Attachments of General - 13 November 2013

Attachment 1

Body of Report

1.0 Background Information

The application seeks approval for a material change of use for “Accommodation Units” (two dwelling units) at 30 Saunders Street, Roma, described as Lot 1 on RP125322.

The development comprises two detached units each with two bedrooms and a single bathroom.

The development site is located within the Residential Zone and is surrounded by existing residential land uses. The site comprises an area of 656m²and is currently occupied by an outbuilding.

Figure 1 - Locality Plan

Figure 2 – View of site from Saunders Street

2.0 Definition of Use and Assessment Status

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/r rooming units. The term includes multiple dwelling units, retirement villages and apartment houses.

The application is subject to Impact Assessment against the relevant provisions of the planning scheme. Public Notification was carried out from 27 August 2013 to 17 September 2013. No submissions were received during this period.

The development proposal does not trigger assessment by any external agencies.

3.0 Assessment Against the Planning Scheme

Desired Environmental Outcomes

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. Compliance with the DEOs is examined below:

(a) Environment

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

The site is situated within a developed urban 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.

(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 proposal is for a residential use in a developed urban area. The development will not compromise biodiversity, water or air quality.

(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 proposal is for residential development that is not located in proximity to the Town CBD. The proposed use will not adversely impact on the efficiency, attractions or vitality of the commercial area.

(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 proposal is for residential development within the Residential Zone and will not adversely impact on tourism in the region.

(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 development will support industry, business and employment opportunities in the local area by increasing the range of accommodation available within Roma.

(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 development site is located within an established residential area that provides convenient access to infrastructure and services.

(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 development site is not located in proximity to major water cycle, rail or electricity infrastructure. The development is appropriately located within a residential area and will not adversely impact on the operation of the local road network.

(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 development site is located within an established residential area with infrastructure and services available to provide a suitable living environment for residents of the dwelling units. The development will contribute to the local streetscape by providing housing diversity, whilst remaining sensitive to the rural amenity of the town through a design and use of building materials that are consistent with the scale, siting and character of the local area. Site landscaping and will also contribute to the overall amenity of the development and streetscape.

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

The site is not identified as being susceptible to bushfire, flooding or other hazards.

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

The proposed development 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 the Residential Zone. The development is consistent with the existing land uses in the locality and will not have an adverse impact on noise levels, traffic volume, lighting levels or the local amenity.

Overall Outcomes for Urban Area Code

The Urban Area Code identifies overall outcomes providing direction about relevant assessment issues. The overall outcomes 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 will provide residential accommodation which will support a range of activities in Roma.

(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 a residential development situated within the Residential Zone. The development does not involve business or commercial activities.

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

The proposed development is limited to a single storey and 4.3 metres in height. The buildings will be constructed of “Linea” cladding with a pitched roofline and colorbond roof sheeting. The development is consistent with the scale and character of residential land uses in the surrounding area.

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

The development is consistent with the intent of the residential area and will not adversely impact on the safety and convenience of cyclist or pedestrian movements in the locality. Vehicle manoeuvring areas will be provided within the site to ensure vehicles can exit onto the roadway in a forward direction.

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

The development site is located within the Roma Town area and is not situated in proximity to Good Quality Agricultural Land.

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

The development is not located in proximity to rail corridors. Access to the site will be obtained via a local access street which is designed to cater for residential land uses.

(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 development site is located in an established residential area with access to community services. The development will increase housing diversity in Roma Town.

(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 proposed development is located within an established residential area that has access to infrastructure necessary to service the proposed use.

(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 development site is located in an 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);

(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 proposal does not involve industrial development.

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

The proposed development does not involve any 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 a residential use in the Residential Zone and does not involve commercial development.

Performance Criteria of the Urban Area Code

The relevant Performance Criteria of the Code is examined below to provide more detailed consideration of relevant issues -

Performance Criteria

Assessment Responses

A. For all of the Town Area

Infrastructure

PC 1 Electricity

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

The proposed development is located in an established urban area 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 in an established urban area with reticulated water supply available.

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 in an established urban area with reticulated sewerage available.

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

Conditions of approval will require stormwater from the development site to be collected and discharged to ensure no increase in post-development flows to adjoining properties and no contamination or silting of waterways.

PC 5 Vehicle Access

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

Access to the site will be obtained via a sealed vehicle crossover to Saunders Street. This will be imposed as a condition of approval.

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 for Accommodation Units.

PC 7 Parking and manoeuvring

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

The development incorporates one undercover car parking space for each unit and a single visitor parking space. A total of three car parking spaces will be provided on the site.

Vehicle manoeuvring areas will be provided onsite to allow vehicles to exit onto the roadway in forward direction.

All access, car parking and manoeuvring areas will be sealed with an approved impervious surface ensuring all weather access to the existing road network.

PC 8 Roads

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

The development proposal does not involve the creation of new roads. Conditions of approval will require the construction of a sealed vehicle crossover to the roadway.

PC 9 State Controlled Roads

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

The development site is located on a local access street which is designed to cater for residential land uses. The development is not in proximity to State-controlled roads and will not impact on their function as a link between major centres.

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.

Not Applicable - The development site is not located adjacent to a State controlled road.

PC 11 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 proposed development is located on a local residential access street and is surrounded by residential land uses. The proposal will not be adversely impacted by noise generated from road traffic.

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

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

PC 13 Development in the Vicinity of Aerodrome

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

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

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

(d) interfering with navigation or communication facilities;

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

(f) transient intrusions into the aerodromes operational space.

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

PC 14 Gas and Oil Pipelines

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

The site is situated in an established residential area and is located an appropriate distance from gas and oil 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 site is not located in proximity to refuse tips or effluent treatment plants.

PC 16 Rail Corridors

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

The development site is not located on proximity to rail corridors.

PC 17 Noise Attenuation

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

Not Applicable – The 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.

Not Applicable – The 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 site is not located in proximity to areas of significant biodiversity or habitat value.

PC 20 Flooding

Premises are designed and located so as:

(a) not to be adversely impacted upon by flooding;

(b) to protect life and property; and

Not Applicable - The development 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 is a residential use and is not of a nature to cause environmental harm or nuisance through air emissions.

PC 22 Noise Emissions

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

The development is for a residential use that is consistent with the intent of the area within which it is proposed. The development is not anticipated to generate noise levels in excess of what would normally be expected in a residential area.

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;

(d) agricultural use; or

industrial use; and

(e) Minimises nuisance or harm to adjoining land owners

The development will incorporate appropriate stormwater disposal for the proposed use. This will be imposed as a condition of approval.

