Description: Maranoa Logo Process

 

Business Paper

 

General Meeting

 

Wednesday 12 February 2014

 

Roma Administration Centre

 

NOTICE OF MEETING

 

Date: 7 February 2014

 

 

Mayor:                                                   Councillor R S Loughnan

 

Deputy Mayor:                                        Councillor W S Wason

Councillors:                                            Councillor J L Chambers

                                                              Councillor R J Denton

                                                              Councillor P J Flynn

                                                              Councillor W M Newman

                                                              Councillor C J O’Neil

                                                              Councillor M L Price

                                                              Councillor D J Schefe

 

Chief Executive Officer:                          Ms Julie Reitano

 

Senior Management:                               Mr Cameron Castles (Director Infrastructure Services)

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

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

 

Officers:                                                 Ms Jane Frith (Coordinator Corporate Communications)

 

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

Julie Reitano

Chief Executive Officer

 


Maranoa Regional Council

    

General Meeting -  12 February 2014

TABLE OF CONTENTS

Item       Subject

No

1            Welcome

 

2            Present/Apologies

 

3            Confirmation of Minutes

              General  22 January 2014................................................................................................. 4

 

4            Business arising from Minutes

 

5            On the Table  

 

6            Presentations/Petitions and Deputations

 

7            Consideration of notices of business

 

8            Consideration of notices of motion  

 

9            Reception of notices of motion for next meeting

 

Reports

 

10          Office of the CEO

 

11          Corporate, Community & Commercial Services

 

12          Infrastructure Services

 

13          Development, Facilities & Environmental Services

13.1      Material Change of Use - "Motel" (25 Units) (File: 2012/18213)............. 52

Prepared by:      Danielle Pearn, Manager - Planning & Building Development

Attachment 1:    Body of Report........................................................................ 54

Attachment 2:    DTMR Concurrence Agency Response............................ 80

13.2      Opportunity to propose name change at Surat Recreation Reserve.. 86

Prepared by:      Fiona Vincent, Coordinator - Sport & Recreation

Attachment :      surat racecourse reserve survey......................................... 89

13.3      Material Change of Use - "Extractive Industry" & Environmentally Relevant Activity (ERA)16 - Extractive and Screening Activities (2013/18740).................. 91

Prepared by:      David Fermer, Coordinator - Planning

Attachment 1:    Body of Report...................................................................... 102

Attachment 2:    Development Plans............................................................. 119

Attachment 3:    Concurrence Agency Response...................................... 127

13.4      Material Change of Use - "Extractive Industry" (up to 100,000 tonnes/yr) (2013/18705)..................................................................................................... 129

Prepared by:      Jessica Reiser, Planning Officer

Attachment 1:    Body of Report...................................................................... 138

Attachment 2:    Development Plans............................................................. 150

13.5      Application for Material Change of Use - "Industry” (High Impact Industry), Caretaker’s Residence, Environmentally Relevant Activity (ERA) 56 (Regulated Waste Storage) & ERA 62 (Waste Transfer Station Operation) (2013/18667)            157

Prepared by:      Rebecca Van der Meer, Town Planner

Attachment 1:    Body of Report...................................................................... 170

Attachment 2:    Plans of Development........................................................ 186

13.6      Application for Material Change of Use - "Storage Facility" (File: 2013/18650)         196

Prepared by:      Rebecca Van der Meer, Town Planner

Attachment 1:    Body of Report...................................................................... 205

Attachment 2:    Development Plans............................................................. 217

Attachment 3:    Adopted Infrastructure Charges Notice........................... 219

13.7      Naming of South St Affordable Housing Development........................ 222

Prepared by:      Edward Sims, Manager - Economic & Community Development

 

Status Reports

 

14          Office of the CEO

 

15          Corporate, Community & Commercial Services

 

16          Infrastructure Services

 

17          Building, Facilities & Environmental Services

 

Next General Meeting

 

 

Confidential Items

 

In accordance with the provisions of section 275 of the Local Government Regulation 2012, a local government may resolve to close a meeting to the public to discuss confidential items that it’s Councillors or members consider it necessary to close the meeting.

 

C           Confidential Items

C.1        Extension of Current Waste Collection Contracts

              Classification:      Closed Access

Local Government  Regulation 2012 Section 275(e) contracts proposed to be made by it.

C.2        Aboriginal Family Legal Service - Extention of Service Agreement

              Classification:      Closed Access

Local Government  Regulation 2012 Section 275(b) industrial matters affecting employees.

C.3        Business Activity Report - Saleyards and Quarry

              Classification:      Closed Access

Local Government  Regulation 2012 Section 275(h) other business for which a public discussion would be likely to prejudice the interests of the local government or someone else, or enable a person to gain a financial advantage.

C.4        Mitchell - Removal of persioner cottages

              Classification:      Closed Access

Local Government  Regulation 2012 Section 275(h) other business for which a public discussion would be likely to prejudice the interests of the local government or someone else, or enable a person to gain a financial advantage.

C.5        South St Affordable Housing Project

              Classification:      Closed Access

Local Government  Regulation 2012 Section 275 (econtracts proposed to be made by it.

C.6        Maranoa Retirement Village - Petty cash - Write-off of funds

              Classification:      Closed Access

Local Government  Regulation 2012 Section 275 (c) the the local government budget

 

Councillor Business

 

18          Councillor Business

22.1      Participation in the Mayors' Challenge - 2013 Golding's PBR Bull Ride - Cunnamulla Fella Festival.................................................................................................... 224

Prepared by:      Robert Loughnan, Mayor

Attachment 1:    Invitation to participate in the 2013 Mayors' Challenge PBR Bull Ride........................................................................................ 226

Attachment 2:    Draw for the 2013 Mayors' Challenge PBR Bull Ride.. 227

Attachment 3:    Tax Invoice - Nomination fee for the 2013 Mayors' Challenge PBR Bull Ride................................................................................ 228

 

 

Closure


Minutes of the General Meeting of maranoa Regional Council held at Roma Administration Centre on 22 January 2014 commencing at 9.00am

 

ATTENDANCE

 

Mayor Cr. R S Loughnan chaired the meeting with, Deputy Mayor Cr W S Wason, Cr. J L Chambers, Cr. R J Denton, Cr P J Flynn, Cr. W M Newman, Cr. C J O’Neil, Cr. M L Price, Cr. D J Schefe, Chief Executive Officer – Julie Reitano, Coordinator Corporate Communications – Jane Frith, and Kelly Rogers Minutes Officer in attendance.

 

AS REQUIRED

Director Infrastructure Services - Cameron Castles, Director Development, Facilities & Environmental Services - Rob Hayward, Director Corporate, Community & Commercial Services - Sharon Frank, Manager Customer Service Facilitation - Samantha Thrupp, Manager Economic & Community Development - Ed Sims, Acting Manager Planning & Building Development - Danielle Pearn,   Manager Airports (Roma, Injune, Surat & Mitchell) - Ben Jones, Acting Coordinator Local Development & Council Events - Sue Sands, Specialist Compliance - Warren Oxnam.

 

GUESTS

Members of the ‘Older Men’s Group Roma.’

 

WELCOME

 

The Mayor welcomed all present and declared the meeting open at 9.11am.

 

APOLOGIES   

 

Thee were no apologies for the meeting.

 

Confirmation of Minutes

 

Resolution No. GM/01.2014/01

Moved Cr Newman                                                        Seconded Cr Chambers  

 

That the minutes of the General Meeting (22-11.12.13) held on 11 December 2013 be confirmed.

 

CARRIED                                                                                                                      9/0

 

 

Following confirmation of minutes, the Mayor  acknowledged the passing of Warren Wilson, former long serving Mayor of the Booringa Shire Council for 24 years, and 12 years prior as a Councillor.

 

The Mayor commented on Warren’s remarkable career as a General Practitioner and  his participation on the Grants Commission, remarking that Warren had great vision and served his community with passion.

 

Council  observed a minute of silence as a mark of respect for his passing and service to the community.

 

 

Business Arising FROM MiNUTES

 

There was no business arising from the minutes.

 

On the Table

 

There were no items for discussion on the table.

 

 

Presentations/Petitions/Deputations/guests

 

Members of the ‘Older Men’s Group Roma’ attended the meeting as part of the public gallery, and were invited by the Mayor to speak about the activities of the group.

 

Consideration of notices of business

 

There were no notices of business for consideration.

 

Consideration of notices of motion

 

There were no notices of motion for consideration.

 

Reception of notices of motion for next meeting

 

No notices of motion were received for the next meeting.

 

Business

 

Corporate, Community & Commercial Services

 

Item Number:                                    11.1

File Number: D14/1661

Subject Heading:                         Consideration of Elected Member Attendance at Conferences

Location:                                          Toowoomba

Author and Officer’s Title:                 Kelly Rogers, Coordinator - Elected Members & Community Engagement

Executive Summary: 

The report sought formalisation of Elected Member attendance at conferences and meetings as part of advocacy activities and/or enhancing strategy and policy development for Maranoa Regional Council.

 

Resolution No. GM/01.2014/02

Moved Cr O'Neil                                                            Seconded Cr Schefe  

That Council approve the attendance of Cr. Price as representing Councillor delegate, and endorse the attendance of Council’s Coordinator – Tourism as representing staff attendee, at the  Southern Queensland Country Tourism (SQCT) – 20 Year Destination Tourism Plan to be held on 20 February 2014 in Toowoomba.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Coordinator - Elected Members & Community Engagement

 

 

Item Number:                                    11.2

File Number: D14/1757

Subject Heading:                         Letter of Petition - Redevelopment of Yuleba Post Office

Location:                                          Yuleba

Author and Officer’s Title:                 Kelly Rogers, Coordinator - Elected Members & Community Engagement

Executive Summary: 

A letter of petition had  been received from residents of Yuleba and surrounds in response to Council’s approval for relocation of the Yuleba Post Office from its current site to the Council Office located on 20 Stephenson Street Yuleba. 

 

Discussion:

Council determined that the matter should lay on the table for futher discussion at a later point during the meeting, to allow Councillors additional time to consider the item.

 

 

Action:

 

That the matter lay on the table for further discussion at a later point during the meeting.

 

 

 

Item Number:                                    11.3

File Number: D14/2160

Subject Heading:                         Letter of Petition - Demolishing of Public Toilets on Arthur & McDowall Streets Roma

Location:                                          Arthur  & McDowall Streets, Roma

Author and Officer’s Title:                 Kelly Rogers, Coordinator - Elected Members & Community Engagement

Executive Summary: 

A letter of petition had been received from residents and interested visitors/members of the public in response to Council’s plans to demolish the existing public toilets located on the corner of Arthur and McDowall Streets, Roma. 

 

The petition did not clarify  Council’s plans for the construction of a new toilet block in close proximity with modern amenities.

 

Discussion:

The Mayor obtained a ‘Mover’ and ‘Seconder’ for the draft motion, however, no vote was taken at that time, and the matter was laid on the table for further discussion and consideration at a later point during the meeting.

 

 

Moved Cr Price                                                             Seconded Cr O'Neil  

That Council receive and note the petition tabled.

 

NO VOTE TAKEN                                                                                                               

 

 

Infrastructure Services

 

Item Number:                                    12.1

File Number: D13/59248

Subject Heading:                         Request for Bitumen Seal - Daisybank Road

Author and Officer’s Title:                 Kylie Fleischfresser, Specialist - Infrastructure Planning

Executive Summary: 

Council had received a request to upgrade Daisybank Road to bitumen seal standard.

 

 

 

Resolution No. GM/01.2014/03

Moved Cr Wason                                                           Seconded Cr Denton  

That Council consider this request in accordance with Council’s Policy (Request for Capital Upgrade of Roads) in future budget considerations

 

CARRIED                                                                                                                      8/1

 

Responsible Officer

Specialist - Infrastructure Planning

 

 

Item Number:                                    12.2

File Number: D13/60008

Subject Heading:                         Dust Solution - George Street East

Author and Officer’s Title:                 Kylie Fleischfresser, Specialist - Infrastructure Planning

Executive Summary: 

Council had received a request for a dust solution or road closure of George Street East.

 

Resolution No. GM/01.2014/04

Moved Cr Denton                                                          Seconded Cr O'Neil  

 

That at George Street East, and the section of Short Street between the Archery Range and George Street East,  be re-opened and available for use by traffic.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Specialist - Infrastructure Planning

 

 

Resolution No. GM/01.2014/05

Moved Cr Denton                                                          Seconded Cr O'Neil

 

That Council progress the request for a dust solution, in accordance with the adopted Dust Seal Policy.

