Description: Maranoa Logo Process

 

ATTACHMENTS Paper

 

General Meeting

 

Wednesday 22 January 2014

 

Roma Administration Centre

 

NOTICE OF MEETING

 

Date: 17 January 2014

 

Mayor:                                                   Councillor R S Loughnan

 

Deputy Mayor:                                        Councillor W S Wason

Councillors:                                            Councillor J L Chambers

                                                              Councillor R J Denton

                                                              Councillor P J Flynn

                                                              Councillor W M Newman

                                                              Councillor C J O’Neil

                                                              Councillor M L Price

                                                              Councillor D J Schefe

 

Chief Executive Officer:                          Ms Julie Reitano

 

Senior Management:                               Mr Cameron Castles (Director - Infrastructure Services)

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

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

 

Officers:                                                 Ms Jane Frith (Coordinator - Corporate Communications)

 

Please find attached agenda for the General Meeting to be held at the Roma Administration Centre on January 22, 2014 at 9.00am.

Julie Reitano

Chief Executive Officer

 


Maranoa Regional Council

    

General Meeting -  22 January 2014

TABLE OF CONTENTS

Item       Subject

No

 

Reports   

 

12.1       Request for Bitumen Seal - Daisybank Road

              Attachment 1:        Acknowledgement Letter to Robert Watson Re: Request for Bitumen Seal - Daisybank Rd, Euthulla......................................................................... 3

              Attachment 2:        Councillor Out & About - 20/11/13 - Cr. Schefe - Daisybank Rd Bitumen request............................................................................................................... 4

 

12.2       Dust Solution - George Street East

              Attachment 1:        Request for Dust Solution or Road Closure - George Street East....... 5

              Attachment 2:        Acknowledgement Letter to Brenda Hill Re: Request for Closure of East George Street, Roma......................................................................................... 6

              Attachment 3:        Alonna Little - George Street Road Closure Roma - Request for Information / Complaint.............................................................................................. 7

              Attachment 4:        Initial Acknowledgment Letter - Alonna Little East George Road Closure     8

              Attachment 5:        Council Resolution 0210.03.GM - Dust Nuisance (Short Street)......... 9

              Attachment 6:        Advertisement: Road Closure - Short Street...................................... 10

 

12.3       Grids and Gates

              Attachment 1:        Attachment 1 Ten highest priority grids.............................................. 11

              Attachment 2:        Attachment 2 Risk Rating................................................................... 13

 

12.4       Adoption of LRRS Projects for Transport Infrastructure Development Scheme Funding

              Attachment 1:        SWRRTG Work Program 2014-18 Version D (Maranoa's amendments)     14

              Attachment 2:        RRG 2013-09-03 Attachment D TIDS Allocation Announcement..... 17

 

12.5       Alternative Access to "Borah" AA Company Wylarah Aggregation

              Attachment 1:        Map of Area - Alternate Access to Borah off Maranoa Road............ 19

              Attachment 2:        Infrastructure Agreement Access to Borah off Maranoa Road......... 20

              Attachment 3:        First Principles Costs to Council - Eulorel New Site INFRA AGREEMENT Access to Borah.................................................................................. 21

 

13.1       Ergon Energy Substation Expansion Mitchell

              Attachment :           Ergon Energy - 66kv line map............................................................ 22

 

13.2       Proposal to Alter the Boundaries of 16 Localities

              Attachment 1:        Map Showing Affected Lots................................................................ 23

              Attachment 2:        Correspondence received from Charles Nason................................. 33

              Attachment 3:        Correspondence received from Australia Pacific LNG Origin........... 34

 

13.4    RFT 14012 MRC Service Provider Panel for Council Facility Maintenance

              Attachment 1:        RFT 14012 Service Providers Tick Sheet.......................................... 35

              Attachment 2:        RFT 14012 Score ............................................................................... 36

 

13.5       Local Government Reserve - Change of Sub-Purpose

              Attachment :           Map - Lot 334 on CP880097............................................................... 37

 

13.6    Material Change of Use – Accommodation Units (2 Additional Units) (File: 2012/18746)

              Attachment 1:        Body of Report.................................................................................... 38

              Attachment 2:        Development Plans............................................................................. 51

              Attachment 3:        Adopted Infrastructure Charges Notice ............................................. 60

 

13.7    Application for Material Change of Use – “Extractive Industry”, Reconfiguring a Lot (Access Easement) & Environmentally Relevant Activity (ERA) 16 – Extractive and Screening Activities

              Attachment 1:        Body of Report.................................................................................... 63

              Attachment 2:        Plans of Development......................................................................... 80

              Attachment 3:        Santos Limited - Development Requirements.................................... 99

 

13.8    Material Change of Use – “Undefined Use”  (Non-resident Workforce Accommodation – 360 units) (File: 2013/18679)

              Attachment 1:        Body of Report.................................................................................. 103

              Attachment 2:        Development Plans........................................................................... 118

              Attachment 3:        SARA Response .............................................................................. 130

 

13.9       Local Government Boundary Anomalies

              Attachment 1:        Maps - Local Government Boundary Anomalies............................. 133

              Attachment 2:        Map Showing General Locality of Lots............................................. 136

 

13.10    Subsidy Maranoa PCYC

              Attachment :           Correspondence - Maranoa PCYC.................................................. 137

 

13.11    Request to Install Microwave Communications Equipment

              Attachment :           Correspondence - Rob Wibaux - March IT...................................... 139

 

13.12    Injune Retirement Village

              Attachment 1:        General Meeting - 12 December 2012 - Injune Retirement Village Inc.- Mt Hutton Retirement Village - request for assistance.......................... 142

              Attachment 2:        Australia Post - Tax Invoice Number 03-45577 - 10/09/2013.......... 144

 

      


Attachment 1

Acknowledgement Letter to Robert Watson Re: Request for Bitumen Seal - Daisybank Rd, Euthulla

 

Our Ref: D13/58320;D13/59160

 

Enquiries: Clara Aitken

Phone: 4624 0712 (Direct) or

             1300 007 662 (via Customer Service)

Office: Infrastructure Services

 

 

4 December 2013

 

 

Robert Watson

Lot 32 Daisybank Road

EUTHULLA  QLD  4455

 

Via E-mail:      robw03@bigpond.com

 

 

Dear Robert

Re: Request for Bitumen Seal – Daisybank Road, Euthulla

 

Thank you for your Councillor Customer Feedback form addressed to Councillor David Schefe dated 20 November 2013, outlining your request for Council to provide a bitumen seal to Daisybank Road, Euthulla.

 

I have undertaken an initial review of your request and have allocated this matter to Kylie Fleischfresser – Specialist Infrastructure Planning for further investigation. Following this investigation, a report will go to the Council meeting of 8 January 2014 for resolution.

 

Following this meeting we will advise you of the outcome.

 

Again, thank you for bringing this matter to the attention of Councillor Schefe, I will continue to keep Councillor Schefe and yourself informed through to finalisation of your request.