PC 24 Excavation and Filling

Excavation and filling of land ensures:

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

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

Conditions of approval will require any excavation and filling of the site to be undertaken in accordance with Schedule 7: Standards for Construction Activity and the CMDG Design Guidelines.

PC 25 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 will be managed in accordance with Schedule 7: “Standards for Construction Activity”. This will be imposed as a condition of approval.

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 least susceptible to fire are sited closest to the bushfire hazard; and

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

The development site is located in an urban area and is not identified as 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.

Not Applicable – The development is not located near to heritage or character buildings.

PC 28 Cultural Heritage

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

The development is not located in proximity to any places of known indigenous 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 is limited to a single storey and 4.3 metres in height above ground level. The scale of the development is consistent with the character of the surrounding urban area.

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.

AS 30.1

The building footprint of the units and carports will occupy 195m² of the site area, equating to approximately 30% site coverage. The development is sensitive to the local character and amenity in this respect.

AS 30.2 – AS 30.4

Not Applicable – The development is not for dual occupancies.

AS 30.5 - AS 30.7

The proposed units will be setback 6 metres from the front boundary, a minimum of 3.0 metres from the side boundaries and 9.0 metres from the rear boundary.

A relaxation of the minimum setback to the front boundary (7.0 metres) is sought to avoid constructing over the existing sewerage main traversing the rear of the site. A 6.0 metre setback to the front boundary is in keeping with existing dwellings in the area and will not comprise local amenity.

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 units are setback from site boundaries to ensure adequate sunlight, ventilation and open space is provided for residents. Privacy fencing will be established between the units and along the site boundaries to provide private open space for residents of the units.

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

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

Landscaping will be established to a width of 1.5 metres adjacent the front boundary of the site and 0.5 metres width between the driveway and eastern property boundary. A landscaped area will also be provided adjacent to the vehicle manoeuvring area at the rear of the site. The private open space areas of each unit will be grassed.

Site landscaping will contribute to the overall amenity of the development and local streetscape.

a) Residential Development – Outbuildings

PC 33 Residential Outbuildings

Residential amenity is to be maintained.

The development includes a single carport to cater for each of the units.

The carports comply with the minimum boundary setbacks and will not be visible from the street frontage. The proposed outbuildings will not adversely impact the residential amenity of the area.

5.0 Assessment Summary

Although the proposed development requires assessment against the Impact Assessable provisions of the planning scheme, the proposal does not conflict with the intent of the Residential Zone. The proposal is consistent with the scale and character of residential development in the local area and will contribute to the range of housing available in Roma Town.

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

Attachment 1

Body of Report

Body of Report:

The application seeks approval for a Material Change of Use for “High Impact Industry” - Wastewater Pond and Environmentally Relevant Activity 56 – Regulated Waste Storage on land situated at 1915 Carnarvon Highway, Euthulla.

The development involves the construction of a single storage pond to receive and store treated and untreated effluent sourced from the Coal Seam Gas operations within the region. The facility is intended to operate between the hours of 6:00am to 6:00pm seven days a week and an anticipated 2 employees will work onsite

It is expected up to ten deliveries per day with an average daily received volume of up to 263,000 litres.

Storage Pond design specifications:

· 5 ha x 1.0m deep

· Total storage capacity 50 Megalitres

· Effluent received at the site will comprise of 60% untreated and 40% treated.

· Total proposed accepted wastewater per year = 95.995 ML per year

The subject site is situated at 1915 Carnarvon Highway, Euthulla QLD 4455, described as Lot 15 on WV1343. The site is zoned Rural and is primarily used for grazing purposes.

Location – Google Earth

Extract from Council GIS system

Map extracted from report provided by applicant

2.0 Definition of use and assessment status

The Bungil Shire Planning Scheme 2006 defines the proposed use as "High Impact Industry” which is described as follows:

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

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

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

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

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

The application is subject to Impact Assessment against the relevant provisions of the Bungil Shire Planning Scheme 2006. Ten submissions were received during the public notification period (11/06/2013 – 03/07/2013).

3.0 Assessment against the planning scheme

(a) Environment

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

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

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

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

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

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

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

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

(b) Economic

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

The subject property partly contains Good Quality Agricultural Land on the southern boundary, the wastewater pond will be located on the properties north east boundary which is outside the area mapped as Good Quality Agricultural Land.

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

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

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

The proposed waste treatment and resource recovery facility will provide additional employment opportunities for the region during the construction and operational phases.

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

The proposed development will not adversely impact on rural business opportunities.

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

The proposed development will gain access to the existing road network via the Carnarvon Highway.

The proposed development will reduce the load on existing sewage treatment plants in the region.

The development will not burden the Council infrastructure network, with all services to be provided on-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 rural amenity.

The proposed development is for an industrial use and will not adversely impact on the role or identity of the Injune township as the main centres for residential or business uses within the shire.

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

The proposed development will not encroach on established infrastructure networks. DTMR are a Concurrence Agency for the proposed development and have imposed conditions to address the impact of the development on road corridors.

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

The proposed development is appropriately located within the Rural Zone, distant from the Injune Township. The development will not prejudice the role and identity of Injune as the main business and community centre within the shire.

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

The proposed development has been located to ensure that no part of it is situated within the medium bushfire hazard area mapped on the site.

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

The proposed development is for an industrial use that will provide an essential resource for development within the region.

Overall Outcomes for Rural Zone Code

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

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

The proposed development reflects the economic potential of the resource industry in the rural area.

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

The location of the proposed development in the Rural Zone is considered appropriate due to the area and separation distances required to operate the facility, and lack of suitable and available large remote sites in the Industry Zone for this method of waste disposal.

The site is sufficiently buffered from adjoining properties so as not to prejudice future Rural Activities, provided that the use is operated in accordance with the conditions of development.

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

The development will be required to comply with the Environmental Protection Regulation with respect to noise, air quality and odour emissions.

(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”;

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

The proposed development

(f) maintains the rural amenity;

The proposed development is for an industrial use located within a rural area. The development will be confined to designated areas within the site and will allow the existing agricultural activities to continue as the primary land use. The development will not adversely impact on rural amenity.

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

The proposed use will be confined to a small portion of the total site area and will not affect the ability of the site to continue to be used primarily for agricultural purposes. It is considered that subject to the recommended conditions of approval and the DEHP requirements, the proposed development will not prejudice or adversely impact on other uses, including established uses within other Zones.

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

The crossover from the site to the Carnarvon Highway will be upgraded to meet the design requirements of the development.