 

CARRIED                                                                                                                                                          9/0

 

Responsible Officer

Specialist – Infrastructure Planning

 

 

Item Number:                                    12.3

File Number: D13/49934

Subject Heading:                         Grids and Gates

Author and Officer’s Title:                 Peter Weallans, Manager - Infrastructure Contracts & Engineering Services

Executive Summary: 

A compliance audit of all known Grids and/or Gates was conducted at the start of the 2013 calendar year by Council to assess their safety for public use. The audit established the location, dimensions, conditions and potential property owners of each grid and gate. Furthermore a risk analysis was done on all of the grids and gates audited. As a result, a number of grids and gates were found to be unsafe. The ten most hazardous grids were detailed in the agenda report as an attachment.

 

 

 

Resolution No. GM/01.2014/06

Moved Cr Newman                                                        Seconded Cr Denton  

That Council:

 

1.          Note the information contained in the officer’s report.

 

2.      Endorse commencement of the process recommended with respect to the ten most hazardous grids.

                       

3.      Be provided a further progress report on implementation of the Gates & Grids Policy in responding to the items identified, to allow for further consideration of  policy refinements.

 

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Infrastructure Contracts & Engineering Services

 

 

Item Number:                                    12.4

File Number: D13/64126

Subject Heading:                         Adoption of LOCAL ROADS OF REGIONAL SIGNIFICANCE (LRRS) Projects for Transport Infrastructure Development Scheme (tidS) Funding

Author and Officer’s Title:                 Kylie Fleischfresser, Specialist - Infrastructure Planning

Executive Summary: 

Through the SWRRTG Council receives funding for projects on the LRRS network. 

 

As time was limited, Council Officers submitted projects for funding and have been advised that 39 projects, from 2014/15 to 2017/18, and one year beyond, have been successful and included in the Work Program.

 

As this funding is provided on a 50/50 basis, Council is required to endorse the proposed work program and agree in principle for inclusion of matching funding in the draft budget deliberations.

 

Resolution No. GM/01.2014/07

Moved Cr Price                                                             Seconded Cr Schefe  

That Council:

 

1.     Endorse the proposed work program of $868,000 and agree in principle for inclusion             in the 2014/15 draft budget for matching funding by Council.

 

2. Provide support in principle to funding the contribution required for the 2015/16, 2016/17 and 2017/18 programs ($1,476,000, $1,074,000 and $1,344,000 respectively), subject to annual review, as part of future budget deliberations.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Specialist - Infrastructure Planning

 

 

 

 

 

Item Number:                                    12.5

File Number: D14/1686

Subject Heading:                         Access to "Borah" AA Company Wylarah Aggregation

Location:                                          Access off Maranoa Road

Author and Officer’s Title:                 Michael Parker, Director - Infrastructure Services (Acting)

Executive Summary: 

Council met with AA Company representatives on 16 October 2013 to discuss the access issues to “Borah”, which had been created by the closure of the off-alignment Eulorel Road.

 

During that meeting, AA Company advised of what they were prepared to contribute to the road construction.

 

The in-kind contribution has been costed against the estimate for the road construction.

 

Resolution No. GM/01.2014/08

Moved Cr Newman                                                        Seconded Cr Wason  

That Council foreshadow its intention to consider, as a priority, the allocation of funding of approximately $227,853 in the 2014/15 financial year budget, to allow construction of the access to “Borah”.   The estimated cost will again be reviewed during the budget process.

 

Further, that when the funding is secure, Council liaise with AA Company about commencement of fencing and clearing of the site.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Director - Infrastructure Services

 

Development, Facilities & Environmental Services

 

Item Number:                                    13.1

File Number: D14/278

Subject Heading:                         Ergon Energy Substation Expansion Mitchell

Location:                                          St George Road Mitchell

Applicant:                                         Ergon Energy

Author and Officer’s Title:                 Tanya Mansfield, Manager - Facilities

Executive Summary: 

At the General Meeting of Council held on 14 August 2013, Council considered advice from Ergon Energy that they planned to upgrade the power supply into Mitchell via installation of a 66kv corridor and development of a new electricity substation, adjacent to the existing substation, on the St. George Road, Mitchell. 

 

Council resolved to sell a parcel of land to Ergon Energy to facilitate the development of the sub-station and identified some preferred options in regard to the location of the new line in the vicinity of Council controlled reserves and Council owned freehold land.

 

Ergon Energy has advised that they are unable to accommodate all of Council’s preferred options for locating the new line. 

 

Council was asked to amend resolution number GM/08.2013/11 to reflect that Ergon Energy is no longer required to install the new 66kv line on Piggery Lane Road Reserve.

 

Resolution No. GM/01.2014/09

Moved Cr Wason                                                           Seconded Cr Flynn  

That Council amend resolution number GM/08.2013/11 from its General Meeting held on 14 August 2013 to state:-

 

That Council:-

 

·    Offer Lot 1 on CP861824 at the Mitchell Industrial Estate for sale to Ergon Energy for $28,000.

 

·    Advise Ergon Energy that when traversing Lot 127 on SP203119 that it is the preferred option that the line cross between the existing canteen building and yards.

 

·    Approve that the new 66kv corridor be installed parallel to the existing line on Lot 2 on DUB5333 being Council freehold land.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Facilities

 

 

Item Number:                                    13.2

File Number: D14/409

Subject Heading:                         Proposal to Alter the Boundaries of 16 Localities

Author and Officer’s Title:                 Tanya Mansfield, Manager - Facilities

Executive Summary: 

The Minister for Natural Resources and Mines is responsible for naming and defining locality and suburb boundaries in Queensland under the Place Names Act 1994.  Accurate locality and suburb boundaries allow for unambiguous addressing to support the delivery of emergency and other essential services.

 

The initial boundary investigations for the Maranoa Regional Council area were formalised on 6 May 2011, however, investigations by the Department of Natural Resources and Mines have found that there are a number of locations where properties straddle locality boundaries.

 

At its General Meeting held on 11 December 2013, Council considered an Officer’s Report proposing minor amendments to locality boundaries.

 

As directed by Council, consultation has been conducted with affected property owners to obtain their feedback on the proposed changes to locality boundaries.  Council was asked to consider this feedback and provide direction.

 

Resolution No. GM/01.2014/10

Moved Cr Chambers                                                      Seconded Cr Price  

That Council write to the Department of Natural Resources and Mines and advise that Council, after consultation with affected property owners, supports the Department’s proposal to amend the locality boundaries for the following lots:-

 

Lot 5 on WT214 – Locality of Hutton Creek

Lot 10 on WV438 – Locality of Wallumbilla South

Lot 15 on SP171828 – Locality of Noorindoo

Lot 15 on SP135043 – Locality of Highland Plains

Lot 16 on SP206073 – Locality of Euthella

Lot 26 on RP129508 – Locality of Weribone

Lot 6 on SP204020 – Locality of Blythdale

Lot 57 on RP228505 – Locality of Parknook

Lot 381 on FTY1149 – Locality of Wallumbilla South

Lot 22 on SP248280 – Locality of Yuleba North

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Facilities

 

Resolution No. GM/01.2014/11

Moved Cr Chambers                                                      Seconded Cr Flynn

 

That Council further discuss the concept of localities, their origin and use at an upcoming Councillor Workshop.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Facilities

Manager - Infrastructure Planning & Design

 

 

Subject Heading:        suspension of standing orders

Council adjourned the meeting for morning tea at 10.00am.

 

Subject Heading:        resumption of standing orders

Council resumed the meeting at 10.45am.

 

PRESENTATION

 

The Mayor welcomed members of the ‘Older Men’s Group Roma’ inviting Mr Bernie Shelton forward to address Council.  Mr Shelton provided Councillors a brief overview of the group and their close association wth the Men’s Shed in Roma.  Group members will attend Council meetings from time to time as part of their activity program to observe proceedings at Council meetings.  Council welcomed the two groups’ attendance at future meetings.

 

 

Item Number:                                    13.3

File Number: D14/2162

Subject Heading:                         Projects to be Submitted for Funding Under ‘Royalties for Regions’ Round Three

Author and Officer’s Title:                 Susan (Sue) Sands, (Acting) Coordinator – Local Development & Council Events

Executive Summary: 

Maranoa Regional Council is eligible to submit projects for funding under the Queensland Government’s Royalties for the Regions program.  A number of projects have been identified as eligible, and have been discussed from an operational and strategic perspective at an Executive Team Meeting. Council’s direction was sought in finalising projects for submission.

 

Discussion:

Council determined that the matter should lay on the table for further discussion at a later point during the meeting to further consider the projects proposed.

 

 

Action:

That the matter lay on the table for further discussion at a later point during the meeting.

 

 

The Director Development, Facilities & Environmental Services advised Council that the Manager – Facilities excluded herself from the assessment panel, to negate any ‘Conflict of Interest’ in the panel’s determination, due to her husband having submitted a tender for consideration.

 

Item Number:                                    13.4

File Number: D14/2557

Subject Heading:                         Request for tender (RFT) 14012 Maranoa regional Council Service Provider Panel for Council Facility Maintenance

Author and Officer’s Title:                 Amanda Schneekloth, Coordinator - Council Buildings & Structures

Executive Summary: 

Tenders were called for Maranoa Regional Council’s Service Provider panel for Council Facility and Housing Maintenance, for the local government area.

 

Council was requested to consider a number of organisations/individuals recommended for inclusion on Council’s Service Provider Panel for Council facility maintenance.

 

 

Resolution No. GM/01.2014/12

Moved Cr Wason                                                           Seconded Cr Schefe  

That Council approve for the following organisations/individuals for inclusion on the Maranoa Regional Council Service Provider Panel for Council Facility Maintenance: 

 

Name/Organisation

Service

Location

David Walmsley

Builder

Injune

Stanford Plumbing

Plumber

Region

Laurie Marsh Electrical

Electrician

Roma, Wallumbilla, Yuleba and other areas as required

NJ Allen Electrical

Electrician

Injune, Roma and other areas as required

Amalgamated  Pest Control

Pest Control

Region

Clayton Jones

Handyman

Mitchell and other areas as required

West Wet Plumbing Pty Ltd

Plumber

Roma and other areas as required

Brolga Constructions Pty Ltd

Plumber

Roma and other areas as required

JJ Richards & Sons Pty Ltd

Septic tank and disposal

Region

Rob Cornish Electrical Pty Ltd

Electrician

Mitchell, Amby and Mungallala

Crazy Clean 4 U

Carpet and other cleaning

Mitchell and other areas as required

 

 

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Coordinator - Council Buildings & Structures

 

 

 

Item Number:                                    13.5

File Number: D14/2746

Subject Heading:                         Local Government Reserve - Change of Sub Purpose

Location:                                          Lot 334 on CP880097 - Roma

Author and Officer’s Title:                 Tanya Mansfield, Manager - Facilities

Executive Summary: 

Council is the trustee of a reserve being Lot 334 on CP880097.  This reserve is located in Roma and the primary purpose of the reserve is ‘Local Government’ and the sub-purpose of the reserve is ‘Pound’.  This reserve is locally known as the ‘Pound Reserve’. 

 

To allow Council to use this land for purposes other than a pound, it was recommended that Council apply to the Department of Natural Resources and Mines to have the sub-purpose of the reserve removed.  This would retain the reserve as a Local Government Reserve, and allow Council to use the land for local government purposes other than a pound.

 

Resolution No. GM/01.2014/13

Moved Cr Chambers                                                      Seconded Cr Denton  

That Council apply to the Department of Natural Resources and Mines to have the sub-purpose of the Local Government Reserve being Lot 334 on CP880097, sub-purpose pound, removed.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Facilities

 

 

Item Number:                                    13.6

File Number: D14/2917

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

Location:                                          16 Duke Street, Roma QLD 4455 (Lot 2 on RP150861)

Applicant:                                         PerSue Property Investments Pty Ltd C/- Murray & Associates (Qld) Pty Ltd

Author and Officer’s Title:                 Danielle Pearn, Manager - Planning & Building Development

Executive Summary: 

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

 

The application is subject to Impact Assessment against the relevant provisions of Roma Town Planning Scheme 2006.  No submissions were received during the public notification period (21 October 2013 to 11 November 2013).

 

The proposed development is generally consistent with the provisions of the Roma Town Planning Scheme including the DEOs and Urban Area Code.

 

 

 

 

 

 

Resolution No. GM/01.2014/14

Moved Cr Denton                                                          Seconded Cr Schefe  

That the application be approved for a Material Change of Use – Accommodation Units (2 additional units) on land at 16 Duke Street, Roma QLD 4455, described as Lot 2 on RP150861, subject to the following conditions:

 

Preamble

 

1.         Refer to http://www.cmdg.com.au/ for the Capricorn Municipal Development Guidelines (CMDG).

 

Complete and Maintain

 

1.         Complete and maintain the approved development as follows: (i) generally in accordance with development approval documents and (ii) strictly in accordance with those parts of the approved development which have been specified in detail by the Council or Referral Agency unless the Council or Referral Agency agrees in writing that those parts will be adequately complied with by amended specifications.

 

2.         Complete and maintain all operational, building and plumbing and drainage work associated with this development approval, including work required by any of the development approval conditions.