 

Please do not hesitate to contact Clara Aitken of my office on (07) 4624 0712, or by email – clara.aitken@maranoa.qld.gov.au if you have any further questions or concerns with progression of this matter.

 

 

Yours faithfully

 

 

 

 

Kym Downey

Manager – Infrastructure Planning & Design


Attachment 2

Councillor Out & About - 20/11/13 - Cr. Schefe - Daisybank Rd Bitumen request

 


Attachment 1

Request for Dust Solution or Road Closure - George Street East

 


Attachment 2

Acknowledgement Letter to Brenda Hill Re: Request for Closure of East George Street, Roma

 

Our Ref: D13/53567; D13/59113

 

Enquiries: Clara Aitken

Phone: 4624 0712 (Direct) or

             1300 007 662 (via Customer Service)

Office: Infrastructure Services

 

 

4 December 2013

 

 

Brenda Hill

 

Via E-mail:      rose22@internode.on.net

 

 

Dear Brenda

Re: Request for Closure of East George Street, Roma

 

Thank you for your correspondence addressed to Council’s Chief Executive Officer, Ms Julie Reitano dated 5 November 2013, in which you request the closure of a section of East George Street between Ashburn Road and Beaumont Drive, Roma.

 

I have undertaken an initial review of your concerns raised and have allocated this matter to Kylie Fleischfresser – Specialist Infrastructure Planning for further investigation. Following this investigation, a report will go to the Council meeting of 8 January 2014 for resolution.

 

Following this meeting we will advise you of the outcome.

 

Again, thank you for bringing this matter to the attention of Council’s Chief Executive Officer Ms Reitano, I will continue to keep you informed through to finalisation of your request.

 

Please do not hesitate to contact Clara Aitken of my office on (07) 4624 0712, or by email – clara.aitken@maranoa.qld.gov.au if you have any further questions or concerns with progression of this matter.

 

 

Yours faithfully

 

 

 

 

Kym Downey

Manager – Infrastructure Planning & Design


Attachment 3

Alonna Little - George Street Road Closure Roma - Request for Information / Complaint

 


Attachment 4

Initial Acknowledgment Letter - Alonna Little East George Road Closure

 

Our Ref: D13/57879; D13/58252

 

 

26 November 2013

 

 

Ms Alonna Little

PO Box 516

Roma, Qld. 4455

 

 

Dear Ms Little

 

Acknowledgment Letter – Closure of East George Street, Roma

 

I am writing to confirm that I have sighted the details of your request for information lodged with Council on 30 October 2013.

I have forwarded your request to Council’s Acting Director - Infrastructure Services, Mr Michael Parker. He will review your request and coordinate a reply for you.

If for some reason you have not received a response by 17 December 2013, you are welcome to contact Lizzie Elmes of my office (4624 0642) or myself and we will investigate the reasons for the delay on your behalf.   

Please rest assured that we will aim for a quicker response if at all possible.

 

 

Yours faithfully

 

 

 

 

Julie Reitano

Chief Executive Officer


Attachment 5

Council Resolution 0210.03.GM - Dust Nuisance (Short Street)

 

General Meeting 24.09.03

 

13.1     Dust Nuisance – Short Street

 

Councillor Kajewski reported that Mr Harold Rose of Bungil Street had reported a dust nuisance from traffic using the section of Short which adjoins his property.

 

 

Resolution No: 0210.03.GM

 

Moved Councillor Boucaut Seconded Councillor Kajewski  “THAT Council ascertain if Mr Rose would be opposed to closing off that section of Short Street which adjoins his property to all traffic.” CARRIED

 

 


Attachment 6

Advertisement: Road Closure - Short Street

 

Advertisement

 

PO Box 116 Roma Qld 4455

Ph 07 4622 1266 Fax 07 4622 3084

Email: council@roma.qld.gov.au

Web: www.roma.qld.gov.au

ABN 67 831 480 106

 

 

 

 

ROMA TOWN COUNCIL

 

ROAD CLOSURE – SHORT STREET

S915 – Local Government Act 1993

 

 

Roma Town Council wishes to advise that as from Tuesday 14 October 2003, the section of Short Street between Bungil Street and East George Street will be closed to all traffic, apart from pedestrians and cyclists, until further notice.

 

Alternative means of access are available via Ashburn Road and East George Street.

 

 

 

Ian O'Donnell                                                                                        PO Box 116

Chief Executive Officer                                                                          Roma Qld 4455

 

 

 

__________________________________________________________________________________

 

 

Insert this advertisement in:  Western Star, Tuesday 14 October 2003.

 

 

 


Attachment 1

Attachment 1 Ten highest priority grids

 



Attachment 2

Attachment 2 Risk Rating

 

 

Risk Rating

 

The risk assessment takes into consideration all factors that contribute to the safety of public road users. Factors posing higher risks have been attributed a heavier weightings which are reflected in the numerical ranking system applied. The assessment categorises  all individual grids into Five (5) categories:

 

5 – Very High Risk – Considerably Dangerous - Majority of structural elements and/or lack of signage seriously hazardous road environments and require early intervention.

 

4 - High Risk – Majority of structural elements and/or lack of signage create hazardous road environments and require early intervention.

 

3 - Medium Risk - Substantial structural defects present and/or lack of signage creates hazardous road environments that require intervention.

 

2 - Low Risk – Low structural defects and/or minimal signage.

 

1 - Compliant – Grid complies with 2012 Grids and Gates policy.

 


Attachment 1

SWRRTG Work Program 2014-18 Version D (Maranoa's amendments)

 




Attachment 2

RRG 2013-09-03 Attachment D TIDS Allocation Announcement

 



Attachment 1

Map of Area - Alternate Access to Borah off Maranoa Road

 


Attachment 2

Infrastructure Agreement Access to Borah off Maranoa Road

 


Attachment 3

First Principles Costs to Council - Eulorel New Site INFRA AGREEMENT Access to Borah

 

 


Attachment 1

Ergon Energy - 66kv line map

 


Attachment 1

Map Showing Affected Lots

 











Attachment 2

Correspondence received from Charles Nason

 


Attachment 3

Correspondence received from Australia Pacific LNG Origin

 


Attachment 1

RFT 14012 Service Providers Tick Sheet

 


Attachment 2

RFT 14012 Score

 


Attachment 1

Map - Lot 334 on CP880097

 


Attachment 1

Body of Report

 

1.0 Background Information

 

The application seeks approval for a Material Change of Use for Accommodation Units (2 additional units) on land situated at 16 Duke Street, Roma QLD 4455, described as Lot 2 on RP150861.

 

The development site is located within the Residential Zone and surrounded by existing residential land uses including single detached dwellings and multiple dwelling units.  The site comprises an area of 935m2

 

 

Figure 1 - Locality Plan

 

The site is currently occupied by a dual occupancy.  It is proposed that the existing dwelling units be retained and two additional single-storey units be established at the rear of the property. 