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

The development has no impact on areas of conservation, cultural or landscape importance.

(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 located to ensure that no part of it is situated within the medium bushfire hazard area mapped on the site.

(m) does not impact adversely on infrastructure.

The subject site is not connected to infrastructure and is not a major traffic generator.

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—

Relevant performance criteria - the Rural Zone Code	Assessment responses
For all of the Rural Area
1. Infrastructure *PC1 Electricity* Premises are provided with a supply of electricity and adequate for the activity.	The storage pond will be operated by solar power for aeration, the office with also utilise solar power with battery backup.
*PC2 Water Supply* Premises are provided with an adequate volume and supply of water for the activity.	The development will be provided with rainwater tanks with supplementary water carted in to the site when necessary.
*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.	All wastewater water produced onsite will be collected into a holding tank which will be pumped out into the wastewater storage pond as required.
*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 management is to comply with the development conditions given in any approvals Stormwater management details for areas outside the ponds will be provided in an operational works development application.
*PC5 Vehicle Access* Vehicle access is provided to a standard appropriate for the use.	Vehicle access is to comply with the development approval conditions and plans
*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.	Vehicle parking and manoeuvring is to comply with the development approval conditions and plans
*PC7.1 Roads* All weather road access is provided between the premises and the existing road network.	Vehicle access is to comply with the development approval conditions and plans. The site has direct access to the Carnarvon Highway
*PC7.2 Location* Development must be located where there is convenient access.	Vehicle access is to comply with the development approval conditions and plans. The site has direct access to the Carnarvon Highway
*PC8.1 Highways* All Highways are 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.	Vehicle access is to comply with the development approval conditions and plans. This includes conditions imposed by the Department of Transport and Main Roads because the site has direct access to the Carnarvon Highway
*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 gas or oil pipelines are located in this area.
*PC10 Refuse Tips and Effluent Treatment Plants* Premises are located at an appropriate distance from refuse tips or effluent treatment plants to ensure community safety and operation of the uses are not compromised.	The facility is an effluent treatment plant
*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.	No rail corridors are located in this area.
*PC12 Electricity Transmission Line Easement – Vegetation* Transmission lines within an Electricity transmission line easement are protected from vegetation.	There are no electricity transmission lines
*PC13 Electricity Transmission Line Easement – Separation Distance* Habitable buildings and community orientated uses are located a minimum distance from lines to ensure community safety.	There are no electricity transmission lines
*2. Environment*
*PC14 Watercourses* Development ensures the maintenance of riparian areas and water quality including protection from off-site transfer of sediment.	Site will have a minimum 30 metre buffer from the high bank of any watercourse. Buffer area to be covered by vegetation, including grasses.
*PC15 Flooding* Premises are designed and located so as: a) not to be adversely impacted upon by flooding; b) to protect life and property; and c) not to have an undesirable impact of the extent and magnitude of flooding.	The site is above recorded flood levels
*PC16 Air Emissions* Air emissions from premises do not cause environmental harm or nuisance to adjoining properties or sensitive land uses.	The wastewater storage pond will be maintained in a positive oxidative state to minimise odours. Vortex type aerators will be utilised to minimise production of aerosols. Aeration will cease where winds exceed 30km/hr to minimise any aerosol drift outside of the buffer zone. Nearest dwelling is 1,500 metres from the site on an adjoining property. The proposed development will be required to comply with conditions of approval for the operation of ERA 56, which 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 comply with conditions of approval for the operation of ERA 56, which include measures to minimise noise emissions from the proposed use in accordance with Environmental Protection (Noise) Policy 2008. Nearest dwelling is at least 1,000 metres from the site on an adjoining property.
*PC18 Water Quality* The standard effluent and/or storm water runoff from premises ensures the quality of surface water is suitable for: a) the biological integrity of aquatic ecosystems; b) recreational use; c) supply as drinking water after minimal treatment; d) agricultural use; or e) industrial use.	The facility has been designed so that there is no run-off from water in the storage ponds. water and no release of water from the ponds is permitted. Stormwater management details for areas outside the ponds will be provided in an operational works development application. Site will have a minimum 30 metre buffer from the high bank of any watercourse. Buffer area to be covered by vegetation, including grasses
*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.	All construction works on site to be undertaken in accordance with the Institute of Engineers (Australia) (IEAUST) Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction sites. Details will be provided in an operational works development application.
*PC20 Construction Activities* Both erosion control and silt collection measures are undertaken so as to ensure protection of environmental values during construction.	All construction works on site to be undertaken in accordance with the Institute of Engineers (Australia) (IEAUST) Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction sites. Details will be provided in an operational works development application.
*PC21 Separation of Incompatible land uses* Separation distances are provided to ensure: a) the future viability of surrounding uses; b) infrastructure items are protected from incompatible development; c) an appropriate standard of amenity and public safety; and d) conflict arising from incompatible uses is minimised.	There is no specified separation distance. Nearest dwelling is at least 1,000 metres from the site on an adjoining property. The proposed development will be required to comply with conditions of approval for the operation of ERA 56, which include measures to minimise noise and air emissions from the proposed use in accordance with Environmental Protection (Noise) Policy 2008 and Environmental Protection (Air) Policy 2008.
*PC22.1 Development in the Vicinity of airports:* Development in the vicinity of Airports: a) does not adversely affect the operation of the airport; b) is designed and located to achieve a suitable standard of amenity for the proposed activity; and c) does not restrict future operational demands of the airport.	The site is not close to any airport
*PC22.2 Airport Protection* The development of premises does not cause an obstruction or other potential hazard to aircraft movement associated with the airport by way of: - the physical intrusion of buildings or other structures into the Obstacle Limitation Surfaces; - attracting birds and or bats to the area which could cause or contribute to bird strike hazard; - providing very bright lighting or lighting similar to aerodrome lighting, which can distract or confuse aircraft pilots; - interfering with navigation or communication facilities; - emissions that may affect pilot visibility or aircraft operations; or - transient intrusions into the airport’s operational space.	The site is not close to any airport
*PC23 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.	Areas identified as good quality agricultural land are not used for the facility.
*PC24 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.	There will be no clearing of vegetation outside the development site. Screening vegetation will be planted around the facility.
*PC25 Protected Areas* Development is undertaken to ensure areas of significant biodiversity and habitat value are protected.	The facility does not require the clearing of significant vegetation or habitat
*PC26 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 development has been located on a site where landslip erosion is not likely.
*PC27 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 development site does contain areas identified as a bushfire hazard.
*PC28 Buildings of Significance* The architectural merit and precinct value of cultural heritage items listed in Schedule 10 is maintained.	The development does not contain and is not located in proximity to buildings identified as being of architectural merit or cultural heritage significance.
*PC29 Cultural Heritage* The significance of known places of indigenous and/or cultural heritage value is retained.	The site does not contain nor is it located in close proximity to known places of indigenous and/or cultural heritage value.
*PC30 Character Buildings* Development adjacent to buildings identified as heritage or character buildings incorporates design features, materials and details that blend with the existing character.	The development is not adjacent to buildings identified as heritage or character buildings.
*PC31 Residential Outbuildings* Rural amenity is to be maintained.	The proposed development does not include residential outbuildings.
*PC32 Buffers* Adequate buffers are provided to protect rural residential uses from agricultural, transport and industrial activities whilst also ensuring the integrity and viability of such uses.	The proposed development is appropriately separated from residential and sensitive land uses and will not harm the integrity and viability of such uses.