 

3.         Maintain the approved development being Material Change of Use (Accommodation Units) generally in accordance with the approved plans:

 

Plan/Document number

Plan/Document name

Date

2012660 Sheet 1 of 5 Rev B

Site Plan

10/10/2013

2012660 Sheet 2 of 5 Rev B

Floor Plan

24/09/2013

2012660 Sheet 3 of 5 Rev B

Elevations

24/09/2013

2012660 Sheet 4 of 5 Rev A

Floor Plan and Elevations

20/06/2013

2012660 Sheet 5 of 5

Carport

20/06/2013

13-0008-S3 Rev A

Turning Circle Plan

24/01/2013

001 Issue A

Landscape Plan

23/03/2013

13-0008-S1 Rev B

Stormwater & Driveway Design

27/06/2013

CMDG-R-041 Rev B

CMDG - Residential Driveway Slab and Tracks

07/2011

D5

Capricorn Municipal Development Guidelines – Stormwater Drainage Design D5 Design Guidelines

03/2012

D7

CMDG – Erosion Control and Stormwater Management Design Guideline

03/2012

D11

CMDG - Water Reticulation Design Guideline            

10/2007

D12

CMDG - Sewerage Reticulation Design Guideline

10/2007

 

4.         Any conflicts associated with proposed and existing services shall be forwarded by the developer to the appropriate controlling authority for approval for any proposed changes.

 

 

 

5.         During the course of constructing the works, the developer shall ensure that all works are carried out by appropriately qualified persons and the developer and the persons carrying out and supervising the work shall be responsible for all aspects of the works, including public and worker safety, and shall ensure adequate barricades, signage and other warning devices are in place at all times.

 

6.         All civil and related work shall be designed and supervised by RPEQ Registered Professional Engineers of Queensland (RPEQ) who are competent in the construction of the works.

 

7.         All works on or near roadways shall be adequately signed in accordance with the “Manual for Uniform Traffic Control Devices – Part 3, Works on Roads”.

 

8.         The developer is responsible for locating and protecting any Council and public utility services, infrastructure and assets that may be impacted on during construction of the development.  Any damage to existing infrastructure (kerb, road pavement, existing underground assets, etc) that is attributable to the progress of works on the site or vehicles associated with the development of the site shall be immediately rectified in accordance with the asset owners’ requirements and specifications and to the satisfaction of the asset owners’ representative(s).

 

9.         All works must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist, (iv) the CMDG, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

Latest versions

 

10.       Where another condition refers to a specific published standard, manual or guideline, including specifications, drawings, provisions and criteria within those documents, that condition shall be deemed as referring to the latest versions of those publications that are publicly available at the time the first operational works or compliance approval is lodged with the assessment manager or approval agency for those types of works to be performed or approved, unless a regulation or law requires otherwise.

 

Stormwater and Drainage

 

11.       Stormwater run-off from rooves and impervious surface areas is to be collected internally and piped generally in accordance with approved drawing 13-0008-S1/B Stormwater & Driveway Design prepared by Lindsay Consulting dated 27/06/13 and the Capricorn Municipal Development Guidelines, to the existing kerb in Duke Street adjacent to the site in accordance with a lawful point of discharge.

 

12.       Stormwater must not be allowed to pond on the property being developed during the development process and after the development has been completed.

 

13.       Adjoining properties and roads are to be protected from ponding or nuisance from stormwater as a result of the works.  Ensure the stormwater runoff from the site does not adversely impact on flooding or drainage of properties that are upstream, downstream or adjacent to the site.

 

14.       There must be no increases in any silt loads or contaminants in any overland flow from the property being developed during the development process and after the development has been completed.

 

 

 

 

Erosion Control

 

15.       All construction works on site are to be undertaken in accordance with the Institute of Engineers (Australia) (IEAUST) Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction sites and the CMDG Design Guidelines – D7. 

 

16.       Measures shall be applied to prevent site vehicles tracking sediment and other pollutants onto adjoining roads during the course of the construction period and to prevent dust nuisance during construction.

 

17.       Should it be necessary for the road and/or drainage system to be reinstated or cleaned up due to erosion and/or sedimentation from the site, then such works shall be undertaken at no cost to Council. 

 

Services Provisions

 

18.       The development is to be connected to Council’s reticulated sewerage disposal system in accordance with the Water Services Association of Australia (WSAA) publication WSA02-2002 Sewerage Code of Australia (version 2.3) and the CMDG Design Guideline - D12 ‘Sewerage Reticulation’, at no cost to Council.

 

19.       The development is to be connected to Council’s reticulated water supply system in accordance with the Water Services Association of Australia (WSAA) publication WSA03-2002 Water Reticulation Code of Australia (version 2.3) and the CMDG Design Guideline – D11 ‘Water Reticulation’, at no cost to Council.

 

20.       The development must be connected to an electricity reticulation service in accordance with the relevant service provider’s requirements and specifications along with relevant building standards, requirements and specifications (as relevant).

 

21.       If the development is connected to a telecommunications service, then such works shall be undertaken in accordance with the relevant service provider’s requirements and specifications along with relevant building standards requirements and specifications (as relevant).

 

22.       All services installation, including sewer, water, gas, electricity and telecommunications connections to the respective networks, must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist  (iv) the CMDG where it applies (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

23.       Services and infrastructure required in connection with the establishment of the approved development must be provided at no cost to Council.

 

Rubbish Collection

 

24.       At all times while the use continues, waste containers shall be maintained in a clean and tidy state and shall be emptied and the waste removed from the site on a regular basis.

 

25.       All waste containers shall be shielded from the view of travelling public and neighbours.

 

 

 

 

 

 

Access, Car parking and Manoeuvring

 

26.       The landowner shall be responsible for construction and maintenance of vehicle crossovers from the road carriageway to the property boundary and for obtaining any approvals that may be required and for complying with the applicable designs and standards.

 

27.       A 6.0m wide vehicle crossover from Duke Street to the site is to be constructed in accordance with drawing CMDG-R-041 Rev B - Residential Driveway Slab and Tracks, dated 07/2011.

 

28.       Vehicle crossovers must be located a minimum distance of one metre from any street signage, power poles, street lights, manholes, stormwater gully pits or other Council assets.

 

29.       Provide a total of six (6) car parking spaces on the site in accordance with the approved plans.  Two (2) of the car parking spaces are to be designated for visitors.

 

30.       Parking bay configurations (width and lengths) are to be in accordance with AS/NZS 2890.1:2004 Parking Facilities Part 1: Off-Street Car Parking.

 

31.       Vehicles entering and exiting the development site must be able to enter and leave in forward direction.  Reversing out of development site is not permitted.  Vehicle manoeuvres in this regard are to be totally contained within the development site boundaries.

 

32.       Vehicle access and manoeuvring areas are to comply with AS/NZS 2890.1:2004 Parking facilities Part 1: Off-street car parking.

 

33.       All car parking spaces and driveway areas are to be sealed with an approved impervious surface.  Surfacing shall consist of either; patterned, reinforced concrete, concrete pavers, segmental clay pavers, asphaltic hotmix or two coat (primerseal/seal) bitumen seal. 

 

34.       All landscaping, streetscaping, vehicular access, parking, roads, bikeways, footpaths, street lighting, parks, street plantings, street furniture and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist  (iv) Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas” (v) any relevant Australian Standard that applies to that type of work, (vi) the CMDG and (vii) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

Environmental

 

35.       All construction works on site are to be undertaken in accordance with the Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction sites (IE Aust, Queensland Division, Brisbane – or later versions).

 

36.       The developer shall immediately clean up and satisfactorily remove any deposited construction material or silt runoff from the development site.

 

Landscaping and Fencing

 

37.       Site landscaping is to be provided in accordance with the approved Landscape Plan 001/A prepared by Arbor Active dated 23/03/13.

 

38.       Ground covers should fully cover vegetated areas within 1 year of planting.

 

39.       Site landscaping must be planted prior to occupation of the additional dwelling units.

 

40.       Site landscaping must not interfere with electrical infrastructure nor restrict maintenance access to any onsite infrastructure, public utility or easement.

 

41.       Screen fencing to a height of 1.8 metres is to be established along the northern and western boundaries of the site.

 

Avoiding Nuisance

 

42.       Lighting of the site, including any security lighting, shall be such that the lighting intensity does not exceed 8.0 lux at a distance of 1.5 metres from the site at any property boundary.

 

43.       All lighting shall be directed or shielded so as to ensure that no glare directly affects nearby properties.

 

44.       Any air conditioning, generator, refrigeration, pump, exhaust, fans, processing or other equipment must be acoustically screened to ensure noise levels do not exceed 5dB  above the background noise level.

 

45.       Whilst the approved works are in progress, no nuisance is to be caused to adjoining properties and occupiers by the way of noise, smoke, dust, rubbish, contaminant, stormwater discharge or siltation at any time, including non-working hours.

 

46.       Whilst the approved works are in progress, waste containers must remain on site and be maintained in a clean and tidy state and shall be emptied and the waste removed from the site on a regular basis.

 

47.       Unless otherwise approved in writing by the Council, approved hours of construction are restricted to Monday – Saturday 6.00 am to 6.00 pm – noise permitted.  Work or business which causes audible noise must not be conducted from or on the subject land outside the above times or on Sundays or Public Holidays.

 

48.       Any damage to roads and infrastructure, that is attributable to the progress of works on the development site or to vehicles associated with the development of the site, shall be repaired to at least the previous condition and at no cost to Council or, if the Council agrees, the cost of repairs may paid to Council for the Council to carry out the repairs.

 

Use

 

49.       All development approval conditions related to the establishment of the approved development must be fulfilled prior to any approved use commencing.

 

50.       The developer is to notify Council upon completion of the conditions of approval and prior to occupation of the dwelling units.

 

Infrastructure Contributions

 

51.       An infrastructure contribution, in accordance with Council’s adopted Priority infrastructure Plan, of $30,000 is payable to the Council. The stated charge is to be paid prior to commencement of construction.

 

No Cost to Council

 

52.       The developer is responsible for meeting all costs associated with the approved development unless there is specific agreement by other parties, including the Council, to meeting those costs.

 

 

 

53.       All rates and charges of any description and all arrears of such rates and charges, together with interest outstanding thereon, on the land, due to Council, shall be paid to the Council prior to occupation of the units.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Planning & Building Development

 

 

Item Number:                                    13.7

File Number: D14/2963

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

Location:                                          3584 Duck Creek Road, Highland Plains QLD 4455 (70 WT: 800341, Lot: 71 WT: 288, Lot: 72 WT: 327)

Applicant:                                         Ostwald Construction Materials Pty Ltd C/- PLACE Design Group

Author and Officer’s Title:                 Danielle Pearn, Manager - Planning & Building Development

Executive Summary: 

The application sought approval for a Material Change of Use - "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 application is subject to Impact Assessment against the relevant provisions of Bungil Shire Planning Scheme 2006 including the DEO’s and Rural Zone Code. 

 

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

 

Discussion:

Council determined that the matter should lay on the table for further consideration at a later point during the meeting to allow for further investigation, by the reporting officer, in relation to dust suppression in the vicinity of the proposed application.

 

 

Action:

 

That the matter lay on the table for further consideration at a later point during the meeting pending the outcome of  further investigation.

 

 

Item Number:                                    13.8

File Number: D14/2966

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

Location:                                          Yuleba Taroom Road, Yuleba North QLD 4427 (Lot: 22 SP: 2482)

Applicant:                                         ADAM+SPARKES Town Planning + Development

Author and Officer’s Title:                 Danielle Pearn, Manager - Planning & Building Development

Executive Summary: 

The application sought to establish a Material Change of Use – “Undefined Use” (Non-resident Workforce Accommodation – 360 Units), on land at Yuleba Taroom Road, Yuleba North QLD 4427, described as Lot 22 on SP248280.

 

The proposed development, as recommended for approval, is consistent with the provisions of the Bendemere Shire Planning Scheme including the DEOs and Rural Zone Code.

 

Public notification was carried out between 4 November 2013 and 22 November 2013, and no submissions were received.

 

Resolution No. GM/01.2014/15

Moved Cr Newman                                                        Seconded Cr Wason  

 

That the application be approved for a Material Change of Use – “Undefined Use” (Non-resident Workforce Accommodation – 360 Units), on land at Yuleba Taroom Road, Yuleba North QLD 4427, described as Lot 22 on SP248280, subject to the following conditions:

 

Preamble

 

1.    Refer to http://www.cmdg.com.au/ for the Capricorn Municipal Development Guidelines (CMDG).

 

Complete and Maintain

 

1.    Complete and maintain the approved development as follows: (i) generally in accordance with development approval documents and (ii) strictly in accordance with those parts of the approved development which have been specified in detail by the Council or Referral Agency unless the Council or Referral Agency agrees in writing that those parts will be adequately complied with by amended specifications

 

2.    Complete and maintain all operational, building and plumbing and drainage work associated with this development approval, including work required by any of the development approval conditions.