 

Figure 2 – View of site from Duke Street

 

The existing dwelling units each comprise two bedrooms and one bathroom.  The proposed dwelling units will each contain two ensuited bedrooms.

 

The development includes the construction of two carports catering for four vehicles in addition to two uncovered visitor car parking spaces.

 

 

2.0       Definition of Use and Assessment Status

 

The proposed development 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 21 October 2013 to 11 November 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 development involves the intensification of a residential use within a developed urban area.  The proposal 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 and is not situated in proximity to the Town CBD.  The development will not adversely impact on the efficiency, attractions or vitality of the commercial area.  Additional onsite car parking spaces will be provided to cater for the intensification of the existing land use.

 

(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 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.

 

(c)    Community Well-Being & Lifestyle

 

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

 

The 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 normal 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 proposed units are of comparable scale to the existing units onsite and integrate with the built form and rural amenity of the town area.  The development will have minimal impact on the streetscape as the additional units will be largely obscured from view at the street frontage by the existing building which is sited towards the front of the allotment. 

 

(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 development involves the intensification of an existing residential land use within the Urban Area.  The proposed units will be limited to a single storey and consistent with the scale and character of residential development in the area.  Landscaping and screen fencing will be established along site boundaries to enhance the visual amenity of the site and ensure privacy for occupants and adjoining residences.  Due to the positioning of the existing building at the front of the site, little of the additional units will be seen from the street frontage.

 

 (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 proximity to the site.   Conditions of approval will require the provision of vehicle manoeuvring areas within the site, to ensure vehicles can exit in a forward direction for improved visibility and safety. 

 

(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 a rail corridor.  Access to the site is 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

(c)  protect and maintain environmental values.

 

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 adverse environmental impacts.

PC 5 Vehicle Access

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

 

The development will gain access to Duke Street via a two-way concrete crossover.  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 provision for six onsite car parking spaces which is compliant with the minimum requirement of 1.5 spaces per dwelling unit. 

 

The proposed car parking arrangement includes the provision of a single carport per unit plus two uncovered visitor parking spaces.

 

Conditions of approval will require 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 provide all weather access from the site 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 intended to cater for residential land uses.  The development site is not located 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

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

 

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

PC 13 Development in the Vicinity of Aerodrome

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

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

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

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

(d)     interfering with navigation or communication facilities;

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

(f)     transient intrusions into the aerodromes 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 proposed development is not located in proximity to the rail corridor. 

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

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

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.

 

The development is a residential land 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;

(c)  supply as drinking water after minimal treatment;

(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 earthworks 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 involves the establishment of an additional single storey building on the site.  The maximum building height above ground level will not exceed 6.3 metres, which is consistent with the character of the 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 combined footprint of both the existing and proposed buildings (including carports) will occupy approximately 346m2 of the site, equating to 37% site coverage.

The building footprint will occupy.  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 establishment of a carport in front of the existing building will result in a setback of 5.85 metres from the front property boundary.  A minimum setback of 3.0 metres will be provided from the proposed building to the side boundaries of the site and 5.0 metres clearance provided to the rear boundary.

 

The existing building will maintain clearances in excess of 8.0 metres to the Duke Street frontage and 2.6 metres and 3 metres to the northern and southern side boundaries respectively.

 

A 1.15 metre relaxation of the front boundary setback and 2 metre relaxation of the rear boundary setback will be required to accommodate the proposed development.  It is considered that the reduced setbacks will not compromise the character and amenity of the area. 

 

The siting of the additional units closer to the rear boundary, allows the provision of onsite car parking, manoeuvring areas and private open space for residents of the existing units.

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 adequately setback from site boundaries to ensure adequate sunlight, ventilation and open space is provided for residents.  Screen fencing will be established between the units and along the site boundaries to provide private open space at the rear of the existing and proposed dwelling 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

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

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

Landscaping will be established adjacent the site boundaries and in front of the dwelling units.  Site landscaping will contribute to the overall amenity of the development and local streetscape. 

 

 

5.0       Assessment Summary

 

Although the proposed development requires impact assessment, the proposal does not conflict with the intent of the Residential Zone.  The development is consistent with the scale and character of residential development in the Roma Town area and will contribute to the range of housing available within the community.

 

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

 


Attachment 2

Development Plans

 










Attachment 3

Adopted Infrastructure Charges Notice

 

 

 


ADOPTED INFRASTRUCTURE CHARGES NOTICE

 

Issued by Maranoa Regional Council in accordance with:

 

1.   Section 648F of the Sustainable Planning Act 2009

2.   State planning regulatory provision (adopted charges) 2012

3.   Maranoa Regional Council Resolution to adopt Infrastructure Charges for the Roma Planning Scheme under the State planning regulatory provision (adopted charges), 2012 – effective 26 September 2012

4.   Development Approval 2012/18746 for a Material Change of Use - Accommodation Units (2 additional units) situated at on land at 16 Duke Street, Roma QLD 4455 and described as Lot 2 on RP150861.

 

(a)       The amount of the charge:

 

$30,000.00 is payable as infrastructure charges.

 

This is based on an adopted charge of $15,000.00 per 1-2 bedroom dwelling unit.

 

A discount of $30,000 is applicable based on the monetary equivalent of the existing lawful use of the premises.

 

(b)       The land to which the charge applies:

 

This charge is levied in respect of a Development Approval for a Material Change of Use - Accommodation Units (2 additional units) situated at on land at 16 Duke Street, Roma QLD 4455  and described as Lot 2 on RP150861.

 

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

 

Chief Executive Officer,

Maranoa Regional Council

 

(d)       When the charge is payable:

 

Prior to commencing construction of the approved development.

 

(e)       If the local government has, under its adopted infrastructure charges resolution, provided for the charge to increase, an additional amount, worked out in compliance with section 648D(10)(b) of the Sustainable Planning Act 2009, is payable on the day the charge is paid:

 

The Maranoa Regional Council Resolution to adopt Infrastructure Charges for the Roma Planning Scheme under the State planning regulatory provision (adopted charges) 2102 – effective 26 September 2012, provides for increases in charges to be made in accordance Section 7 of that Resolution. The increases are related to the Consumer Price Index (all Groups) for Brisbane.


ADVICE ABOUT THIS ADOPTED INFRASTRUCTURE CHARGES NOTICE (AICN)

 

When does an AICN lapse?

 

An AICN lapses if the corresponding development approval or compliance permit stops having effect.

 

Negotiated AICN

 

A person who receives an AICN may make a written representation (e.g. a letter, facsimile or email) about the AICN to the entity that gave the notice (i.e. local government or a water distributor retailer) (Chapter 8, Part 4 of the Sustainable Planning Act 2009 (SPA)). If the entity agrees with any of the representations, the entity will issue a negotiated AICN which replaces the original notice.

 

SPA also provides for representations to be made about decision notices under Chapter 6, Part 8. Where a negotiated decision notice affects the amount of an adopted infrastructure charge, the local government may issue a new AICN to replace the original notice (section 364 of the SPA).