Relevant performance criteria -

the Rural Zone Code

Assessment responses

For all of the Rural Area

1. Infrastructure

PC1 Electricity

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

The storage pond will be operated by solar power for aeration, the office with also utilise solar power with battery backup.

PC2 Water Supply

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

The development will be provided with rainwater tanks with supplementary water carted in to the site when necessary.

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.

All wastewater water produced onsite will be collected into a holding tank which will be pumped out into the wastewater storage pond as required.

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 management is to comply with the development conditions given in any approvals

Stormwater management details for areas outside the ponds will be provided in an operational works development application.

PC5 Vehicle Access

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

Vehicle access is to comply with the development approval conditions and plans

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.

Vehicle parking and manoeuvring is to comply with the development approval conditions and plans

PC7.1 Roads

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

Vehicle access is to comply with the development approval conditions and plans.

The site has direct access to the Carnarvon Highway

PC7.2 Location

Development must be located where there is convenient access.

Vehicle access is to comply with the development approval conditions and plans.

The site has direct access to the Carnarvon Highway

PC8.1 Highways

All Highways are 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.

Vehicle access is to comply with the development approval conditions and plans. This includes conditions imposed by the Department of Transport and Main Roads because the site has direct access to the Carnarvon Highway

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 gas or oil pipelines are located in this area.

PC10 Refuse Tips and Effluent Treatment Plants

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

The facility is an effluent treatment plant

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.

No rail corridors are located in this area.

PC12 Electricity Transmission Line Easement – Vegetation

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

There are no electricity transmission lines

PC13 Electricity Transmission Line Easement – Separation Distance

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

There are no electricity transmission lines

2. Environment

PC14 Watercourses

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

Site will have a minimum 30 metre buffer from the high bank of any watercourse. Buffer area to be covered by vegetation, including grasses.

PC15 Flooding

Premises are designed and located so as:

a) not to be adversely impacted upon by flooding;

b) to protect life and property; and

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

The site is above recorded flood levels

PC16 Air Emissions

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

The wastewater storage pond will be maintained in a positive oxidative state to minimise odours. Vortex type aerators will be utilised to minimise production of aerosols. Aeration will cease where winds exceed 30km/hr to minimise any aerosol drift outside of the buffer zone.

Nearest dwelling is 1,500 metres from the site on an adjoining property.

The proposed development will be required to comply with conditions of approval for the operation of ERA 56, which 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 comply with conditions of approval for the operation of ERA 56, which include measures to minimise noise emissions from the proposed use in accordance with Environmental Protection (Noise) Policy 2008.

Nearest dwelling is at least 1,000 metres from the site on an adjoining property.

PC18 Water Quality

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

a) the biological integrity of aquatic ecosystems;

b) recreational use;

c) supply as drinking water after minimal treatment;

d) agricultural use; or

e) industrial use.

The facility has been designed so that there is no run-off from water in the storage ponds. water and no release of water from the ponds is permitted.

Stormwater management details for areas outside the ponds will be provided in an operational works development application.

Site will have a minimum 30 metre buffer from the high bank of any watercourse. Buffer area to be covered by vegetation, including grasses

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.

All construction works on site to be undertaken in accordance with the Institute of Engineers (Australia) (IEAUST) Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction sites.

Details will be provided in an operational works development application.

PC20 Construction Activities

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

Details will be provided in an operational works development application.

PC21 Separation of Incompatible land uses

Separation distances are provided to ensure:

a) the future viability of surrounding uses;

b) infrastructure items are protected from incompatible development;

c) an appropriate standard of amenity and public safety; and

d) conflict arising from incompatible uses is minimised.

There is no specified separation distance.

Nearest dwelling is at least 1,000 metres from the site on an adjoining property.

The proposed development will be required to comply with conditions of approval for the operation of ERA 56, which include measures to minimise noise and air emissions from the proposed use in accordance with Environmental Protection (Noise) Policy 2008 and Environmental Protection (Air) Policy 2008.

PC22.1 Development in the Vicinity of airports:

Development in the vicinity of Airports:

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

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

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

The site is not close to any airport

PC22.2 Airport Protection

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

- the physical intrusion of buildings or other structures into the Obstacle Limitation Surfaces;

- attracting birds and or bats to the area which could cause or contribute to bird strike hazard;

- providing very bright lighting or lighting similar to aerodrome lighting, which can distract or confuse aircraft pilots;

- interfering with navigation or communication facilities;

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

- transient intrusions into the airport’s operational space.

The site is not close to any airport

PC23 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.

Areas identified as good quality agricultural land are not used for the facility.

PC24 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.

There will be no clearing of vegetation outside the development site.

Screening vegetation will be planted around the facility.

PC25 Protected Areas

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

The facility does not require the clearing of significant vegetation or habitat

PC26 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 development has been located on a site where landslip erosion is not likely.

PC27 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 development site does contain areas identified as a bushfire hazard.

PC28 Buildings of Significance

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

The development does not contain and is not located in proximity to buildings identified as being of architectural merit or cultural heritage significance.

PC29 Cultural Heritage

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

The site does not contain nor is it located in close proximity to known places of indigenous and/or cultural heritage value.

PC30 Character Buildings

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

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

PC31 Residential Outbuildings

Rural amenity is to be maintained.

The proposed development does not include residential outbuildings.

PC32 Buffers

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

The proposed development is appropriately separated from residential and sensitive land uses and will not harm the integrity and viability of such uses.