 

3.    Maintain the approved development being Material Change of Use – “Undefined Use” (Non-resident Workforce Accommodation – 360 Units), generally in accordance with the approved plans and documents:

  

Plan/Document number

Plan/Document name

Date

0001 – Rev B

Reedy Creek Proposed Workers Camp Figure 1: Site Plan

7 June 2013

0002 – Rev A

Reedy Creek Proposed Workers Camp Figure 2: Locality Map

6 June 2013

Map/13/01 – DA01

Proposed Camp Site Plan

31 July 2013

Map/13/01 – DA02

Detailed Camp Site Plan

31 July 2013

Map/13/01 – DA03

Camp Area 1 Site Plan

31 July 2013

Map/13/01 – DA04

Camp Area 2 Site Plan

31 July 2013

Map/13/01 – DA05

Camp Area 3 Site Plan

31 July 2013

Map/13/01 – DA06

Camp Area 4 Site Plan

31 July 2013

Map/13/01 – DA07

Car Parking Layout

31 July 2013

Map/13/01 – DA08

Building Types / Floor Plans & Elevations

31 July 2013

Map/13/01 – DA09

Building Types / Floor Plans & Elevations

31 July 2013

SK1295 – Rev A

Upgrade of Yuleba Taroom Road Intersection

22 October 2013

Version 1

Site Based Management Plan for “Seven Trees” Accommodation Camp

June 2013

 

4.    During the course of constructing the works, the developer shall ensure that all works are carried out by appropriately qualified persons and the developer and the persons carrying out and supervising the work shall be responsible for all aspects of the works, including public and worker safety, and shall ensure adequate barricades, signage and other warning devices are in place at all times.

 

5.    All civil and related work shall be designed and supervised by RPEQ Registered Professional Engineers of Queensland (RPEQ) who are competent in the construction of the works.

 

6.    All works on or near roadways shall be adequately signed in accordance with the “Manual for Uniform Traffic Control Devices – Part 3, Works on Roads”.

 

7.    The developer is responsible for locating and protecting any Council and public utility services, infrastructure and assets that may be impacted on during construction of the development.  Any damage to existing infrastructure (kerb, road pavement, existing underground assets, etc) that is attributable to the progress of works on the site or vehicles associated with the development of the site shall be immediately rectified in accordance with the asset owners’ requirements and specifications and to the satisfaction of the asset owners’ representative(s).

 

8.    All works must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist (iv) the CMDG, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

Latest Versions

 

9.    Where another condition refers to a specific published standard, manual or guideline, including specifications, drawings, provisions and criteria within those documents, that condition shall be deemed as referring to the latest versions of those publications that are publicly available at the time the first operational works or compliance approval is lodged with the assessment manager or approval agency for those types of works to be performed or approved, unless a regulation or law requires otherwise.

 

Site Works

 

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

 

Stormwater Drainage

 

11.   On-site stormwater drainage is to be constructed in accordance with the Queensland Urban Drainage Manual (QUDM) (Volume 1 text, Volume 2 Design Charts), Australian Rainfall and Runoff (Volume 1 A guide to Flood Estimation) and CMDG – D5 Design Guidelines ‘Stormwater Drainage Design’.

 

12.   Stormwater must not be allowed to pond on the property being developed during the development process and after development has been completed unless the type and size of ponding has been agreed in writing by the Council or as a specific development approval condition.

 

 

 

13.   There must be no increases in any silt loads or contaminants in any overland flow from the property being developed during the development process and after the development has been completed.

 

14.   The stormwater disposal system must be designed to include appropriate pollution control devices or methods to ensure no contamination or silting of creeks or other waterways.

 

Earthworks

 

15.   All construction works on site to be undertaken in accordance with the Institute of Engineers (Australia) (IEAUST) Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction sites and the CMDG Design Guidelines – D7.

 

Erosion Control

 

16.   If there is a possibility of erosion or silt or other materials being washed off the property being developed during the development process, the developer must document and implement a management plan that prevents this from occurring.  Erosion and sediment controls shall be maintained at all times during the course of the project.  Should the proposed controls prove to be ineffective, the developer must install additional measures and provide written notice to Council advising of the additional control measures implemented.

 

17.   During construction stockpiles of topsoil, sand, aggregate, spoil or other material capable of being moved by the action of running water shall be stored clear of drainage paths and be prevented from entering the road and/or drainage system.

 

18.   Measures shall be applied to prevent site vehicles tracking sediment and other pollutants onto adjoining roads during the course of the construction period and to prevent dust nuisance during construction.

 

19.   Should it be necessary for the road and/or drainage system to be reinstated or cleaned up due to erosion and/or sedimentation from the site, then such works shall be undertaken at no cost to Council.  Such works shall be undertaken immediately where there is a potential hazard to pedestrians and/or passing traffic.

 

Service Provisions

 

20.   Reticulated sewerage is unavailable to the development site.  All onsite sewerage systems are to comply with On Site Sewerage Code DNRM AS1547.2000 and On-Site Sewerage Facilities Guidelines for Effluent Quality DNRM.

 

21.   The site must be provided with on-site water supply with sufficient capacity to meet operational needs, including a minimum of 20,000L capacity exclusively for fire-fighting purposes.

 

22.   The development is to be connected to an electricity supply service.

 

23.   All services installation, including water, sewerage, electricity and telecommunications connections to the respective networks, must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist  (iv) the CMDG, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

 

 

 

Access, Roads, Landscaping and Lighting

 

24.   The landowner shall be responsible for construction and maintenance of vehicle crossovers from the road carriageway to the property boundary and for obtaining any approvals that may be required and for complying with the applicable designs and standards.

 

25.   A sealed access is to be constructed to the property boundary incorporating the widening of the Yuleba-Taroom Road with dimensions as shown on drawing SK1295 Rev A, dated 22 October 2013. 

 

Note: Outgoing traffic from the site is expected to travel northbound as per the Origin Energy Traffic Management Plan known as the Interim Reedy Creek Traffic Management Plan One Way Route Loop dated 8 July 2013, while such plans are valid.

 

26.   The applicant is to submit an operational works application to Council and gain approval for the required road works and associated drainage in accordance with the CMDG.

 

27.   Roadside guide posts shall be installed to the Manual of Uniform Traffic Control Devices (Queensland) (MUTCDQ) requirements and specifications with additional guide posts provided at vehicle crossovers and underground drainage works.

 

28.   Internal roads, carparking spaces and driveway areas must be constructed with minimal dust producing materials or sealed.

 

29.   All vehicle movements within the site are to be clear of proposed parking areas, buildings and landscape treatments. Vehicle parking bays must not encroach into swept paths for vehicle movements onsite.

 

30.   Provide a total of 566 car parking spaces on the site in accordance with the approved plans.

 

31.   All vehicular access and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) any relevant Australian Standard that applies to that type of work and (vi) the CMDG and (vii) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

Rubbish Collection

 

32.   At all times while the use continues, waste containers shall be maintained in a clean and tidy state and shall be emptied and the waste removed from the site on a regular basis.

 

Advertising Signs

 

33.   Any proposed advertising devices shall be subject to a further development application and planning approval unless the advertising devices are in accordance with the exempt or self assessable requirements of the relevant Council planning scheme.

 

34.   Any free-standing advertising signage or structure to be constructed on site shall be designed by an RPEQ (Structural) Engineer and certification provided for both design and construction.

 

Avoiding Nuisance

 

35.   No nuisance is to be caused to adjoining properties and occupiers by the way of smoke, dust, rubbish, contaminant, stormwater discharge or siltation at any time.

 

36.   Any air conditioning, generator, refrigeration, pump, exhaust, fans, or other equipment must be acoustically screened to ensure noise levels do not exceed 5dB above the background noise level.

 

37.   Lighting of the site, including any security lighting, shall be such that the lighting intensity does not exceed 8.0 lux at a distance of 1.5 metres from the site at any property boundary.

 

38.   All lighting shall be directed or shielded so as to ensure that no glare directly affects nearby properties.

 

39.   The approved development is to be kept in an orderly fashion, free of rubbish and clear of weeds and long grasses and not to pose any health and safety risks to the community.

 

Infrastructure Contributions

 

40.   Local road impact charges are to be paid to Maranoa Regional Council in accordance with the following attached Charges Schedule - Local Roads Additional Impacts.

 

41.   All matters contained within this development approval may be covered by infrastructure agreements or deeds of agreement between the relevant parties for each matter. Only parties which are directly affected by the contents of each infrastructure agreement or deed of agreement need to be parties to the agreements.

 

Use

 

42.   All development approval conditions related to the establishment of the approved development must be fulfilled prior to any approved use commencing.

 

43.   The development is approved to be operated for a maximum period of ten (10) years, starting from the day the use commences.

 

44.   Within six months of the use ceasing the site is to be cleared of all temporary structures, waste disposal facilities, internal roads, parking areas and drainage facilities and planted with at least a ground cover of endemic grasses.

 

Amenity

 

45.   The developer is to ensure that the external cladding of the ancillary workers’ accommodation and associated buildings are not damaged and the age of any building is no older than five (5) years.

 

No Cost to Council

 

46.   Services and infrastructure required in connection with the establishment of the approved development must be provided at no cost to Council.

 

47.   The developer is responsible for meeting all costs associated with the approved development unless there is specific agreement by other parties, including the Council, to meeting those costs.

 

48.   All rates and charges of any description and all arrears of such rates and charges, together with interest outstanding thereon, on the land, due to Council, shall be paid to the Council prior to any use commencing on site.

 

 

 

 

 

 

Charges Schedule - Local Roads Additional Impacts

 

1.    This condition is required because the development will impact on the local roads when vehicles associated with the operation of the accommodation facility use those local roads. The local roads additional impacts charge covers all roads in the Maranoa Regional Council Area where vehicles of the type used in this activity/use are permitted to travel. The number of accommodation units in the accommodation facility are deemed to be a proportional measure of the total traffic to and from the site.

 

2.    A local roads additional impacts charge of $0.50 per accommodation unit per day will be paid to Maranoa Regional Council. This is the local roads additional impacts charge for the 2013/14 financial year. Until such time as (1) the methodology is amended or (2) the level of use is changed or (3) Council has amended charges as a result of a review requested by the accommodation facility operator, the local roads additional impacts charges amount will be increased or decreased annually by a percentage equivalent to the change in All groups consumer price index for Brisbane published by the Australian Statistician.

 

3.    The payment of the local roads additional impacts charge must be made by the accommodation facility operator within 14 days of the end of each 3 month period, with the periods starting with the commencement of the use/activity. The accommodation facility operator must calculate the payment and provide details of the calculation. If no payment is made within the set time, the Council may demand payment based on the maximum approved accommodation capacity of the activity/use divided by 4. The maximum approved accommodation capacity of the accommodation facility will be deemed to be the maximum capacity of the accommodation facility listed in the approvals for the site. If the accommodation facility operator does not pay the local roads additional impacts charge for two consecutive periods, the Council can require the holder of the development approval to pay the local roads additional impacts charge to the Council.

 

4.    The holder of the development approval or the accommodation facility operator may ask for the local roads additional impacts charge to be reviewed once in every three year period after the approval for the activity/use was given. The review will take account of the rates and methodology applying to similar operators in the Council Area and the facts and circumstances applying to this approved activity/use.

 

5.    The Council may review and amend the methodology for calculating the local roads additional impacts charge but any changes resulting from amendments to the methodology will not take effect for a minimum of 2 years from the date of adoption by Council unless the accommodation facility operator request earlier changes to the charges.

 

6.    Despite the payment of a local roads additional impacts charge, the Council may stop the accommodation facility operator from using particular roads. The reasons may include Council concerns about the level of damage being caused or may be caused to those particular local roads by the addition to total road use by vehicles associated with the accommodation facility.

 

7.    Council or its representatives is entitled to inspect, copy and audit any records which may help to prove the actual use of the road network by the accommodation facility operator or the approval holder(s) for the purposes of assessing the local roads additional impacts charge. The accommodation facility operator and the approval holder(s) have agreed by the acceptance of this condition that the Council has their agreement and permission to access those records wherever held and that their agreement and permission cannot be revoked.

 

 

 

 

 

8.    These charges can be included within an infrastructure agreement or deed of agreement with the Council, the accommodation facility operator and any other relevant parties by consent of the parties. The accommodation facility operator, the approval holder and the Council may vary the charges and other factors by mutual consent where circumstances warrant such variations and the community interest is protected.

 

End of Schedule

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Planning & Building Development

 

 

Item Number:                                    13.9

File Number: D14/3062

Subject Heading:                         Local Government Boundary Anomalies

Author and Officer’s Title:                 Tanya Mansfield, Manager - Facilities

Executive Summary: 

The Department of Natural Resources and Mines has written to Council identifying an anomaly pertaining to the Maranoa Regional Council local government boundary adjacent to the Banana Shire, Western Downs Regional Council and Balonne Shire Council local government boundary.