 

A representation about an AICN or a decision notice must be started during the period within which the person may make an appeal about the AICN or the decision notice.

 

Permissible change and an AICN

 

A permissible change, is a minor change to a development approval that would not result in a substantially different development (section 367 of the SPA). An AICN, or negotiated AICN, cannot be issued as part of the process for a permissible change to a development approval. In this regard, a permissible change to a development approval should not result in a change that warrants a new AICN.

 

Making an appeal about an AICN

 

A person, who is given an AICN or negotiated AICN and is dissatisfied, may appeal to the Planning and Environment Court (Court) against the notice, under section 478 of the SPA. An appeal against an AICN or a negotiated AICN can only be about:

whether a charge in the notice is so unreasonable that no reasonable relevant local government, state infrastructure provider or coordinating agency could have imposed it; or

an error in the calculation of the charge.

 

A person has 20 business days to start an appeal against an AICN or negotiated AICN.

 

Another way to appeal against an AICN or negotiated AICN is the Building and Development Dispute Resolution Committee (Committee). The Committee provides an accessible, affordable and timely service for members of the public not satisfied with decisions made by local governments and private certifiers. Errors in the calculation of the charge can be appealed to the Committee, under section 535 of the SPA.

 

An appeal against an AICN or negotiated AICN, to either the Court or the Committees, is not an appeal against a development application, development approval, compliance assessment or compliance permit. As such, an appeal does not affect the period in which the corresponding development approval or compliance permit takes effect and lapses.

 

 

FOR YOUR REFERENCE:

 

Extract from the Sustainable Planning Act 2009- Section 478

 

478    Appeals about particular charges for infrastructure

 

(1) This section applies to a person who has been given, and is dissatisfied with—

(a) an infrastructure charges notice, regulated infrastructure charges notice, adopted infrastructure charges notice or regulated State infrastructure charges notice; or

(b) a negotiated infrastructure charges notice, negotiated regulated infrastructure charges notice, negotiated adopted infrastructure charges notice or negotiated regulated State  infrastructure charges notice.

(2) The person may appeal to the court against the notice.

(3) An appeal against a notice mentioned in subsection (1) must be started within 20 business days after the day the notice is given to the person.

(4) An appeal under this section may only be about—

(a) whether a charge in the notice is so unreasonable that no reasonable relevant local government, State infrastructure provider or coordinating agency could have imposed it; or

(b) an error in the calculation of the charge.

To see details of other sections of the Sustainable Planning Act 2009, you can go to the legislation section of the Queensland Government website. The following internet link may assist:

http://www.legislation.qld.gov.au/LEGISLTN/CURRENT/S/SustPlanA09.pdf

 

 http://www.legislation.qld.gov.au/LEGISLTN/CURRENT/S/SustPlanA09.pdf

 

 
(5) To remove any doubt, it is declared that an appeal under this section can not be about the methodology used to establish an adopted infrastructure charge or the charge in a relevant infrastructure charges schedule, regulated infrastructure charges schedule or regulated State infrastructure charges schedule.

 

 

 

 

 


Attachment 1

Body of Report

 

Background Information

 

The application seeks to establish a Material Change of Use for "Extractive Industry”, Reconfiguring a Lot (Access Easement), and Environmentally Relevant Activity 16 – Extractive & Screening Activities, on land at 3584 Duck Creek Road, Highland Plains QLD 4455 (described as Lot 70 on WT800341, Lot 71 on WT288, Lot 72 on WT327).

 

The proposal includes the extraction and screening of up to 1,000,000t per annum of hard rock quarry material, intended for civil construction purposes. The quarry, situated within Lot 72, will occupy a work area of approximately 53.73ha of a 5,210ha lot. The extraction techniques include “ripping and pushing” with a dozer, and also blasting. 

 

The proposal includes creating two (2) vehicle access easements, approximately 10m in width, with a combined length of approximately 5km. The easements will be located over Lot 70 and 71 in favour of Lot 72. The easements will contain a compacted gravel road, and connect Duck Creek Road with the proposed work area.

 

The main ancillary buildings and structures include a portable site office (15m2), a portable amenities building (15m2) with a shower and toilet, and also a self-bunded diesel fuel storage container (<500m3).

 

The proposal includes a water tank (approximately 5,000L) for a potable water supply, and directing run-off from the disturbed areas to a sedimentation basin, the water from which to be used for dust suppression. The proposal also includes a temporary sewerage facility (transportable ablution blocks), the waste from which will be disposed of by a contractor. The proposal does not include any on-site treatment or disposal of sewerage.

 

The proposed hours of operation are 6am to 6pm, Monday to Sunday. The activity requires up to ten (10) employees on site at any one site.

 

The proposal includes the provision of ten (10) onsite carparking spaces, and an on-site heavy vehicle loading / manoeuvring area, surrounding the stockpile area.

 

The activity requires the use of various light vehicles, “truck and dogs”, B-double and AB-triple road trains. The transport of quarry material is by way of B-triples with side trippers. The anticipated haulage route will be predominantly to the Santos GLNG Project located north-east of the site, with traffic heading north from the site along Duck Creek Road and turning onto Injune Taroom Road. A small portion of traffic will travel south along Duck Creek Road.

 

The site is burdened by two (2) gas pipeline easements (refer to Figure 3); one held by Santos Limited, and other by QGC. The proposal affects the Santos easement, in that the proposed access easement intersects the easement. The applicant has consulted with Santos, who subsequently provided third party advice, including conditions of development. The third party advice will be included as part of the development approval.

 

The nearest house to the proposed work area is situated approximately 2.5km to the south-west. The remaining surrounding land uses are predominantly rural grazing land.

 

The site is mapped as containing remnant vegetation, predominantly within the northern half of Lot 72, and a network of watercourses. The western half of Lot 70 is mapped as being potential strategic cropping land. We note that the site does not include any clearing of significant vegetation, and only the access easement will be situated within the strategic cropping land.

 

In terms of the planning scheme overlays - the entire site is mapped as being Good Quality Agricultural Land; the northern half of Lot 72 is mapped as containing Protected Areas (correlating with the remnant vegetation mapping); and the northern half of Lot 72 is also mapped as medium bushfire hazard area.

 

The development application material submitted to Council includes the following:

-     Proposal plans, prepared by Contour Consulting Engineers (refer to Attachment 2)

-     Project Activity Based Management Plan, prepared by Contour Consulting Engineers

-     Traffic Engineering Report, prepared by Contour Consulting Engineers

-     Operational Management Plan, prepared by Ostwald Bros

-     Rehabilitation Plan, prepared by Duke Environmental

-     Vegetation Management Plan, prepared by Duke Environmental

-     Erosion and Sediment Control Program, prepared by Contour Consulting Engineers

 

The State Assessment & Referral Agency assessed the application in relation to the environmentally relevant activity, and issued a concurrence agency response, dated 20 November 2013, stating they have no requirements. 