4.0 Submissions

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

Lisbeth Harms

“The Wilgas”

PO Box 1263

ROMA QLD 4455

Irene Wynne

9 Bond Street

ROMA QLD 4455

Lisa Lemon

47 Euthulla Road

ROMA QLD 4455

Jennifer M Row

3 Everingham Avenue

ROMA QLD 4455

Gaye E M^cCarthy

25 Timbury Street

ROMA QLD 4455

Meryl Brumpton

“St Kilda”

2942 Carnarvon Highway

EUMAMURRIN QLD 4455

A.W and M.F Harden

1390 Carnarvon Development Road

ROMA QLD 4455

Sue & Cyril Close (Not Properly Made)

“Glenidle”

ROMA QLD 4455

Ccclose2@bigpond.com

Mark Edwards

110 Rosedale Road

Euthulla QLD Roma

Mr Mark Scott

WestRex Services Pty Ltd

PO Box 210

NEW FARM QLD 4005

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

Issue	Response
Overflow from dam after rain	The dams are to be constructed on the highest point on the subject lot. Upstream from the dams is the highway cutting which will limit overland flow from across the highway. Bunds around the dams will prevent this runoff entering dam. The 5 hectares dams area at 1 metre depth has capacity for 48 megalitres. The proposed incoming volume is 263,000 litres per day giving an increase in depth across 50,000m² of 5.26 mm per day. Mean annual rainfall is 593.6mm. Mean daily evaporation (6.9mm) – mean daily rainfall (1.6mm) = net evaporation per day of 5.3 mm per day. This will ensure the dam does not overflow. Seasonal conditions may limit intake to ensure dam remains less than 1.0m deep. The dams have 500 mm freeboard as a buffer in case of waves or extreme weather conditions.
Contamination of Bungil Creek in a flood event	The top of dam bank of Pond B has RL (height above Australian sea level) of 337.9 metres. Bungil Creek channel has RL of 329.0 metres. Bungil Creek flood level as shown on Queensland Flood Reconstruction Maps prepared after 2012 flood is shown as RL 330 to 332 metres. This means the dam is not considered flood threatened. The Hazard Table from Department of Environment and Heritage Protection gives this a low hazard in a “failure to contain scenario”.
Contaminated waters in dam	The effluent will consist of sewage sludge and residues from wastewater and sewage holding tanks, untreated and treated wastewater from wastewater treatment systems and including nightsoil and septic tank sludge. Contaminants are identified as nitrogen and phosphorus. All wastewater is trackable waste and handled and recorded in accordance with Department of Environment and Heritage Protection Waste Tracking Requirements. This ensures it comes from specified sources and does not contain other contaminants.
Kangaroos and wallabies in dam	Fences can be constructed around site to prevent native animals entering dam.
Native birds in dam	Water birds will not be feeding from this dam as it will not contain any fish or matter that native animals would eat. Any effluent would have been macerated to a free flowing fluid to allow it to be pumped into and out of tanks on trucks. Birds may land on the dam. This is not controlled.
Clay soils cracking	A geotechnical assessment has been provided certified by a Registered Engineer of Queensland. The report states that the clay can be used in the embankment construction but needs to have a cover layer of other soil type over it to prevent shrink-swell movement (cracking).
Proximity to a residence	The nearest dwelling is located over 1 kilometre from the dams. There is no requirement for a specified buffer width in the Bungil Planning Scheme. Noise will come from vehicles enter the site but this is less than noise generated by use of the Carnarvon Highway. Operating hours will be 6am to 6pm.
Buildup of residue in dam	Dam has been designed with up to 10 years of sludge accumulation without compromising storage capability. When necessary, pond will be drained, sludge dried and taken to licensed landfill site.
Spill in transit	Transport of trackable wastes and the designs of the vehicles used are matters regulated by the Department of Environment and Heritage Protection and the Department of Transport and Main Roads.
Staff on site to receive effluent	Site office and 2 car parks provided for staff on site. The site will be have staff present during business hours and locked outside of business hours.
Dam for Roma’s water supply	This site is not on Bungil Creek and has a buffer to the nearest waterways. A geotechnical report was submitted to show soil type is suitable for this use.
Earthquakes in area	Earthquakes have not been specifically referenced but a Hazard Assessment Table has been provided in accordance with Department of Environment and Heritage Protection requirements for the hydraulic performance of dams. The facility has a low hazard rating.
Odour from dams	Experience from the Chinchilla site has shown that odours are controlled within 24 hours of receipt of wastewater. High levels of aeration and low aerosol production restricts odours. Dams will be aerated by solar powered floating aerators to maintain adequate dissolved oxygen levels. This inhibits anaerobic bacteria growth. Anaerobic bacteria produce the ndesirable odours. No odours are found beyond Chinchilla site boundaries.
Toxic Waste Dump	Wastewater effluent from bathrooms, toilets, washing machines and kitchens is not considered toxic waste. Most of the matter is biodegradable with the detergents, soaps and washing powders used making up the least biodegradable substances.
Seepage into water table or Great Artisan Basin	The geotechnical report from a Registered Engineer of Queensland states that the travel time for the moisture from the pond to the groundwater surface will be some 30 years. Maximum seepage loss is given as 0.01% of pond contents daily (0.1 mm per day decrease in depth). Groundwater was assumed at 10m below existing ground level. The development conditions imposed by Department of Environment and Heritage Protection require routine groundwater monitoring.
Noise from facility	Noise will be generated by approximately 10 trucks per day entering and exiting the site. A Department of Transport and Main Roads’ survey shows an average of 506 heavy vehicles per day using the Roma-Injune section of the Carnarvon Highway. Site movements are considered minor compared to the noise generated from the Carnarvon Highway which is closer to the dwelling.
Operating life of facility	Once a development permit is issued, this is current for life of the operation as set out in the report. We Kando expect the operation to continue for as long as the operation is viable with effluent coming from mining worker’s accommodation in the gas fields. At the end of life, sludge will be removed to licensed landfill and the dam banks will be dozed in and the site leveled, then re-grassed ready for grazing or other rural uses.
Details of waste	The facility is licensed to receive K130 Class waste. This is listed as blackwater and greywater. This wastewater comes from toilets, bath, basin, kitchen, laundry and shower. No other types of wastes are included on the licence issued from the Department of Environment and Heritage Protection. The wastewater is trackable and handled and recorded in accordance with Department of Environment and Heritage Protection waste tracking requirements.
Freeboard of 500mm	Possible maximum wave height has been calculated as 160 mm. Levels will be controlled with amount of wastewater to be received. A maximum receiving amount of 263,000 litres per day has been specified to allow mean evaporation to exceed amount received.
Pond specifications	Pond A has capacity for 20 megalitres and Pond B has capacity for 30 megalitres. Ponds will cover an area of 5 hectares and have a nominal depth of 1.0 metre at capacity. Freeboard will be a minimum of 500 mm. Dam banks will have a slope of 1:4. The base profile will be excavated to a nominal depth of 0.7 metre to allow for topsoil stripping and borrow excavation for embankment earthworks. A 3.0 metre wide stormwater drain will direct overland flow around northern and eastern sides of the dams. RL on top of southeastern bank is 338.9 metres. Maximum depth of Pond B can be 2.1 metres at the SW corner. Maximum depth of Pond A can be 1.8 metres at the NW corner. Ponds will be unlined and open to allow for evaporation.
Safety measures on Carnarvon Highway	Safe access onto the Carnarvon Highway is controlled by conditions imposed by Department of Transport and Main Roads.
Water table monitoring	A groundwater monitoring plan is required. Six monthly reports shall be completed. Any potential for environmental harm found in these reports will be notified to the Department of Environment and Heritage Protection and other administering authorities.
Location of site in regards to mining camps	This is a private company applying to develop a site on land they are purchasing. These are commercial arrangements which include the consideration of mining camp locations.
Size of trucks entering site	The planning report states there will be 10 deliveries per day. Department of Transport and Main Roads conditions require the access to be constructed for Type 1 road trains.
Responsibility for remediation	We Kando is purchasing the land so the responsibility for remediation will remain with the company. If the company goes into receivership, it is assumed the land will be sold “as is” and a new owner will decide what they will use the land for. The development permit will remain with the land until the permitted use ceases. The Council is requiring a bond to cover remediation costs in the future if the company goes into receivership.
Value of the land	The increase or decrease in land value is the commercial risk for We Kando.
Public notification and the development application sign on the boundary fence	State Government legislation requires a sign is to be displayed on the boundary of the site. A notice was also placed in the Western Star on 11 June 2013. The developer was also required to give notice to the owners of adjoining properties.