 

As directed by Council, consultation has been conducted with affected property owners to obtain their feedback on the proposed changes to locality boundaries.  No response was received from affected property owners and it is now recommended that Council make an application to the Minister for Local Government to refer the matter to the Local Government Change Commissioner (Electoral Commission of Queensland) to review and rectify the anomalies.

 

Resolution No. GM/01.2014/16

Moved Cr Price                                                             Seconded Cr Newman  

That Council apply to the Minister for Local Government for a referral of the matter to the Local Government Change Commissioner (Electoral Commission of Queensland) to assess the proposed boundary change which affects Lot 4 on SP204532, Lot 9 on AB244, Lot 9 on SP236780, Lot 22 on SP248280, Lot 70 on WV631, Lot 368 on FTY535, Lots 5 and 6 on SP215322,  in accordance with the Local Government Act 2009.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Facilities

 

Item Number:                                    13.10

File Number: D14/3083

Subject Heading:                         Subsidy Maranoa POLICE-CITIZENS YOUTH CLUB (pcyc)

Author and Officer’s Title:                 Tanya Mansfield, Manager - Facilities

Executive Summary: 

The Maranoa PCYC celebrated 12 months of operation in the Roma Recreation Centre in September 2013.  In accordance with Council resolution GM.226.12, the Maranoa PCYC was seeking a second year subsidy payment.  Council’s consideration and direction was sought.

 

Resolution No. GM/01.2014/17

Moved Cr Flynn                                                             Seconded Cr O'Neil  

That a second year subsidy payment of $15,000 be made to the PCYC in recognition of the service the PCYC is delivering to the community.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Facilities

 

 

Item Number:                                    13.11

File Number: D14/3094

Subject Heading:                         Request to Install Microwave Communications Equipment

Location:                                          Roma Water Tower

Applicant:                                         March IT

Author and Officer’s Title:                 Tanya Mansfield, Manager - Facilities

Executive Summary: 

Council has received a request from March IT to install microwave communications equipment on the Roma Water Tower.

 

Discussion:

 

Resolution No. GM/01.2014/18

Moved Cr Newman                                                        Seconded Cr Flynn  

That Council defer determination of the request received from March IT to install microwave communications equipment on the Roma Water Tower (and all other subsequent received requests), until the following investigations have been completed:

 

·    Completion of a Radio Frequency Survey of the facility to confirm electro-magnetic radiation levels for safety and interference.

 

·    Investigation of the requirements and costs around completing a power upgrade at the site.

 

CARRIED                                                                                                                9/0

 

Responsible Officer

Manager - Facilities

 

Resolution No. GM/01.2014/19

Moved Cr Newman                                                        Seconded Cr Flynn

 

That Council investigate alternative sites for installation of similar equipment.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Facilities

 

 

Cr. Denton declared a potential perceived ‘Conflict of Interest’ in the following item, due to her being a member of the Injune Retirement Village Committee, and elected  to remain in the Chamber for discussion and debate on the matter on the basis that it would not alter her ability to make a decision in the broader public interest.

 

 

 

 

Item Number:                                    13.12

File Number: D13/63915

Subject Heading:                         Injune Retirement Village

Author and Officer’s Title:                 Edward Sims, Manager - Economic & Community Development

Executive Summary: 

During 2012, Injune Retirement Village Inc (IRV) was advised of the imminent closure of the Mt Hutton Retirement Village by the Churches of Christ Care (CoCC) organisation.  CoCC had been the trustee of the village but had found it financially unviable for them to continue to operate it, and had advised IRV that they intended to hand the trusteeship back to them as soon as it could be arranged.

 

In consideration of its commitments to the aged care sector in Injune, IRV needed time to consider its alternatives and plan for the future of the village.  Accordingly it approached Council for support during this planning phase.  

 

On 12 December 2012 Council resolved to provide the support which would be effective on transfer of the trusteeship of the village.  This was envisaged to happen almost immediately however it has taken over 12 months to come into effect.  IRV now request confirmation that Council will still offer the support as described in its resolution of Dec 2012, and which is requested to be effective as of 10 December 2013.

 

The report sought confirmation of Council’s support.

 

Resolution No. GM/01.2014/20

Moved Cr Schefe                                                           Seconded Cr Price  

That  Council resolution number GM.455.12 of 12 December 2012 become effective on 10 December 2013 amended as follows:

 

·         Council agree to a subsidy up to the value of $12,000 for a period up to six months from date of transfer of trusteeship.

·         This consideration is conditional on the submission to Council of evidence of relevant expenditure.

·         A copy of the decision is sought with respect to the Churches of Christ confirming transfer of trusteeship of the Mt Hutton Retirement Village to the Injune Retirement Village Inc.

·         Council further advise that Fire Insurance will be provided by Council to the 30 June 2014, but public and/or professional liability insurance cannot be provided by Council.

·         Council not provide support to develop a business plan.

 

CARRIED(Cr. Denton voted in favour of the motion)                                                       9/0

 

Responsible Officer

Manager - Economic & Community Development

  

 

 

Item Number:                                    22.1

File Number: D14/2322

Subject Heading:                         AlternatE Crossing Design - Redevelopment of the Roma CBD

Location:                                          Between McDowall and Arthur Streets Roma

Author and Councillor’s Title:           Cr. Cameron  O'Neil

Councillor’s Summary:

Recommendations from the committee were formally put forward for Council’s consideration at the General Meeting on 27 November 2013; subsequently the following actions were  approved by Council at that meeting,  by way of Resolution Numbers GM/11/.2013/70 & GM/11.2013/71 stating:

 

“That Council:

 

1.         Adopt the crossing design for implementation in the Roma CBD;

 

2.         Adopt each of the remaining recommendations contained in the table attached to the agenda report, for input into detailed design for redevelopment of the Roma CBD;

 

3.         Formally thank members for their contribution on the committee;

 

4.         Through the Chief Executive Officer, commence detailed design and project planning for redevelopment of the Roma CBD.”

 

This report sought Council’s approval for the reallocation of funds towards the alternate crossing designs.

 

Resolution No. GM/01.2014/21

Moved Cr O'Neil                                                            Seconded Cr Price   

That Council:

 

1.    Approve the reallocation of funds to the value of $300,000 (originally allocated for the 2013/14 financial year for implementation of mid-street crossings as indicated in the Roma Placemaking Plan), for construction of the alternate crossing design on the intersection of McDowall and Arthur Streets put forward by the Roma CBD Advisory Committee, and approved by Council at the General Meeting on 27 November 2013.

 

2.    Commence detailed design as a matter of priority, noting that this will provide a detailed cost estimate.

 

3.    Develop an appropriate communications plan for the project, and associated steps for deactivation of the current crossings’ treatments affected by the alternate approved designs.

 

4.    Investigate the implications for the town clock project which has previously been proposed, and that stakeholder engagement occur as part of the detailed design.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Economic & Community Development in conjunction with Manager Infrastructure Planning & Design

 

Item Number:                                    13.7

File Number: D14/2963

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

Location:                                          3584 Duck Creek Road, Highland Plains QLD 4455 (70 WT: 800341, Lot: 71 WT: 288, Lot: 72 WT: 327)

 

Applicant:                                         Ostwald Construction Materials Pty Ltd C/- PLACE Design Group

Author and Officer’s Title:                 Danielle Pearn, Manager - Planning & Building Development

Executive Summary: 

The application sought approval for a Material Change of Use - "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 application is subject to Impact Assessment against the relevant provisions of Bungil Shire Planning Scheme 2006 including the DEO’s and Rural Zone Code. 

 

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

 

Discussion:

This item had been laid on the table earlier during the meeting pending further investigation by the reporting officer on the aspect of dust supression.  With the investigation complete, Council resumed discussion and debate on the matter.

 

Resolution No. GM/01.2014/22

Moved Cr Newman                                                        Seconded Cr Price  

 

That Council approve the application for Material Change of Use - "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, subject to the following conditions:

 

 

 

Council Imposed Conditions

 

1.            The Draft Infrastructure Agreement be presented to Council for further consideration prior to final sign off, with officers to consider as part of negotiations the negation of existing dust suppression concerns on Duck Creek Road due to the quarry’s activities.

 

Preamble

 

1.       Refer to http://www.cmdg.com.au for the Capricorn Municipal Development Guidelines (CMDG).

 

2.       The approved use may not commence until the Environmental Authority has been given in relation to Environmentally Relevant activities prescribed under the Environmental Protection Act 1994.

 

3.       Refer to the third party advice received from Santos Limited, dated 16 January 2013 (Ref: CRWP-AGM023+0847), which is included as part of the development approval.

 

Material Change of Use - "Extractive Industry” and Environmentally Relevant Activity 16 – Extractive & Screening Activities

 

 

 

 

 

 

Complete and Maintain

 

1.       Complete and maintain the approved development as follows: (i) generally in accordance with development approval documents and (ii) strictly in accordance with those parts of the approved development which have been specified in detail by the Council or Referral Agency unless the Council or Referral Agency agrees in writing that those parts will be adequately complied with by amended specifications.

 

2.       Complete and maintain all operational, building and plumbing and drainage work associated with this development approval, including work required by any of the development approval conditions.

 

3.       Maintain the approved development Material Change of Use - "Extractive Industry” and Environmentally Relevant Activity 16 – Extractive & Screening Activities, in accordance with the approved plans:

Plan/Document number

Plan/Document name

Date

HHQ.001.101

Site Administration Office

12/8/13

HHQ.001.102

Site Administration Office

13/8/13

1026-M01

Locality Plan & Schedule of Drawings

2/7/13

1026-M02

Existing Features Plan

2/7/13

1026-M03

Aerial Overlay Plan

2/7/13

1026-M04

Overall Layout Plan

2/7/13

1026-R01

Locality Plan & Schedule of Drawings

3/7/13

1026-R02

Overall Property Plan

3/7/13

1026-R03

Existing Features Plan

3/7/13

CIV1026/ABMP01

Project Activity Based Management Plan, prepared by Contour Consulting Engineers

25/6/13

CIV1026 01

Traffic Engineering Report, prepared by Contour Consulting Engineers

25/6/13

1026/ESCP-01A

Erosion and Sediment Control Programme, prepared by Contour Consulting Engineers

25/6/13

QQ-10550

Operational Management Plan, prepared by Ostwald Bros

18/3/13

AA1222VMP

Vegetation Management Plan, prepared by Duke Environmental

13/6/13

AB1222REHAB

Rehabilitation Plan, prepared by Duke Environmental

13/6/13

 

4.       During the course of the development works, the developer shall ensure that all works are carried out by appropriately qualified persons and the developer and the persons carrying out and supervising the work shall be responsible for all aspects of the works, including public and worker safety, and shall ensure adequate barricades, signage and other warning devices are in place at all times.

 

5.       All civil and related work shall be designed and supervised by RPEQ Registered Professional Engineers of Queensland (RPEQ) who are competent in the construction of the works.

 

6.       The developer is responsible for locating and protecting any Council and public utility services, infrastructure and assets that may be impacted on during construction of the development.  Any damage to existing infrastructure (road pavement, existing underground assets etc) that is attributable to the progress of works on the site or vehicles associated with the development of the site shall be immediately rectified in accordance with the asset owners’ requirements and specifications and to the satisfaction of the asset owners’ representative(s).

 

7.       All works must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist (iv) the CMDG, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

8.       Weeds and pests are to be monitored and controlled in accordance with the Weed and Pest Management Plan shown in the Activity Based Management Plan prepared by Contour dated 26/06/2013. All efforts are to be made to prevent the spread of Class 2 Pest, parthenium in the area.

 

Latest versions

 

9.       Where another condition refers to a specific published standard, manual or guideline, including specifications, drawings, provisions and criteria within those documents, that condition shall be deemed as referring to the latest versions of those publications that are publicly available at the time the first operational works or compliance approval is lodged with the assessment manager or approval agency for those types of works to be performed or approved, unless a regulation or law requires otherwise.

 

Stormwater and Drainage

 

10.     Stormwater, Erosion and Sediment Control is to be managed as shown in the Activity Based Management Plan CIV1026/ABMP01 prepared by Contour dated 25/06/2013 in accordance with the Queensland Urban Drainage Manual (QUDM) (Volume 1 text, Volume 2 Design Charts), Australian Rainfall and Runoff (Volume 1 A guide to Flood Estimation) and CMDG – D5 Design Guidelines ‘Stormwater Drainage Design’.

 

11.     The developer shall ensure that in all cases, discharge of stormwater runoff from the development drains freely and that no nuisance of ponding is created within the vicinity of the development.

 

12.     There shall be no increases in any silt loads or contaminants in any overland flow from the property being developed during the development process and after development has been completed.

 

Services Provisions

 

13.     Reticulated sewerage is unavailable to the development site. A development permit for plumbing and drainage works shall be sought from Council for any onsite sewerage system provided to the development.