 

The State Assessment & Referral Agency assessed the application in relation impacts on road infrastructure, and issued concurrence agency conditions of development, dated 21 November 2013. The conditions require the payment of contributions and that DTMR be notified when the use commences.

 

The development application was publically notified between 30 October 2013 and 23 November 2013, and no submissions were received.

 

The Department of Environment & Heritage Protection has issued the following environmental authorities to the operator – Ostwald Construction Materials Pty Ltd – in relation to Lot 72 on WT327:  

-     Registration Certificate, dated 26 September 2012, authorising the carrying out of ERA 16, extractive and screening activities up to 100,000t per annum; and

-     Environmental Permit, dated 28 October 2013, authorising the carrying out of ERA 16, extractive and screening activities up to 1,000,000t per annum.

 

Figure 1 – Site Locality (Source: Where Is)


Figure 2 – Site Boundaries (Source: SARA mapping)

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

 

 

Definition of Use & Assessment Status

 

The Bungil Shire Planning Scheme defines the proposed use as:

 

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

 

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

 

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

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

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

 

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

The application is subject to Impact Assessment and assessed against the relevant provisions of the planning scheme.  The application was publically notified between 30 October 2013 and 23 November 2013, and no submissions were received.

 

Assessment against the Planning Scheme

 

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

 

(a) Environment

 

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

 

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

 

The Department of Environment & Heritage Protection has provided an Environmental Permit in relation to the ERA, separate to the assessment under the Sustainable Planning Act 2009.

 

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

 

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

 

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

 

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

 

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

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

 

(b) Economic

 

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

 

The entire site is mapped as GQAL. Extractive industry is by nature, commonly found within rural areas. The work area covers a relatively small portion of the site (53.73ha of a 5,210ha lot) and does not prejudice the balance areas to be utilised for agricultural purposes.

 

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

 

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

 

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

 

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

 

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

 

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

 

(c)  Community Well-Being & Lifestyle

 

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

 

The proposed development will gain vehicle access via Duck Creek Road (by way of access easements), and includes a water tank, sediment basin, and temporary sewerage facilities in terms of infrastructure. Matters relating to the provision of any infrastructure can be appropriately addressed by way of conditions of development.

 

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

 

The proposed development is for an extractive industry.

 

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

 

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

 

Santos Limited have assessed the proposal in relation to the existing gas pipeline easements, and have issued third party advice, to be included as part of the conditions of development.

 

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

 

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

 

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

 

The northern half of the site (Lot 72) is mapped as medium bushfire hazard area. Matters relating to bushfire management can be appropriately controlled by way of conditions of development

 

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

 

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

 

Overall Outcomes for Rural Zone Code

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

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

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

 

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

 

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

 

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

 

The proposed development covers a relatively small portion of the site (53.73ha of a 5,210ha lot) and does not prejudice the ability of the balance area and adjoining lots to be utilised for agricultural purposes.

 

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

 

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

 

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

 

The entire site is mapped as GQAL. Extractive industry is by nature, commonly found within rural areas. The work area covers a relatively small portion of the site (53.73ha of of 5,210ha lot) and does not prejudice the ability of the balance areas to be utilised for agricultural purposes.

 

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

 

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

 

(f)    maintains the rural amenity;

 

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

 

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

 

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

 

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

 

The proposed development will gain vehicle access via Duck Creek Road, by way of an internal compacted gravel road (contained with the proposed easements). Matters relating to the vehicle access can be appropriately addressed by way of conditions of development.

 

The State Assessment & Referral Agency / Department of Transport & Main Roads have assessed the application in relation to impacts on road infrastructure and have issued conditions of development.

 

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

 

Matters relating to bushfire management can be appropriately controlled by way of the mitigation measures detailed in the activity management plans and by way of conditions of development.

 

 

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

 

The proposed development does no represent out-of-sequence development.

 

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

 

The subject site is mapped as containing medium bushfire hazard areas. Matters relating to bushfire management can be appropriately controlled by way of the mitigation measures detailed in the activity management plans and by way of conditions of development.

 

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

 

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

 

(m) does not impact adversely on infrastructure.

 

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

 

Rural Zone Code

 

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

 

Relevant performance criteria -  the Rural Zone Code

Assessment responses

For all of the Rural Area

1. Infrastructure

PC1 Electricity

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

The proposal includes the use of a portable generator.

 

 

PC2 Water Supply

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

The proposal includes the use of a water tank (approximately 5,000L) for potable water, and a sediment basin to capture water (from disturbed area) for use in dust suppression.

 

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

 

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

PC3 Effluent disposal

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

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

 

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

PC4 Stormwater/Inter-allotment Drainage

Stormwater is collected and discharged so as to:

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

b)   prevent the waterlogging of nearby land; and

c)   protect and maintain environmental values.

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

 

Matters relating to stormwater collection and drainage can be appropriately addressed by way of the mitigation measures detailed in activity management plans and by way of conditions of development.

PC5 Vehicle Access

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

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

 

The proposal seeks to create an access easement, 10m in width, burdening Lots 70 and 71, in favour of Lot 72, which will contain the internal road. The easement will connect the quarry site with Duck Creek Road.

 

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

PC6 Parking and maneuvering

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

The proposal includes the provision of ten (10) carparking spaces, and includes a loading / heavy vehicle maneuvering area surrounding the stockpile area.

 

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

 

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

PC7 Roads

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

 

PC7.2 Location

Development must be located where there is convenient access.

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

 

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

 

SARA/(DTMR) have assessed the development application in relation to impacts on road infrastructure and have issued conditions of development.

PC8.1 Highways

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

 

PC8.2

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

 

PC8.3

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

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

 

SARA/(DTMR) have assessed the application in relation to impacts on road infrastructure and have issued conditions of development.

 

PC9 Gas and Oil Pipelines

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

The site contains two (2) gas pipeline easements, held by Santos Limited and QGC. The site of the proposed quarry is not located within 100m of the gas pipeline easements.

 

The proposal affects the easement held by Santos, in that the proposed access easement intersects their easement. The applicant has consulted Santos Limited, who issued third party advice, to be included in the conditions of development.

PC10 Refuse Tips and Effluent Treatment Plants

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

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

 

 

 

PC11.1 Rail Corridors

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

 

PC11.2

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

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

 

 

 

 

 

PC12 Electricity Transmission Line Easement – Vegetation

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

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

PC13 Electricity Transmission Line Easement – Separation Distance

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

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

2.  Environment

 

PC14 Watercourses

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

 

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

 

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

PC15 Flooding

Premises are designed and located so as:

a)   not to be adversely impacted upon by flooding;

b)   to protect life and property; and

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

The proposal does not include any permanent buildings or structures.

 

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

PC16 Air Emissions

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

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

 

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

PC17 Noise Emissions

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

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

 

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

PC18 Water Quality

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

a)   the biological integrity of aquatic ecosystems;

b)   recreational use;

c)   supply as drinking water after minimal treatment;

d)   agricultural use; or

e)   industrial use.