Consultation (internal/external):

The development application was subject to impact assessment. This gave any interested parties the right to make a submission and to appeal any decision. 10 submissions were received.

Council officers visited a similar facility near Chinchilla to examine its operations.

Lou Scarpato of Lou Scarpato Futureproof Strategies, an independent town planning consultant, was asked to provide his opinion on the development proposal.

Legal Implications (statutory basis, legal risks):

Because the environmental management of waste water storage facilities is controlled by an environmental authority which is approved by the Department of Environment and Heritage Protection, the Council should not refuse a development application on any grounds which are within the scope of the environmental authority. If Council were to refuse a development application on grounds associated with the environmental management of waste water storage facilities approved by that Department, it would need to defend its refusal against both the applicant and the Department in the event of an appeal.

The other types of impacts (mainly transport, surrounding land uses, future use of site) appear reasonable and can be addressed by appropriate development conditions.

Policy Implications:

The facility is intended to process black and grey water from workers camps and similar places.

The proposed method of waste water disposal is not a preferred method of disposal for waste water in the Maranoa Regional Council area. It is a very low cost method with minimal treatment of the waste. It effectively relies on long-term evaporation of the waste water to leave behind an accumulating layer of sludge which eventually needs to be removed and taken to a landfill site.

Other waste water treatment systems approved for the Maranoa Regional Council area are based on the waste water being processed to remove the suspended material and make the water fit for other purposes. When there are un-authorised contaminants in the waste water stream, the other waste water treatment systems are oftenadversely affected and this provides an inbuilt incentive (or requirement) to ensure the waste water does not contain unauthorised contaminants.

If un-authorised toxic contaminants do enter the evaporation ponds in the proposed system, the material will contaminate the whole pond.

The waste water treatment process is controlled by an environmental authority issued by the Department of Environment and Heritage Protection. The Queensland Government has recently written to Queensland local governments, including Maranoa Regional Council, advising against duplication of development controls in development approvals. This is consistent with the approach already taken by the Council where a development includes an Environmentally Relevant Activity. It means that the Council should not be setting conditions for the management of the treatment process if these are provided by a government agency.

However, this means that the management (and enforcement) of conditions contained in an environmental authority primarily rests with the Department of Environment and Heritage Protection and is dependent on the willingness of that agency to take action now and into the future.

Further, it should be accepted that the defence of the environmental authority and its conditions should be left to the agency that imposed them. This will be relevant in any appeals.

Council must still deal with impacts such as traffic, impacts on other land uses and the use of the site after the waste water treatment activity has ceased.

It is possible for the operating company, which can also be the owner of the land, to cease operating and for the company to have insufficient assets left to meet the costs of site remediation, especially if the land is classed as contaminated.

The development conditions therefore include the requirement for a long-term bond. To maintain the value of this bond, the relevant condition includes a provision that if any interest is earned on the bond during each completed financial year, interest equivalent to the percentage increase of the All groups consumer price index for Brisbane published by the Australian Statistician plus 0.5% will be added to the bond for that financial year. Any other interest will be retained by the Council for its own use. Irrespective of any interest earned on the bond, every year the Council will charge 0.5% of the total bond amount at the close of each financial year for bond administration expenses.

After 10 years, the operator of the site can ask for a review of the bond arrangements with the written permission of the owner of the land. Any change to the bond arrangements will be based on the Council’s assessment of the risks presented by the site.

As this is a very low cost approach to waste water disposal, it is feasible that Council will receive other development applications for similar methods of disposal. Some existing operators may not be able to compete with such a method without establishing similar low-cost facilities.

These types of facilities are considered to be higher long-term risks than facilities which rely on immediate processing of waste water.

Although the waste water facility has direct access onto a state controlled road, it will use local roads to access the locations where waste water will be collected for transport to the storage facility. A local roads additional impacts charge of $0.50 per tonne will be paid for all water transported to and from the site. This amount will be will be increased or decreased annually by a percentage equivalent to the change in All groups consumer price index for Brisbane published by the Australian Statistician. The holder of the development approval may ask for the local roads additional impacts charge to be reviewed once in every three year period after the approval for the facility was given. The review will take account of the rates and methodology applying to similar facility operators in the Council Area and the facts and circumstances applying to this approved facility. This is to be standard across all new developments in the rural area.

The approval holder may enter into infrastructure agreements with the Council at any time to deal with matters covered by this approval. The Council is not obliged to enter into any such agreements.

Link to Corporate Plan:

Corporate Plan 2009-2013 — 8.3.1(a) Regulate and control development in a consistent and responsible manner that enhances the lifestyle of our community whilst promoting sustainable development.