 

14.     Any onsite sewerage systems are to comply with On Site Sewerage Code DNRM AS1547.2000 and On-Site Sewerage Facilities Guidelines for Effluent Quality DNRM.

 

15.     The site must be provided with on-site water supply with sufficient capacity to meet operational needs, including watering to minimise dust nuisance.

 

Roadworks and Access

 

16.     Duck Creek Road from the end of the bitumen on Duck Creek Road extending in a southerly direction to the entrance of the proposed quarry site is to be upgraded to a 2 lane bitumen sealed road generally in accordance with the Capricorn Municipal Development Guidelines Table D1.21.03 rural minor collector (150-999 VPD), to the following standard:

 

Formation width:          9.0m

Pavement width:          8.0m

Pavement Design:  Capricorn Municipal Development Guidelines Table D2.08.01 Rural >100 vpd

 

An operational works application is to be submitted and approved by Council before construction of this road upgrade.

 

17.     Duck Creek Road from the intersection with the Injune Taroom Road extending in a southerly direction to the end of the existing bitumen is to be widened where necessary generally in accordance with the Capricorn Municipal Development Guidelines Table D1.21.03 rural minor collector (100-999 VPD), to the following standard:

 

Formation width:    9.0m

Pavement width:    8.0m

Pavement Design:  Capricorn Municipal Development Guidelines Table D2.08.01 Rural

                               >100 vpd

 

18.     An operational works application is to be submitted and approved by Council before construction of this road upgrade.

 

19.     The landowner shall be responsible for construction and maintenance of vehicle crossovers from the road carriageway to the property boundary and for obtaining any approvals that may be required and for complying with the applicable designs and standards.

 

20.     All vehicular access and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Division 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) the Capricorn Municipal Development Guidelines (CMDG) Design Guidelines – D1 ’Geometric Road Design’ and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

Access Easements

 

21.     Access easements shall be provided for the purpose of vehicle access, with a minimum width of 10m, burdening Lot 70 on WT800341 and Lot 71 on WT288, in favour of Lot 72 on WT327, generally as shown on the approved plans detailed in Condition 3.

 

Earthworks

 

22.     All earthworks for the development shall be undertaken in accordance with Capricorn Municipal Development Guidelines (CMDG) D6 ‘Site Regrading’ Design Guidelines.

 

Erosion Control

 

23.     If there is a possibility of erosion or silt or other materials being washed off the property being developed during the development process, the developer must document and implement a management plan that prevents this from occurring.

 

24.     All construction works on site to be undertaken in accordance with the Institute of Engineers (Australia) (IEAUST) Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction site and the CMDG Design Guidelines – D7.

 

Rubbish Collection

 

25.     At all times while the use continues, waste containers shall be maintained in onsite and shall be emptied and the waste removed from the site on a regular basis.

 

 

 

 

Operations of Approved Use

 

26.     All development approval conditions relating to the establishment of the approved development must be fulfilled prior to any approved use commencing.

 

27.     Hours of operation, including transporting material from the site are 6:00 am to 6:00pm Monday to Saturday. No work is permitted on Sundays or public holidays.  The quarry operator may apply to Council to vary the hours of operation for a particular project where the extended operating hours are essential in the opinion of the Council because of the requirements and community benefits of the particular project. Any Council approval of the varied hours will be restricted to a period linked to the project and may be rescinded by the Council on 7 days notice if the extended hours of operation are causing serious nuisance or disruption to other persons.

 

28.     At the end of operations, remediation of the site is to occur after consultation with the landowner generally in accordance with the program shown in the Rehabilitation Plan prepared by Duke Environmental dated 22/03/2013.

 

Conditions if environmental approval ceases to have effect

 

29.     If the environmental approval issued by a State agency to undertake this use on this site ceases to have effect and is not replaced by an appropriate approval, code or law to manage the use and the rehabilitation of the site, then the conditions, requirements and obligations of the original environmental approval given for this use on this site shall become conditions of this approval. References in the original environmental approval to the State agency will then be construed as references to the Council to the greatest extent possible. The standards referenced by the original environmental approval will be the applicable standards.

 

Advertising Signs

 

30.     Any proposed advertising devices shall be subject to a further development application and planning approval unless the advertising devices are in accordance with the exempt or self assessable requirements of the relevant Council planning scheme.

 

31.     Any free-standing advertising signage or structure to be constructed on site shall be designed by an RPEQ (Structural) Engineer and certification provided for both design and construction. 

 

Avoiding Nuisance

 

32.     No nuisance is to be caused to adjoining properties and occupiers by the way of smoke, dust, rubbish, contaminant, stormwater discharge or siltation at any time, including non-working hours.

 

33.     The area and its surrounds shall be maintained in an orderly fashion, free of rubbish and not to pose any health and safety risks to the community.

 

No Cost to Council

 

34.     The developer is responsible for meeting all costs associated with the approved development unless there is specific agreement by other parties, including the Council, to meeting those costs.

 

35.     All rates and charges of any description and all arrears of such rates and charges, together with interest outstanding thereon, on the land, due to Council, shall be paid to the Council prior to any use commencing onsite.

 

 

 

Infrastructure and Impact Contributions

 

36.     Local road impact charges are to be paid to Maranoa Regional Council in accordance with the following attached Charges Schedule - Local Roads Additional Impacts.

 

37.     All matters contained within this development approval may be covered by infrastructure agreements or deeds of agreement between the relevant parties for each matter. Only parties which are directly affected by the contents of each infrastructure agreement or deed of agreement need to be parties to the agreements.

 

Reconfiguration of Lot (access easement)

 

38.     Complete and maintain the approved development as follows: (i) generally in accordance with development approval documents and (ii) strictly in accordance with those parts of the approved development which have been specified in detail by the Council or Referral Agency unless the Council or Referral Agency agrees in writing that those parts will be adequately complied with by amended specifications.

 

39.     Maintain the approved development being a Reconfiguration of Lot – Access Easement in accordance with the approved plans:

 

Plan/Document number

Plan/Document name

Date

1026-R01 Sheet 1 of 13

Proposed Access Road Easement

03/07/13

1026-R02 Sheet 2 of 13

Proposed Access Road Easement

03/07/13

1026-R03 Sheet 3 of 13

Proposed Access Road Easement

03/07/13

1026-R04 Sheet 4 of 13

Proposed Access Road Easement

03/07/13

1026-R05 Sheet 5 of 13

Proposed Access Road Easement

03/07/13

1026-R06 Sheet 6 of 13

Proposed Access Road Easement

03/07/13

1026-R07 Sheet 7 of 13

Proposed Access Road Easement

03/07/13

1026-R08 Sheet 8 of 13

Proposed Access Road Easement

03/07/13

1026-R09 Sheet 9 of 13

Proposed Access Road Easement

03/07/13

1026-R10 Sheet 10 of 13

Proposed Access Road Easement

03/07/13

1026-R11 Sheet 11 of 13

Proposed Access Road Easement

03/07/13

1026-R12 Sheet 12 of 13

Proposed Access Road Easement

03/07/13

1026-R13 Sheet 13 of 13

Proposed Access Road Easement

03/07/13

 

40.     Any damage to roads and infrastructure that is attributable to the progress of works on the development site or vehicles associated with the development of the site shall be repaired to at least its previous condition and at no cost to Council or, if the Council agrees, the cost of repairs may be paid to Council for the Council to carry out the repairs.

 

Latest versions

 

41.     Where another condition refers to a specific published standard, manual or guideline, including specifications, drawings, provisions and criteria within those documents, that condition shall be deemed as referring to the latest versions of those publications that are publicly available at the time the first operational works or compliance approval is lodged with the assessment manager or approval agency for those types of works to be performed or approved, unless a regulation or law requires otherwise.

 

Stormwater and Drainage

 

42.     The developer shall ensure that in all cases, discharge of stormwater runoff from the development drains freely and that no nuisance of ponding is created within the vicinity of the development.

 

43.     There shall be no increases in any silt loads or contaminants in any overland flow from the property being developed during the development process and after development has been completed.

 

Roadworks and Access

 

44.     The developer is to provide documents to Council showing an access easement has been created and lodged in the location shown on drawings 1026-R01 to 1026-R13, Sheets 1 to 13 prepared by Contour dated 03/07/13. The easement is to be on Lot 70 WT800341 and Lot 71 WT288 and in favour of Lot 72 on WT327 for the purpose of access.

 

45.     Costs associated with the approved development to be met by the developer include all costs of survey, easement preparation, document lodgement, plan approval and land transfers.

 

46.     A vehicle access driveway from Duck Creek Road to Lot 72 WT327 shall be provided at the location shown on approved plans. A properly numbered rural addressing standard signpost is to be provided at the access intersection.

 

47.     All vehicular access and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) the CMDG Design Guidelines and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

Erosion Control

 

48.     If there is a possibility of erosion or silt or other materials being washed off the property being developed during the development process, the developer must document and implement a management plan that prevents this from occurring.

 

49.     All construction works on site to be undertaken in accordance with the Institute of Engineers (Australia) (IEAUST) Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction site and the CMDG Design Guidelines – D7.

 

Conditions of approval imposed by Maranoa Regional Council on behalf of Santos

 

50.     The requirements and conditions imposed by Santos Limited in relation to the pipeline infrastructure located within the development site (Ref: CRWP-AGM023+0847, dated 16 January 2013), are attached to and form part of the conditions of this development approval.

 

Charges Schedule - Local Roads Additional Impacts

 

1.       This condition is required because the development will impact on the local roads when materials associated with the operation of the extractive industry are carried along those local roads. The local roads additional impacts charge covers all roads in the Maranoa Regional Council Area where heavy vehicles of the type used in this activity/use are permitted to travel. The tonnage of extracted material leaving the extractive industry is deemed to be a proportional measure of the total traffic to and from the site.

 

2.       A local roads additional impacts charge of $0.50 per tonne will be paid to Maranoa Regional Council for all extracted material transported from the site. This is the local roads additional impacts charge for the 2013-2014 financial year. Until such time as (1) the methodology is amended or (2) the level of use is changed or (3) Council has amended charges as a result of a review requested by the extractive industry operator, the local roads additional impacts charges amount will be increased or decreased annually by a percentage equivalent to the change in All groups consumer price index for Brisbane published by the Australian Statistician.

 

3.       The payment of the local roads additional impacts charge must be made by the extractive industry operator within 14 days of the end of each 3 month period, with the periods starting with the commencement of the use/activity. The extractive industry operator must calculate the payment and provide details of the calculation. If no payment is made within the set time, the Council may demand payment based on the maximum approved annual production capacity of the activity/use divided by 4. The maximum approved annual production capacity of the extractive industry will be deemed to be the maximum capacity of the extractive industry listed in the approvals for the site. If the extractive industry operator does not pay the local roads additional impacts charge for two consecutive periods, the Council can require the holder of the development approval to pay the local roads additional impacts charge to the Council.

 

4.       The holder of the development approval or the extractive industry operator may ask for the local roads additional impacts charge to be reviewed once in every three year period after the approval for the activity/use was given. The review will take account of the rates and methodology applying to similar operators in the Council Area and the facts and circumstances applying to this approved activity/use.

 

5.       The Council may review and amend the methodology for calculating the local roads additional impacts charge but any changes resulting from amendments to the methodology will not take effect for a minimum of 2 years from the date of adoption by Council unless the extractive industry operator request earlier changes to the charges.

 

6.       Despite the payment of a local roads additional impacts charge, the Council may stop the extractive industry operator from using particular roads. The reasons may include Council concerns about the level of damage being caused or may be caused to those particular local roads by the addition to total road use of heavy vehicles associated with the extractive industry.

 

7.       Council or its representatives is entitled to inspect, copy and audit any records which may help to prove the actual use of the road network by the extractive industry operator or the approval holder(s) for the purposes of assessing the local roads additional impacts charge. The extractive industry operator and the approval holder(s) have agreed by the acceptance of this condition that the Council has their agreement and permission to access those records wherever held and that their agreement and permission cannot be revoked.

 

8.       These charges can be included within an infrastructure agreement or deed of agreement with the Council, the extractive industry operator and any other relevant parties by consent of the parties. The extractive industry operator, the approval holder and the Council may vary the charges and other factors by mutual consent where circumstances warrant such variations and the community interest is protected.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Planning & Building Development

 

Resolution No. GM/01.2014/23

Moved Cr Price                                                             Seconded Cr Denton

That implications for Council’s approved road hierarchy be further investigated by appropriate officers in the Planning & Building Development and Infrastructure Planning & Design teams of Council;  both in regard to this application, and future applications.

  

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager – Planning & Building Development

Manager – Infrastructure Planning & Design

 

 

 

Late Items

 

Cr. Flynn declared a ‘Conflict of Interest’ in the following item due to him being an Executive Member of the Roma Turf Club, and left the Chamber at 12.21pm, taking no further part in discussion or debate on the matter.