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

 

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

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

PC19 Excavation and Filling

Excavation and filling of land ensures:

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

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

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

 

PC20 Construction Activities

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

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

 

 PC 21 Separation of Incompatible land uses

Separation distances are provided to ensure:

(a) the future viability of surrounding uses;

(b) infrastructure items are protected from

incompatible development;

(c) an appropriate standard of amenity and

public safety; and

(d) conflict arising from incompatible uses is minimised.

The proposed site of the quarry is located approximately 5km from the nearest public road, and 2.5km from the nearest house.

 

The proposal provides for suitable separation distances.

 

 

PC 22.1 Development in the Vicinity of

airports:

Development in the vicinity of Airports:

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

(b) is designed and located to achieve a

suitable standard of amenity for the proposed activity; and

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

 

PC 22.2 Airport Protection

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

- the physical intrusion of buildings or other

structures into the Obstacle Limitation

Surfaces;

- attracting birds and or bats to the area

which could cause or contribute to bird

strike hazard;

- providing very bright lighting or lighting

similar to aerodrome lighting, which can

distract or confuse aircraft pilots;

- interfering with navigation or communication facilities;

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

- transient intrusions into the airport’s operational space.

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

PC 23 Good Quality Agricultural Land

Good Quality Agricultural Land areas as

identified in Map R2 – Good Quality

Agricultural Land are conserved and

managed for the longer term and protected

from development that may lead to its

alienation or diminished productivity

The entire site is mapped as GQAL. Extractive industry is by nature, commonly found within rural areas. The work area covers a relatively small portion of the site (53.73ha of a 5,210ha lot) and does not prejudice the ability of the balance areas to be utilised for agricultural purposes.

PC 24 Vegetation Retention

Development retains vegetation for the:

(a) protection of scenic quality;

(b) protection of general habitat;

(c) protection of soil quality; and

(d) establishment of open space corridors and networks

The proposal does not include any significant vegetation clearing.

 

 

PC 25 Protected Areas

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

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

 

PC 26 Sloping Land

Development is undertaken to ensure:

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

(b) safety of persons and property is not

compromised.

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

 

PC 27 Bushfire Hazard Area

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

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

(b) the provision of firebreaks to ensure

adequate setbacks between buildings,

structures and hazardous vegetation.

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

 

PC 28 Buildings of Significance

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

The site does not contain any existing buildings.

PC 29 Cultural Heritage

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

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

PC 30 Character Buildings

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

The site does not contain any existing buildings.

PC 31 Residential Outbuildings

Rural amenity is to be maintained.

The proposal does not include a residential component.

PC 32 Buffers

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

The proposal provides for suitable buffers areas, specifically 5km to the nearest public road, and 2.5km to the nearest house.

 

PC33 Catteries and Kennels

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

PC24 -37 Commercial Premises

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

PC38-42 Community and Recreation

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

PC43-45 Dwelling House

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

PC46-49 Forestry

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

PC50-52 Home Based Business

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

PC53-56 Host Home Accommodation

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

PC57-62 Industry (Low/Medium)

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

PC63 Telecommunication Facility

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

PC64-67 Temporary Worker’s Accommodation

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

PC68-71 Tourist Facility

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

 

 

Submissions

 

Public notification was carried out between 30 October 2013 and 23 November 2013, and no submissions were received.

 

 

Assessment Summary

 

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

 

 

 


Attachment 2

Plans of Development

 




















Attachment 3

Santos Limited - Development Requirements

 





Attachment 1

Body of Report

 

1.0 Background information

 

The proposed development is for an “Undefined Use” (Non-resident Workforce Accommodation – 360 Units), seeking to provide accommodation for the workforce associated with the construction of an electricity transmission network in the area, the anticipated need for accommodation being over a period of three (3) years.

 

The proposed camp site covers an area of approximately 30.19ha (within a 2,395ha lot). The proposal consists of four (4) separately fenced camp areas for individual contractors and associated employees of the Electrical Transmission network Project:

-     Area 1, covering an area of 31,769m2, with 128 units

-     Area 2, covering 29,795m2, with 52 units

-     Area 3, covering 27,369m2, with 52 units

-     Area 4, covering 33,232m2, with 128 units

-     Balance area, covering 179,893m2, containing part of the vehicle manoeuvring area, and the grey water disposal area (30,000m2)

 

The proposed units are grouped with four (4) units per building. The buildings are approximately 3m in width, 14.4m in length and 3.19m in height, with each unit having a floor area of approximately 9.3m2.

 

Each camp includes the following facilities:

-     Theatre and gymnasium

-     Laundry

-     First aid room

-     Communication and site office

-     Dining rooms, kitchen and food stage areas

 

The proposal includes the provision of 566 car parking spaces in total (representing a rate of approximately 1.5 spaces per unit), and also bus parking bays. Vehicle access to the site will be provided via Yuleba Taroom Road. An upgrade of the intersection of the site access with Yuleba Taroom Road will be required as will the construction of an internal road.

 

The proposal includes the following services:

-     Water to be delivered to the site by trucks and stored in tanks (minimum of 45,000L, with a further 20,000L to be available for fire fighting purposes)

-     On-site electricity generators

-     On-site sewerage treatment facility, with a total daily peak capacity exceeding 100 EP, treating up to 100,000 litres of wastewater per day

-     Grey water disposal area (30,000m2)

 

The proposal includes a 1.2m high fence along the entire perimeter of the camp sites (and balance area), and also includes a 10m wide landscaping strip along the northern, southern and western boundaries of the overall site. The proposal provides a buffer from existing watercourses and does not include clearing of any remnant vegetation.

 

The development included a Site Based Management Plan - “Seven Trees” Accommodation Camp, dated June 2013, prepared by Adams+Sparkes Town Planning + Development.

 

The development application was publically notified between 4/11/13 and 25/11/13, and no properly made submissions were received.

 

The State Assessment & Referral Agency as a Concurrence Agency for the development have carried out an assessment in relation to impacts on state-controlled infrastructure, and have issued conditions of approval (refer to Attachment 4).

 

The proposal includes Environmentally Relevant Activity 63 – Sewerage treatment (daily peak capacity of more than 100 EP, but less than 1,500 EP). However, the ERA is not a “concurrence ERA” and therefore referral was not required, with the associated Environmental Authority to be obtained separately.

 

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

The proposed use is undefined under the Bendemere Shire Planning Scheme.

The site is situated at Yuleba Taroom Road, Yuleba North QLD 4427, described as Lot 22 on SP248280 (refer to Figure 1 – Locality Plan).  The site has an area of 2,395ha and is currently vacant. The surrounding land uses are predominantly rural grazing land and homesteads. Yuleba Taroom Road intersects the site (refer to Figure 2 – Site boundaries).