Financial Resource Implications:

The proposed approach is based on Department of Environment and Heritage Protection being responsible for the management of the conditions it has imposed. Council is obliged by law to appear and take reasonable steps to defend any approval issued by Council as an assessment manager, but the costs of defending the environmental conditions imposed by the Department of Environment and Heritage Protection will largely be the responsibility of that agency.

The development approval includes a local roads additional impacts charge of $0.50 per tonne.

Supporting Documentation:

Report authorised by:

Attachment 1

Body of Report

1.0 Background

The development proposal is for a material change of use to establish 18 accommodation units on land situated at Jackson Street and South Street, Roma, (described as Lots 3, 4 and 5 on SP179588, and Lot 6 on SP184948).

The development site is located within the Residential Zone. The site is bound by South Street to the north and adjoins residential land uses to the east and west. South-west of the site is residential land occupied by the Masonic Lodge, the site of a Heritage Gas Well and a multiple unit development separated by Community Title. Directly south of the site is Council owned land zoned for Recreation.

The development site comprises four allotments with a combined area of 8,303m². A single storey duplex is located within the north eastern portion of the site and the Masonic Lodge carpark is located within the western portion of the site.

Figure 1 – Site Locality - current allotment layout

An approval to reconfigure the development site was recently granted by Council on 21 October 2013. The approved configuration is intended to retain the single storey duplex and Masonic Lodge carpark on individual allotments and allow the development to be established on the balance area without encroaching the boundaries of any adjoining land uses. The proposed lot encompasses an area of 5,885m². The principal frontage of the site is South Street to the north. The proposed lot will have a secondary frontage to Jackson Street which will permit vehicle access to the rear of the site.

Figure 2 – Approved allotment layout

The proposed dwelling units will be contained within seven buildings. Building 1 will front South Street, Buildings 2 and 3 are located centrally within the site, Buildings 4 and 5 are located along the eastern boundary of the site and Buildings 6 and 7 are located along the southern boundary. Building 1 will be accessed via two crossovers to South Street. Buildings 2-7 will be accessed by an internal driveway off Jackson Street.

Building 1: Four two-storey 3 bedroom units

Building 2: Two single storey 3 bedroom units

Building 3: Three single storey 2 bedroom units

Building 4: One single storey 2 bedroom unit

Building 5: Two single storey 3 bedroom units

Buildings 6 & 7: Each three single storey 2 bedroom units (total six units)

All proposed dwelling units incorporate a single garage.

As registered land owner of the subject site, Council has provided written consent to the lodgement of the development application. Council recognised the need for affordable housing and subsequently invited non-for-profit organisations to submit proposals to provide housing company services to the region. As the successful applicant, Horizon Housing was offered the opportunity to develop the subject land and has proposed to construct townhouses for affordable sale and rent. Council has agreed to transfer the land to Horizon Housing, accepting built product as compensation.

It is proposed the development be undertaken in two stages to reduce the upfront capital outlay required, and minimise risk associated with oversupplying the market. Stage 1 comprises 10 units (Buildings 1-4) and Stage 2 comprises eight units (Buildings 5-7).

2.0 Definition of Use and Assessment Status

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

The application is subject to Impact Assessment against the relevant provisions of the planning scheme. Public Notification was carried out from 19 September 2013 to 11 October 2013. No submissions were received during this period.

3.0 Assessment Against the Planning Scheme

Desired Environmental Outcomes

(a) Environment

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

The site is situated within a developed urban area and will not result in the removal of any vegetation, or 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 proposal is for a residential use and will not adversely impact on water or air quality nor 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, cultural heritage significance. The development does adjoin the site of a Heritage Gas Well to the west, however appropriate separation distances are provided ensuring the proposed use will not have any adverse impacts on the site.

(b) Economic

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

The proposal is for a residential development located within the Residential Zone. The development 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 development site is not located in proximity to the CBD. The proposed use is a residential activity that will not adversely impact on the efficiency, attractions or vitality of the commercial area.

The proposal is for residential development within the Residential Zone and will not adversely impact on the promotion of tourism within the region.

(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 development will support industry, business and employment opportunities in the local area by increasing the range of accommodation available within Roma.

The development site is located within an established residential area with the necessary infrastructure available to service the proposed use.

The development site is not located in proximity to major water cycle or electricity infrastructure. Site access will be obtained via South Street and Jackson Street which are designed to cater for traffic expected within a residential area.

The site is separated from the railway corridor to the south by an undeveloped allotment within the Recreation Zone. A minimum distance of approximately 80 metres separates the development site from the railway corridor. The development will not encroach or adversely impact on the operation of the railway network.

The development site is located within an established residential area with infrastructure and services available to provide a suitable living environment for residents of the dwelling units. The development will contribute to the local streetscape by providing housing diversity, whilst remaining sensitive to the rural amenity of the town through a design that is consistent with the scale, siting and character of the local area. Site landscaping will contribute to the amenity of the development and local area.

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

The site is not identified as being susceptible to bushfire, flood or other hazards.

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

The development will increase the range of housing available in Roma through the provision of 18 dwelling units.

(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 located within the Residential Zone. The development will minimise adverse impacts to surrounding residential uses through fencing, landscaping, sufficient onsite parking and manoeuvring areas and the 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 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 will provide residential accommodation to support a range of activities in Roma.

(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 a residential development situated within the Residential Zone. The development does not involve business or commercial activities.

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

The development is limited to two storeys in height. All proposed buildings will be constructed with a pitched roofline and building materials that are in keeping with residential premises in the Urban Area. Site landscaping will enhance the amenity of the local streetscape.

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

The proposed development is appropriately located within a residential area. Vehicle access to the car parking associated with Building 1 will be provided via two crossovers to South Street. Vehicles will be required to make a reversing manoeuvre in order to exit to South Street, however the building setback will provide motorists with an unobstructed view of the roadway and ensure pedestrians and cyclists have visibility of vehicle manoeuvres out of the site.

Vehicle access to Jackson Street will be dual lane. Manoeuvring areas will be provided within the site to allow vehicles to exit to Jackson Street in forward direction.

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

The development site is located within the Roma Town area and is not situated in proximity to Good Quality Agricultural Land.

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

The development site is located on a local residential access street which is designed to cater for residential traffic. All proposed buildings will be setback an appropriate distance from the South Street and Jackson Street roadways and will not impact on motorist visibility or compromise the function of the local road network.

The development site is separated from the railway corridor to the south by a parcel of land dedicated for Recreation. The separation distance from the railway corridor is approximately 80 metres. The development will not impact on the operation of railway infrastructure.

The development site is located in an established residential area with access to community services and facilities. The development will increase housing diversity in Roma Town.