 

The Mayor & Cr O’Neil declared a potential perceived ‘Conflict of Interest’ in the following item being paying members of the Roma Turf Club;  both elected  to remain in the Chamber for discussion and debate on the matter on the basis that it would not alter their ability to make a decision in the broader public interest.

 

Item Number:                                    L.1

File Number: D14/4171

Subject Heading:                         Equine Pool

Location:                                          Bassett Park, Roma

Applicant:                                         Roma Turf Club

Author and Officer’s Title:                 Tanya Mansfield, Manager - Facilities

Executive Summary: 

The Roma Turf Club had written to Council seeking approval and in-kind assistance to construct an equine pool at Bassett Park.

 

Council was asked to consider the Club’s request.

 

Resolution No. GM/01.2014/24

Moved Cr O'Neil                                                            Seconded Cr Schefe  

That Council provide approval to the Roma Turf Club to construct an equine pool at Bassett Park on the following conditions:-

 

1.   The equine pool be constructed on the agreed site, in accordance with the Bassett Park Master Plan.

 

2.   The Roma Turf Club engage a qualified, experienced project manager at the club’s cost, to oversee the project.

 

3.   Council’s contribution will be excavation of the hole for the equine pool only, on the condition that the soil can be used as fill for the levee project.

 

4.   The Roma Turf Club is responsible for all other costs associated with the project including connection of water to fill the pool.

 

CARRIED (The Mayor & Cr. O’Neil voted in favour of the motion)                                     8/0

 

Responsible Officer

Manager - Facilities

 

 

 

Item Number:                                    L.2

File Number: D14/2768

Subject Heading:                         Request for Meeting Space

Applicant:                                         Life Christian Church Roma

Author and Officer’s Title:                 Tanya Mansfield, Manager - Facilities

Executive Summary: 

The Life Christian Church Roma has outgrown their current facilities on the corner of Soutter and McDowell Streets Roma and had contacted Council seeking assistance in identifying another suitable location for them to meet while they seek a new, larger permanent location. 

 

The building at Bassett Park known as the “fashion parade building” has been identified as a possible suitable location for the group. Council is asked to consider the group’s request to use this building for one morning and one evening per week for a minimum period of 12 months.

 

Resolution No. GM/01.2014/25

Moved Cr O'Neil                                                            Seconded Cr Chambers  

That Council enter into a user agreement with Life Christian Church Roma for the building at Bassett Park known as the “Fashion Parade Building” for an initial period of 12 months on the following conditions:-

 

1.   In lieu of rental, the Life Christian Church arrange and fund minor modifications to the amenity and air-conditioning of the building with work to be overseen by a registered builder. 

 

2.   Further consultation is undertaken with the Roma Show Society on any plan for modifications to the stage.

 

3.   The Life Christian Church makes other arrangements for gatherings in the period leading up to the Roma Show.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Facilities

 

 

Item Number:                                    L.3

File Number: D14/4183

Subject Heading:                         Amendments to the Councillor Remuneration Policy

Author and Officer’s Title:                 Donald  Wells, Manager - Human Resources

Executive Summary: 

The purpose of this report was to advise Councillors of the Local Government Remuneration and Discipline Tribunal (‘the Tribunal’) determination from its 2013 review which reassigned Maranoa Regional Council (‘Council’) from Category 3 to Category 4.

 

The Tribunal’s determination will also increase the remuneration paid to the Mayor, Deputy Mayor and Councillors from 1 July in 2014 and as a result, this report also presents an amended Councillor Remuneration Policy for considered and adoption by Councillors.

 

Discussion:

Council determined the matter should lay on the table for further consideration at a later point during the meeting following further investigation of the requirements outlined in the Local Government Act and Regulation since the introduction of the Local Government Remuneration and Discipline Tribunal.

 

 

Action:

That the matter lay on the table for further consideration at a later point during the meeting.

 

 

  

Subject Heading:        suspension of standing orders

Council adjourned the meeting for lunch at 12.28pm.

 

Subject Heading:        resumption of standing orders

Council resumed the meeting at 1.42pm.

 

Resolution No. GM/01.2014/26

Moved Cr Denton                                                          Seconded Cr Wason

 

That Council close the meeting to the public at 1.43pm.

 

CARRIED                                                                                                                      9/0

 

 

Cr. Flynn declared a ‘Conflict of Interest’ in item LC.1 “Qantas Airport Charges Discount” and Item LC.3 “Installation of Visual Approach Slope Indicators at the Roma Airport” due to his personal business operations out of the Roma Airport,  being owner of Maranoa Travel, and left the Chamber at 2.27pm taking no further part in discussion on the item.

 

At cessation of discussion on the abovementioned items, Cr. Flynn entered the Chamber at 2.55pm.

 

The Mayor left the Chamber at 3.07pm.

The Mayor entered the Chamber at 3.12pm.

 

Cr. O’Neil left the Chamber at 3.13pm.

Cr. O’Neil entered the Chamber at 3.16pm.

 

Cr. O’Neil left the Chamber at 3.23pm.

Cr. O’Neil entered the Chamber at 3.26pm.

 

Cr. O’Neil left the Chamber at 4.23pm.

Cr. O’Neil entered the Chamber at 4.25pm.

 

Cr. O’Neil left the Chamber at 4.32pm.

Cr. O’Neil entered the Chamber at 4.36pm.

 

Cr. Flynn left the Chamber at 4.55pm.

 

 

Resolution No. GM/01.2014/27

Moved Cr O'Neil                                                            Seconded Cr Denton

 

That Council open the meeting to the public at 4.57pm.

 

CARRIED                                                                                                                      8/0

 

 

Cr. Flynn entered the Chamber at 5.00pm.

 

Confidential items

 

In accord with the provisions of section 275 of the Local Government Regulation 2012, Council resolved to close the meeting to discuss items it has deemed to be of a confidential nature and specifically pertaining to the following sections:-

          (h)      other business for which a public discussion would be likely to prejudice the interests of the local government or someone else, or enable a person to gain a financial advantage;

          (c)      the local government budget;

          (a)      the appointment, dismissal or discipline of employees;

 

 

Item Number:                                    C.1

File Number: D13/60227

Subject Heading:                         Business Activity Report - Saleyards and Quarry

Author and Officer’s Title:                 Larissa Pears, Coordinator - Community & Commercial Support & Administration

Month & Year of Report:                    November 2013

Name of Department:                        Commercial Services

 

Executive Summary: 

This monthly report was presented to Council to provide a summary of the performance of Council’s Quarry and Saleyards both over the past month and year to date. The information in this report aims to review the month’s activities, give an overview of financial performance and bring to Council’s attention any emerging issues.

 

esolution No. GM/01.2014/28

Moved Cr Chambers                                                      Seconded Cr Denton  

That Council receive and note the Officer’s report as presented.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Coordinator - Community & Commercial Support & Administration

 

 

Item Number:                                    C.2

File Number: D13/64484

Subject Heading:                         Status Report - Council Property – 18 Stephenson St Yuleba

Author and Officer’s Title:                 Julie Neil, Manager - Community Services

Name of Department:                        Community Services – Council and Community Housing

 

Executive Summary: 

Follow up enquiries regarding the management of 18 Stephenson Street were presented to Council for further discussion.

 

 

 

Resolution No. GM/01.2014/29

Moved Cr Denton                                                          Seconded Cr Flynn  

That Council:

 

·         Receive and note the officer’s report.

 

·         Approve for the property located at 18 Stephenson Street Yuleba to remain under Council ownership.

 

·         Provide the necessary restumping funds, for the purpose of ongoing Council employee accommodation, through the reallocation of funds in the budget review that is currently underway.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Manager - Community Services

 

 

Item Number:                                    L.4

File Number: N/A

Subject Heading:                         GasFields Commission Queensland

Author & Officer’s Title:                    Julie Reitano, Chief Executive Officer

Executive Summary:

Notification has been received of an upcoming GasFields Commission Queensland Workshop – Sustainable Futures.  Council attendance at the workshop was requested.

 

Resolution No. GM/01.2014/30

Moved Cr O'Neil                                                            Seconded Cr Denton

 

That Council approve the attendance of the Mayor & Chief Executive Officer at the upcoming GasFields Commission Queensland – Sustainable Futures Workshop on 7 February 2014 at Milton.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Chief Executive Officer/Coordinator – Elected Members & Community Engagement

 

 

Item Number:                                    L.3

File Number: D14/4183

Subject Heading:                         Amendments to the Councillor Remuneration Policy

Author and Officer’s Title:                 Donald  Wells, Manager - Human Resources

Executive Summary: 

The purpose of this report was to advise Councillors of the Local Government Remuneration and Discipline Tribunal (‘the Tribunal’) determination from its 2013 review which reassigned Maranoa Regional Council (‘Council’) from Category 3 to Category 4.

 

The Tribunal’s determination will also increase the remuneration paid to the Mayor, Deputy Mayor and Councillors from 1 July in 2014 and as a result, this report also presents an amended Councillor Remuneration Policy for considered and adoption by Councillors.

 

Discussion:

Council determined the matter should lay on the table for further consideration at a later point during the meeting following further investigation of the requirements outlined in the Local Government Act and Regulation since the introduction of the Local Government Remuneration and Discipline Tribunal.   This information to hand, Council commenced discussion and debate on the item.

 

Resolution No. GM/01.2014/31

Moved Cr Newman                                                        Seconded Cr Chambers  

That Council accept the tribunal’s determination.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Director – Corporate, Community & Commercial Services

 

Cr. Schefe left the Chamber at 5.20pm.

Cr. Schefe entered the Chamber at 5.24pm.

 

Item Number:                                    C.3

File Number: D14/2138

Subject Heading:                         Australia Day 2014 Award Nominations

Author and Officer’s Title:                 Susan (Sue) Sands, (Acting) Coordinator – Local Development & Council Events

Executive Summary: 

The 2014 Australia Day Award Selection Panel had assessed and submitted award nominations for the Maranoa Region.

 

Resolution No. GM/01.2014/32

Moved Cr O'Neil                                                            Seconded Cr Chambers  

That Council:

 

1.   Accept the recommendations from the Awards Selection Panel for the 2014 Australia Day Award Recipients for the Maranoa Region.

 

2.   Accept the recommendation from the Panel that Muckadilla nominations be assessed as part of ‘Roma and District’ awards.

 

3.   Provide each nominee with a certificate at the awards ceremony.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

(Acting) Coordinator - Local Development & Council Events

 

 

Item Number:                                    C.4

File Number: D14/2499

Subject Heading:                         MPHS Levy - Tabling RESIDENT Letter

Location:                                          Jackson

Author and Officer’s Title:                 Julie Reitano, Chief Executive Officer

Executive Summary: 

Tabling a letter dated 6 December and received on 20 December 2013, which has been provided to all Councillors as requested by the applicant.

 

Resolution No. GM/01.2014/33

Moved Cr Chambers                                                      Seconded Cr Wason  

That Council provide a concession to the applicant similar to that made for other residents at Council’s meeting on 12 June 2013 in the event that the levy amount is paid by 30 June 2014.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Chief Executive Officer

 

 

Item Number:                                    C.5

File Number: D14/2965

Subject Heading:                         Ongoing Assistance Requested for Orange Hill Rural Fire Brigade for Vehicle Servicing

Author and Officer’s Title:                 Susan (Sue) Sands, (Acting) Coordinator – Local Development & Council Events

Executive Summary: 

The Orange Hill Rural Fire Brigade had written to Council requesting that their fire truck continue to be serviced by Council.

 

Resolution No. GM/01.2014/34

Moved Cr Denton                                                          Seconded Cr Flynn  

That Council:

 

1.   Proceed with this initial service of the Orange Hill Rural Fire Brigade truck (Mitsubishi) as requested.

 

2.  Write to Rural Fire Service Queensland requesting that they formally submit an application under Council’s Ongoing Non-Financial Assistance Program on behalf of Orange Hill Rural Fire Brigade and all other Rural Fire Brigades in the region, for the remainder of this term of Council, to allow for processing and budget allocation under Council’s  Ongoing Non-Financial Assistance Program.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

(Acting) Coordinator - Local Development & Council Events

 

Item Number:                                    11.2

File Number: D14/1757

Subject Heading:                         Letter of Petition - Redevelopment of Yuleba Post Office

Location:                                          Yuleba

Author and Officer’s Title:                 Kelly Rogers, Coordinator - Elected Members & Community Engagement

Executive Summary: 

A letter of petition had been received from residents of Yuleba and surrounds in response to Council’s approval for relocation of the Yuleba Post Office from its current site to the Council Office located on 20 Stephenson Street Yuleba. 

 

 

Resolution No. GM/01.2014/35

Moved Cr Newman                                                        Seconded Cr Denton  

That Council receive and note the petition tabled.  