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


Figure 1 - Locality Plan                                     Source: WhereIs

 

 

 

 

Lot 22

2,395ha

 

Lot 22

 

Yuleba Taroom Rd

 
 

 

 

 

 

 

 

 

 

 

 


Figure 2 – Site Boundaries              Source: SARA Mapping Online

The site is situated in the Rural Zone of the planning scheme (refer Figure 3 - Zoning).

 

Western Downs RC

(Taroom District)

 
 

 

 

 

 

 

 

 

 

 

 


Figure 3 - Zoning                 Source: Bendemere Shire Planning Scheme

 

 

 

 

 

 

 

 

 

Combabula

State Forest

 
 

 

 

 

 

 


Figure 4 - Aerial Photograph                           Source: Google Earth

 

 

 

 

3.0       Assessment against the planning scheme

 

Impact assessment

This application is subject to Impact Assessment and is assessed against the relevant provisions of the planning scheme, including any relevant codes. The provisions of the Sustainable Planning Act 2009 [SPA] may be summarized: s313 provides that the assessment manager must carry out the impact assessment having regard to—

(a)  the State planning regulatory provisions;

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

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

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

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

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

(e)  any applicable codes in the following instruments—

(i)   a structure plan;

(ii)  a master plan;

(iii) a temporary local planning instrument;

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

(v)  a planning scheme;

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

 

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

 

Proposed use, with conditions, is not in conflict with planning scheme

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

 

Desired Environmental Outcomes

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

 

(a)  Environment

 

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

 

The proposed development provides for suitable buffer areas from watercourses and does not include the clearing of any remnant vegetation.

 

(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.

 

Any environmental impacts in terms of land degradation can be appropriately controlled by way of the mitigation measures detailed in the Site Based Management Plan, and by way of conditions of development.

 

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

 

Any environmental impacts in terms of ecological sustainability, in particular maintaining water quality, can be appropriately controlled by way of the mitigation measures detailed in the Site Based Management Plan, and by way of conditions of development.

 

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

 

The site is not identified as being in proximity to 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.

 

Portions of the site are identified as containing GQAL. The proposed development is temporary in nature and appropriately located in close proximity to the construction activity it will be servicing. The proposed development will be operated within a relatively small section of the overall site and will not adversely impact on the ability of the balance area to be used for agricultural purposes.

 

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

 

The proposed development will not prejudice the operation of resource industries within the region. The proposed development generally contributes to the economic growth of 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 development is temporary in nature and appropriately located in close proximity to the construction activity it will be servicing, and generally contributes to the economic growth of the region.

 

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

 

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

 

(c)  Community Well-Being & Lifestyle

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

 

The proposed development includes a suitable vehicle access and provision of services. Matters relating to the design and construction of vehicle access and the provision of services can be appropriately addressed by way of conditions of development.

 

(ii)  Rural residential and urban residential development occurs in distinct localities that provide a sense of community, amenity, services, and a safe, affordable living environment, whilst maintaining the rural amenity of the shire. The role and identity of Yuleba and Wallumbilla townships as the main business and community centres of the shire is consolidated.

 

The proposed development, namely workers accommodation, is temporary in nature, and will not prejudice existing residential areas.

 

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

 

The proposed development is temporary in nature, and will not adversely impact on the operations of established infrastructure networks.

 

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

 

The subject site is identified as containing portions of medium bushfire hazard area. Having regard for the temporary nature of the use, and that the site provides for suitable buffer areas and a minimum of 20,000L water supply, it is considered that matters relating to bushfire mitigation can be appropriately addressed by way of conditions of development.

 

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

 

The proposed development will cater for the accommodation needs associated with the construction of electrical infrastructure 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.  The code seeks to ensure that development within the Rural Zone:

(a)   reflects the economic potential of the rural area

 

The proposed development is temporary in nature and appropriately located in close proximity to the construction activity it will be servicing. The development generally contributes to the economic growth of the rural area.

 

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

 

The proposed development is temporary in nature and appropriately located in close proximity to the construction activity it will be servicing, and will not prejudice rural activities in the surrounding locality.

 

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

 

Any environmental impacts can be appropriately controlled by way of the mitigation measures detailed in the Site Based Management Plan, and by way of conditions of development.

 

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

 

Portions of the site are identified as containing GQAL. The proposed development is temporary in nature and appropriately located in close proximity to the construction activity it will be servicing. The proposed development will be operated within a relatively small section of the overall site and will not adversely impact on the ability of the balance area to be used for agricultural purposes.

 

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

 

The proposed development is contained within a relatively small portion of a large rural lot, and will not impact adversely on the rural amenity.

 

(f)    maintains the rural amenity

 

The proposed development provides suitable buffer areas, landscaping, and vehicle access and manoeuvring areas (including the use of road base to reduce dust) to ensure that the rural amenity is protected.

 

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

 

The proposed development is located within a relatively small section of a large rural lot, and 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 proposed development has access to Yuleba Taroom Road and includes an internal road. Matters relating to the upgrade of the intersection and construction of the internal road can be appropriately addressed by way of conditions of development.

 

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

 

Any environmental impacts in terms of protected areas and sites of conservation importance can be appropriately controlled by way of the mitigation measures detailed in the Site Based Management Plan, and by way of conditions of development.

 

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

 

The proposed development does not prejudice the efficient provision of infrastructure.

 

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

 

The subject site is identified as containing areas of medium bushfire hazard. Having regard for the temporary nature of the use, and that the site provides for suitable buffer areas and a minimum 20,000L water supply for fire fighting purposes, it is considered that matters relating to bushfire mitigation can be appropriately addressed by way of conditions of development, as can matters relating to flood and landslide mitigation.

 

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

 

The proposed development provides for all necessary services, the design of which can be appropriately addressed by way of conditions of development.

 

(m)  does not impact adversely on infrastructure

 

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

 

 

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

 

Performance Criteria

Assessment responses

A.   A. For all the Rural Zone

1. Infrastructure

PC 1 Electricity

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

 

The proposal includes the provision of on-site electricity generators, suitable for the use.

 

Matters relating to the provision of electricity can be addressed in the conditions of development.

 

PC 2 Water Supply

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

The proposal includes connecting each of the camp areas with on-site water tanks (water to be delivered to the site by trucks) to meet operational needs and a minimum of 20,000L to be available for fire fighting purposes.

 

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

 

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 proposal includes an on-site sewerage treatment facility (daily peak capacity of more than 100 EP, but less than 1,500 EP), treating up to 100,000L of waste water per day. The proposal also includes a 30ha grey water disposal area.

 

Matters relating to on-site effluent disposal can be addressed in the conditions of development.

 

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 water-logging of nearby land; and

(c) protect and maintain environmental values.

Matters relating to stormwater management can be addressed in the conditions of development.

PC 5 Vehicle Access

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

The proposal includes vehicle access from Yuleba Taroom Road and an internal road. It was determined that an upgrade of the intersection is required to cater for the proposed use.

