps and Motels will be assessed on their individual impact and town planning context. Development will only be supported where the applicant can demonstrate that the proposed development is consistent with the Planning Scheme, or that impacts can be suitably managed so as not to adversely impact on local residents, established development and the wider community.

The proposed development is therefore not considered to prejudice the long-term use of the site, or land in the Rural Zone for agricultural purposes due to limiting the development to a 10 year period.

 

Increased traffic volumes impacting on Pickanjinnie North Road pavement and resulting in traffic hazard

The Department of Transport and Main Roads have required the upgrade the intersection of the Pickanjinnie North Road and Warrego Highway to accommodate the additional vehicle traffic.

 

Any damage to Pickanjinnie North Road as a result of the proposed development will be required to be repaired by the developer at no cost to Council or the community.

 

The proposed development is not consistent with the intent of the Rural Zone

The location of the proposed Non-resident Workforce Accommodation in the Rural Zone is consistent with established planning principles for the Maranoa Region. The site is remote from established residential areas in order to minimise any adverse impacts on residential amenity.

 

While residential in nature, the proposed development is not considered to be appropriate in urban residential areas, due to the high density and turnover of accommodation.

 

The proposed development is sufficiently buffered from adjoining properties so that it will not adversely impact on the rural amenity of the locality.

 

Potential adverse economic impact to existing workers’ camps and motels in Roma

The increased number of transient workers within the Maranoa region has established a demand for short-term accommodation in the area. Demand continues to be demonstrated by the number of development applications for Motels and Non-resident Work Force Accommodation lodged to Council.

 

The proposed development is generally consistent with the Overall Outcomes of the Rural Zone and the additional requirements for Non-resident Workforce Accommodation in the Rural Zone.

 

It is therefore considered that the proposed development will not result in undue adverse impact to existing uses in other zones.

 

Wash down area and close proximity to the Pickanjinnie Creek has a high risk of spreading parthenium and other weed seeds. Contaminates harmful to livestock, vegetation and wildlife

 

 

The bin wash down area will be fenced to limit uncontrolled run off. Wastewater from the bin wash down area will be treated via the on-site stormwater treatment, which will remove contaminants and particulates from the wastewater before it is discharged from the site.

 

It is therefore considered that the wastewater from the washdown area can be appropriately controlled to minimise any potential spread of parthenium, or weeds.

Volume of water drawn from two bores by the proposed development

 

The applicant has proposed two 70 kilolitre storage tanks for usage by the Non-resident Workforce Accommodation, with an additional 30 kilolitre tank for fire fighting purposes.

 

The development will be required to provide a sufficient on-site water supply to meet the needs of the workers camp and ancillary activities, as a condition of development.

 

It is therefore considered that the proposed development is not reliant on bore water supply and will not adversely impact water supply to the local area. 

 

Other assessment issues

Subsequent approval for Building works, Plumbing and Drainage works and Operational works will be required. 

 

Operational works approval will be required for the upgrade of Pickanjinnie North Road from the intersection with Warrego Highway extending in a northerly direction to the entrance of the proposed work camp.

 

The Department of Transport and Main Roads was a concurrence agency for the application and have included conditions in their referral agency response dated 20 May 2011.  (Refer Attachment 6).

 

The Department of Environment and Heritage Protection was a Concurrence Agency for the proposed Environmentally Relevant Activities (ERA8 - Chemical Storage and ERA63 – Sewage Treatment). The ERA permits issued by the Department are attached.

 

Ergon Energy was an Advice Agency for the application and provided conditions. (Refer Attachment 7).

 

APT Petroleum was consulted as an interested third party, and provided recommended conditions for the development to protect the petroleum pipeline easement located within the site.

 


Attachment 2

Development Plan

 








































Attachment 3

Traffic Impact Assessment Report

 

























Attachment 3

Traffic Impact Assessment Report

 



Attachment 3

Traffic Impact Assessment Report

 


Attachment 3

Traffic Impact Assessment Report

 



Attachment 3

Traffic Impact Assessment Report

 






Attachment 4

DEHP Concurrence Agency Response (ERA 8)

 






Attachment 5

DEHP Concurrence Agency Response (ERA 63)

 














Attachment 6

DTMR Concurrence Agency  Response

 











Attachment 7

Ergon Energy Advice Agency Response

 



Attachment 8

Santos Referral Response (Third party)