(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 development site is located within an established residential area that has access to infrastructure required to service the proposed use.

(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 development site is located in an 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);

(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 proposal does not involve industrial development.

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

The proposed development does not involve any 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 a residential use in the Residential Zone and does not involve commercial development.

Performance Criteria of the Urban Area Code

The relevant Performance Criteria of the Code is examined below to provide more detailed consideration of relevant issues -

Performance Criteria

Assessment Responses

A. For all of the Town Area

Infrastructure

PC 1 Electricity

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

The proposed development is located in an established urban area 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 in an established urban area with reticulated water supply available.

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 in an established urban area with reticulated sewerage available.

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

PC 5 Vehicle Access

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

The proposed development gains access to Jackson Street and South Street which are bitumen sealed with kerb and channel. Access to Building 1 (comprising 4 units) will be provided via South Street. A common driveway will provide access to Buildings 2-7 via Jackson Street.

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 for Accommodation Units.

PC 7 Parking and manoeuvring

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

The development incorporates a total of 41 onsite car parking spaces including 36 resident car parks (1 covered and 1 tandem uncovered space per unit) and five visitor parking spaces.

The internal driveway is of sufficient width for vehicles to enter and exit the site simultaneously. The driveway layout provides adequate manoeuvring areas for vehicles to exit the onsite parking spaces and access the roadway in forward direction.

Vehicles parked at Building 1 will need to perform a reversing manoeuvre to exit the site to South Street. Building 1 will be appropriately setback from the front boundary allowing motorists to have clear visibility when entering the roadway.

PC 8 Roads

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

All access, car parking and manoeuvring areas will be sealed with an approved impervious surface ensuring all weather access to 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 is not contiguous to a State controlled road and will not impact on their function as a link between major centres.

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.

Not Applicable - The development site is not located adjacent to a State controlled road.

PC 11 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 proposed development is located on a local residential access street and will not be adversely impacted by noise generated from road traffic.

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

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

PC 13 Development in the Vicinity of Aerodrome

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

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

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

(d) interfering with navigation or communication facilities;

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

(f) transient intrusions into the aerodromes operational space.

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

PC 14 Gas and Oil Pipelines

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

The site is situated in an established residential area and is located an appropriate distance from gas and oil 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 site is not located in proximity to refuse tips or effluent treatment plants.

PC 16 Rail Corridors

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

The development site is located approximately 80 metres from the rail corridor to the south. The proposed use will not impact on the operation of the rail network.

PC 17 Noise Attenuation

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

Not Applicable – The 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.

Not Applicable - The 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 site is not located in proximity to areas of significant biodiversity or habitat value.

PC 20 Flooding

Premises are designed and located so as:

(a) not to be adversely impacted upon by flooding;

(b) to protect life and property; and

Not Applicable - The development site is not located within the 1 in 100 year flood overlay.

PC 21 Air Emissions

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

The development is a residential use and is not of a nature to cause environmental harm or nuisance through air emissions.

PC 22 Noise Emissions

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

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;

(d) agricultural use; or

industrial use; and

(e) Minimises nuisance or harm to adjoining land owners

The development will incorporate appropriate stormwater disposal for the proposed use. This will be imposed as a condition of approval.

PC 24 Excavation and Filling

Excavation and filling of land ensures:

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

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

Conditions of approval will require any excavation and filling to be undertaken in accordance 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.

During construction, soil erosion and sediment will be managed in accordance with Schedule 7: “Standards for Construction Activity”. This will be imposed as a condition of approval.

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 least susceptible to fire are sited closest to the bushfire hazard; and

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

The proposed development is not located within a Medium or High Bushfire Hazard Area.

PC 27 Character Buildings

Not Applicable – The development is not located near to heritage or character buildings.

PC 28 Cultural Heritage

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

The development is not located in proximity to places of known indigenous 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 is limited to two storeys and a maximum height of 8.5 metres above natural ground level. The building height is consistent with land uses in the surrounding urban area.

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.

AS 30.1

The footprint of the proposed buildings will occupy 1977.5m² of the site, equating to 33.6% site coverage. The development is sensitive to the local character in this respect.

AS 30.2 – AS 30.4

Not Applicable – The development is not for dual occupancies.

AS 30.5 - AS 30.7

Building 1 is setback 7.0 metres from the front boundary to South Street. The eaves of the building will extend 450mm into this setback, however the development will still exceed the setback of the adjacent dwelling. It is considered a setback of 6.55 metres to the frontage will not adversely impact on the streetscape. All buildings are well setback from the Jackson Street frontage of the site which is utilised to provide vehicle access to the internal parking areas.

A minimum 3.0 metre setback is provided to all side boundaries of the site.

The setback from Buildings 6 and 7 to the rear boundary is 4.5 metres, which does not comply with the 7.0 metre setback requirement. The adjoining land to the rear of the site is zoned for Recreation and facilitates stormwater drainage to the Railway Dam. A relaxation of the rear boundary setback is not considered to compromise the residential amenity of the area.

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 development has been designed to achieve adequate ventilation and natural lighting for the dwelling units. Screen fencing will be established along site boundaries and internally within the site to delineate areas of private open space for each dwelling unit and maintain privacy for residents of adjoining properties.

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

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

Conditions of approval will require site landscaping to be provided in accordance with the landscaping plan submitted with the development proposal. The landscaping plan includes the establishment of gardens containing a variety of trees, shrubs and ground covers established alongside the internal driveway and car parking areas. The plan also incorporates various trees adjacent to the property boundaries. Unsealed areas of the site, including the private open space areas of the dwelling units, will be turfed.

Site landscaping will contribute to the overall amenity of the development and local streetscape. Landscaping will also provide a level of screening and privacy for residents of the dwelling units.

a) Residential Development – Outbuildings

PC 33 Residential Outbuildings

Residential amenity is to be maintained.

Not Applicable – the development does not incorporate residential outbuildings.

4.0 Other assessment issues

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

5.0 Assessment Summary

Although the proposed development requires assessment against the Impact Assessable provisions of the planning scheme, the development does not conflict with the intent of the Residential Zone within which it is to be located. The development will contribute to the range of housing available in Roma whilst remaining sensitive to the local character and amenity through a design that is appropriately scaled and compatible with the local area.

For Action
General	25/07/2012
TO: Manager Organisational Performance (Edward Sims)

Subject:	Memorandum of Understanding between Council and Horizon Housing Company
Target Date:	10/08/2012
Notes:	Recommendation approved.
File Reference	SF12/5 D12/20817