 

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

 

PC 6 Parking and manoeuvring

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

The proposal includes the provision of 566 car parking spaces in total (representing a rate of approximately 1.5 spaces per unit) and also bus parking bays, adequate for the proposed use.

 

Matters relating to the design and construction of parking and manoeuvring area can be addressed in the conditions of development.

 

PC 7.1 Roads

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

 

 

Matters relating to the design and construction of vehicle access can be addressed by way of conditions.

 

PC 8.1 Highways

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

 

PC 8.2 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

 

PC 8.3 Noise Sensitive Developments

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

The subject site is not located in close proximity to a State-controlled road.

 

The proposal provides for suitable buffer areas from the road to the proposed units to ensure that noise is not an issue.

PC 9 Gas and Oil Pipelines

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

 

N/A – The subject site is not located in close proximity to any gas or oil pipelines.  

PC 10 Refuse Tips and Effluent Treatment Plants

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

 

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

PC 11.1 Rail Corridors

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

 

PC 11.2 Noise Attenuation

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

 

N/A - The subject site is not located in close proximity to any rail corridor land.

 

PC 12 Electricity Transmission Line

Easement – Vegetation

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

 

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

 

PC 13 Electricity Transmission Line

Easement – Separation Distance

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

 

N/A - The subject site is not located in close proximity to any electricity transmission line easements.

 

2. Environment

PC 14 Watercourses

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

 

 

The proposed development provides for suitable buffers from any watercourses.

 

PC 15 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.

 

There is evidence of substantial flooding in the watercourse to the west however none of the proposed site shows signs of being affected by flood. Given the temporary nature of the development, it is considered that flooding is not a significant issue and can be addressed by ensuring the development is constructed in accordance with the approved plans.

PC 16 Air Emissions

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

 

It is considered that the proposed development will not create significant air emissions.

 

PC 17 Noise Emissions

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

 

It is considered that the proposed development will not create significant noise emissions.

 

 

PC 18 Water Quality

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

(a) the biological integrity of aquatic ecosystems;

(b) recreational use;

(c) supply as drinking water after minimal treatment;

(d) agricultural use; or

(e) industrial use.

 

Matters relating to maintaining water quality  can appropriately controlled by way of the mitigation measures detailed in the Site Based Management Plan, and by way of conditions of development

 

PC 19 Excavation and Filling

Excavation and filling of land ensures:

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

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

 

Matters relating to excavation and filling can be addressed in the conditions of development.

PC 20 Construction Activities

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

 

Matters relating to construction activities can be addressed in the conditions of development.

PC 21 Good Quality Agricultural Land

Good Quality Agricultural Land areas as identified on 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.

Portions of the site are identified as containing GQAL. The proposed development is temporary in nature and appropriately located in close proximity to the construction activity it will be servicing. The proposed development will be operated within a relatively small section of the overall site and will not adversely impact on the ability of the balance area to be used for agricultural purposes.

 

PC 22 Vegetation Retention

Development retains vegetation for the:

(a) protection of scenic quality;

(b) protection of general habitat;

(c) protection of soil quality; and

(d) establishment of open space corridors and networks

 

The proposed development does not include any significant vegetation clearing.

 

PC 23 Protected Areas

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

 

The proposed development provides for a minimum 100m buffer to any protected areas.

 

PC 24 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 proposed development is not located on slopes greater than 15%.

PC 25 Bushfire Hazard

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 site is identified as containing a small area of medium bushfire hazard risk. The proposal provides for suitable buffer areas and an adequate on-site water supply for fire-fighting purposes.

 

 

PC 26 Character Buildings

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

 

N/A – The site is not located in close proximity to any character buildings.

PC 27 Cultural Heritage

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

N/A – The site is not located in close proximity to any cultural heritage areas.

 

Specific Land Uses

PC 28 – Catteries and Kennels

N/A – The proposed development is for temporary workers accommodation

PC 29-32 – Commercial Premises

N/A – The proposed development is for temporary workers accommodation

PC 33-37 – Community and Recreation

N/A – The proposed development is for temporary workers accommodation

PC 38-41 – Dwelling House

N/A – The proposed development is for temporary workers accommodation

PC 42-44 - Forestry

N/A – The proposed development is for temporary workers accommodation

PC 46-48 – Home Based Business 

N/A – The proposed development is for temporary workers accommodation

PC 49-52 – Host Home Accommodation 

N/A – The proposed development is for temporary workers accommodation

PC 53-57 – Industry (Low/Medium) 

N/A – The proposed development is for temporary workers accommodation

PC 58 – Telecommunication Facility 

N/A – The proposed development is for temporary workers accommodation

 

Temporary Workers Accommodation

PC 59 Fire Safety

The use should ensure high levels of fire safety.

The proposed development provides suitable buffer areas and on-site water supply for fire fighting purposes.

 

PC 60 Road Access

Council road network is not unduly affected by the establishment of the camp.

The subject site is not located in close proximity to the shire network roads identified in Maps P1 and R1.

An upgrade of the intersection of the site access with Yuleba Taroom Road is required to be upgraded to cater for the development.

PC 61 Separation Distances

The establishment of the camp does not unduly affect existing residential premises.

The proposed development is not located within 30m of any existing residential premises or within 15m of a roadway.

PC 62 Amenity

The camp buildings, layout and construction do not substantially detract from the amenity of the surrounding area.

The proposed development does not comply with Acceptable Solution 62.3, which requires that buildings be located at least 3m apart; sited in clusters with no more than 6 buildings per cluster; and the space between clusters is to be no less than 10m.

 

However, it is considered that the proposed development achieves the outcomes sought in PC 62 in terms of protecting the amenity of the surrounding area, having regard for the following:

-    the proposal includes substantial buffering from the buildings to the proposed perimeters of the camps;

-    the proposal includes 10m landscaping along the majority of the camp perimeters; and

-    the development is suitably setback from Yuleba Taroom Road.

 

PC 63-65 – Tourist Facility

N/A – The proposed development is for temporary workers accommodation

 

4.0 Submissions

 

No submissions were received by Council during the public notification period (4/11/13 to 25/11/13).

 

5.0 Other assessment issues

The State Assessment & Referral Agency response, dated 11 December 2013, includes a conditions which form part of the approval (refer Attachment 4).

An Approval for Operational Works will be required.

An Environmental Authority to operate Environmentally Relevant Activity 63 – Sewerage treatment, may be required from the Department of Environment & Heritage Protection.


Attachment 2

Development Plans

 













Attachment 3

SARA Response

 




Attachment 1

Maps - Local Government Boundary Anomalies

 




Attachment 2

Map Showing General Locality of Lots

 


Attachment 1

Correspondence - Maranoa PCYC

 



Attachment 1

Correspondence - Rob Wibaux - March IT

 




Attachment 1

General Meeting - 12 December 2012 - Injune Retirement Village Inc.- Mt Hutton Retirement Village - request for assistance

 



Attachment 2

Australia Post - Tax Invoice Number 03-45577 - 10/09/2013