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Coordinator - Elected Members & Community Engagement

 

 

 

Resolution No. GM/01.2014/36

Moved Cr O'Neil                                                            Seconded Cr Denton

 

That Council:

 

1.    Reaffirm its commitment to relocate the Postal, Library and Customer Service functions to the Yuleba Services Centre, located at 20 Stephenson Street Yuleba.

 

2.    Retain and maintain the existing building located at 27 Stephenson Yuleba (current building from which the postal service operates at this time).

 

3.    Undertake consultation with the Yuleba and surrounding community concerning potential / future use/s of the building located at 27 Stephenson Street Yuleba.

 

4.    Tender for sale the building located at  7 Creek Street Yuleba.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Coordinator - Elected Members & Community Engagement

Manager - Facilities

 

 

 

Item Number:                                    11.3

File Number: D14/2160

Subject Heading:                         Letter of Petition - Demolishing of Public Toilets on Arthur & McDowall Streets Roma

Location:                                          Arthur  & McDowall Streets, Roma

Author and Officer’s Title:                 Kelly Rogers, Coordinator - Elected Members & Community Engagement

Executive Summary: 

A letter of petition had been received from residents and interested visitors/members of the public in response to Council’s plans to demolish the existing public toilets located on the corner of Arthur and McDowall Streets, Roma. 

 

The petition did not clarify  Council’s plans for the construction of a new toilet block in close proximity with modern amenities.

 

Discussion:

Earlier during the meeting the Mayor had called for a ‘Mover’ and ‘Seconder’ for the draft motion.  At that time no vote was taken on the matter.  Council resumed discussion and debate on the draft motion, which was recorded as follows.

 

Resolution No. GM/01.2014/37

Moved Cr Price                                                             Seconded Cr O'Neil  

That Council receive and note the petition tabled.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Coordinator - Elected Members & Community Engagement

 

 

 

 

 

 

Resolution No. GM/01.2014/38

Moved Cr Price                                                             Seconded Cr O'Neil

That

 

1.       Council acknowledge receipt of the request that Council:

·            Urgently reconsider removing the toilet block from the corner of Arthur and McDowall Streets, Roma;

·            Acknowledge the mural housed upon its walls as having become a landmark and tourist attraction in the town;

·            Consider the loss of safety, loss of convenience for patrons and increased risk of graffiti and vandalism in placing the toilets in a far less convenient area.

 

2.       Council not accommodate the request to reconsider demolition of the toilet block located on the corner of Arthur and McDowall Streets Roma, and Council reaffirms Resolution Number GM/09.2013/14 which stated that:

“That Council proceed with its plans to construct new public amenities in the Arthur Street car park and, upon completion, make plans to demolish the existing amenities near the corner of McDowall and Arthur Streets, Roma.”

 

CARRIED                                                                                                                      8/1

Councillor Peter Flynn requested that his vote against the motion be recorded.

 

Responsible Officer

Coordinator – Elected Members & Community Engagement

 

 

Resolution No. GM/01.2014/39

Moved Cr Price                                                             Seconded Cr Denton

 

That Council receive and note the letter received from Mr Tyson Golder proposing to take over care and maintenance of the toilet block with community support as tabled.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Coordinator – Elected Members & Community Engagement

 

Resolution No. GM/01.2014/40

Moved Cr Price                                                             Seconded Cr Chambers

 

That Council, having considered the request received from Mr Tyson Golder proposing to take over care and maintenance of the toilet block with community support, not accept this offer, given that:

-       the earlier resolution was to demolish the toilet block;  and

-       the demolition will make way for the alternate crossing design, recommended by the CBD Advisory Committee.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Coordinator – Elected Members & Community Engagement

 

 

Item Number:                                    13.3

File Number: D14/2162

Subject Heading:                         Projects to be Submitted for Funding Under Royalties for Regions Round Three

Author and Officer’s Title:                 Susan (Sue) Sands, (Acting) Coordinator – Local Development & Council Events

Executive Summary: 

Maranoa Regional Council is eligible to submit projects for funding under the Queensland Government Royalties for the Regions program.  A number of projects have been identified as eligible, and have been discussed from an operational and strategic perspective at an Executive Team Meeting. Council’s direction was sought in finalising projects for submission.

 

Discussion:

This item had been laid on the table earlier during the meeting to allow Councillors additional time to consider appropriate projects for submission.  Council resumed discussion on the matter.

 

Resolution No. GM/01.2014/41

Moved Cr Chambers                                                      Seconded Cr Schefe  

That Council submit the following identified projects for funding under the Royalties for the Regions program in order of priority:

 

Truck Wash-Down Facility at Roma Saleyards

Injune Sewerage Upgrade

Pickanjinnie North Road

Mt Saltbush Road

Arcadia Valley Road (Widen and seal sections to 8m (approx. 9.5kms))

 

Further that projects for the next round of funding under the Royalties for the Regions program be discussed at an upcoming Council workshop.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

(Acting) Coordinator - Local Development & Council Events

 

 

LATE CONFIDENTIAL ITEMS

 

Cr. Flynn declared a ‘Conflict of Interest’ in the following two items due to his personal business operations out of the Roma Airport,  being owner of Maranoa Travel, and left the Chamber at 5.20pm taking no further part in discussion or debate on the items.

 

Item Number:                                    LC.1

File Number: D14/4094

Subject Heading:                         Qantas Airport Charges PROPOSAL

Location:                                          Roma Airport

Applicant:                                         John Gissing - Qantas

Author and Officer’s Title:                 Ben Jones, Manager - Airports (Roma, Injune, Surat & Mitchell)

Executive Summary:

Qantas submitted a charges proposal for consideration.   

 

 

Resolution No. GM/01.2014/42

Moved Cr Newman                                                        Seconded Cr Price  

That Council not accept the revised fee proposal from Qantas.

 

CARRIED                                                                                                                      8/0

 

Responsible Officer

Manager - Airports (Roma, Injune, Surat & Mitchell)

 

 

Item Number:                                    LC.3

File Number: D14/3945

Subject Heading:                         Installation of Visual Approach Slope Indicators at the Roma Airport

Location:                                          Roma Airport

Author and Officer’s Title:                 Ben Jones, Manager - Airports (Roma, Injune, Surat & Mitchell)

Executive Summary: 

The report considers the installation of Visual Approach Slope Indicators (VASI’s) at the Roma airport.

 

Resolution No. GM/01.2014/43

Moved Cr O'Neil                                                            Seconded Cr Denton  

That Council:

 

1.    Approve the installation of the Visual Approach Slope Indicators at the Roma Airport.

 

2.   Provide the funding required for this once off (estimated) cost of $145,537.60 ex GST, out of the Airports Reserve, and the  amendment be included as part of the quarterly budget review process currently underway.

 

CARRIED                                                                                                                      8/0

 

Responsible Officer

Manager - Airports (Roma, Injune, Surat & Mitchell)

 

At cessation of discussion and debate on the abovementioned items, Cr Flynn entered the Chamber at 5.25pm.

 

Item Number:                                    LC.2

File Number: D14/4314

Subject Heading:                         Updates to Organisational Structure

Author and Officer’s Title:                 Julie Reitano, Chief Executive Officer

Executive Summary: 

Requesting that four changes be made to the structure:

1.   1 x full time position

2.   1 x term project position

3.   1 x extension to a period of temporary employment

4.   1 x clarification of a position’s title and responsibilities

 

 

 

Resolution No. GM/01.2014/44

Moved Cr Wason                                                           Seconded Cr Chambers  

That:

 

1.   Council adopt the organisational changes as presented by the Chief Executive Officer, including:

 

·             1 x full time position – Plant Pool Officer  (with the Chief Executive Officer to further investigate organisational requirements for Plant & Workshops, in conjunction with the new Director Infrastructure Services);

·             1 x term project position – Project primarily to review delegations and authorisations within Council, and other administrative projects as required by the new Director Corporate, Community & Commercial Services;

·             1 x extension to a period of temporary employment – Engineer  - extension to 9 May 2014;

·             1 x clarification of a position’s title and responsibilities – Automotive Electrician;

·             Employment of a Casual Registered Nurse for Wallumbilla Community Care.

 

2.   The organisation chart be updated to reflect these changes.

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Chief Executive Officer

 

 

 

Item Number:                                    LC.4

File Number: D14/4198

Subject Heading:                         Proposed Land Swap - Roma

Author and Officer’s Title:                 Fiona Vincent, Coordinator - Sport & Recreation

Executive Summary: 

Council has for a number of years been seeking to undertake a land swap gifting freehold land to the state for the purposes of creating a reserve for community purposes and converting existing reserve to freehold land with a view to using that land to fund a multi purpose sporting precinct in Roma. This deal has been investigated with past Labor and present LNP governments.

 

The offer would require Council to forego future grant requests to offset the costs of future capital expenditure for the multi-purpose sports facility.

 

Resolution No. GM/01.2014/45

Moved Cr Price                                                             Seconded Cr O'Neil  

That Council:

 

  •    Defer a final decision and response to the State Government until no later than 30 June 2014.

 

  •   Provide Deputy Premier Seeney with an interim update/letter confirming Council’s approach. 

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Coordinator - Sport & Recreation

 

 

 

Item Number:                                    L.5

File Number: N/A

Subject Heading:                         CrossRoads Road

Author & Officer’s Title:                    Julie Reitano, Chief Executive Officer

Executive Summary: 

A letter had been received by Coucil dated 12 December from a number of concerned residents with respect to current conditions and safety of CrossRoads Road, Jackson.  This letter was formally tabled for Council’s consideration.

 

Resolution No. GM/01.2014/46

Moved Cr Chambers                                                      Seconded Cr Wason

 

That Council:

 

1.    Receive and note the letter containing multiple signatures.

 

2.    Refer the matter to the CSG Advisory Committee for further consideration on 14 February 2014, with appropriate technical/engineering input.

 

3.    Provide a letter of response to questions raised by the lead initiator. 

 

CARRIED                                                                                                                      9/0

 

Responsible Officer

Chief Executive Officer/Coordinator Elected Members & Community Engagement

 

Item Number:                                    L.6

File Number: N/A

Subject Heading:                         Arthur Street Car Park

Author & Officer’s Title:                    Julie Reitano

Executive Summary:

The Chief Executive Officer briefed Council on the key changes to the Licence to Occupy that Council is seeking to enter into with Queensland Health for use of land as an additional carpark.    Whilst most of the proposed changes are largely seeking to provide clarification, two changes were discussed in more detail with Council;   the first relating to a Licence (rather than a lease), the second relating to the 3 year term that can be extended.

 

 

Resolution No. GM/01.2014/47

Moved Cr O'Neil                                                            Seconded Cr Schefe

 

That Council delegate authority to the Chief Executive Officer to sign the Licence to Occupy, once agreement is reached between Queensland Health and the Chief Executive Officer, noting that Council is agreeable to the key amendments proposed.

 

CARRIED                                                                                                                                              9/0

 

Responsible Officer

Chief Executive Officer

 

CLOSURE

 

There being no further business, the Mayor thanked Council for their attendance and declared the meeting closed at 5.42pm.

                                 

 

These Minutes are to be confirmed at the next General Meeting of Council to be held on 12 February 2014, at Roma Administration Centre.

 

 

 

 

...............……….................                                                      ..................................

Mayor.                                                                          Date.

 

 

       


Maranoa Regional Council

    

General Meeting -  12 February 2014

Officer Report

Meeting: General  12 February 2014

Date: 19 June 2013

Item Number: 13.1

File Number: D13/26112

 

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

Classification:                                   Open Access  

Name of Applicant:                          Onyamate Pty Ltd C/- Fyfe Pty Ltd

Location:                                            39 Lovell Street, Roma (Lot 1 on RP30940)

Author & Officer’s Title:                 Danielle Pearn, Manager - Planning & Building Development

 

Executive Summary:  This application seeks to carry out a Material Change of Use (Motel – 25 units) on land at 39 Lovell Street, Roma QLD 4455 and described as Lot 1 on RP30940. The proposed development consists of 25 units and a manager’s residence in three, one storey accommodation buildings and one, two storey residence.

 

The proposed development is inconsistent with the provisions of the Roma Town Planning Scheme including the DEOs and Town Area Code.

 

 

Officer’s Recommendation:  Pursuant to Section 5(1) of the Sustainable Planning Act 2009, Council exercise the Precautionary Principle and refuse the application for a Material Change of Use (Motel – 25 units) at 39 Lovell Street, Roma QLD 4455 and described as Lot 1 on RP30940 for the following reasons:

 

1.      The entirety of the site is identified within the 1 in 100 year ARI flooding area.

 

2.      The site is located at the convergence of two open stormwater channels from the north and west of the site. One of the watercourses is the Long Drain, which traverses the western section of the site.

 

3.      The Flood Analysis provided by the applicant has been modelled on the current development scenario, and does not include modelling for the ultimate development of areas to the north and west of Roma. The reporting does not provide an understanding of the impacts to flooding in the Long Drain once this development has occurred. Without this information, Council cannot have reasonable confidence that the development will not result in worsening of flooding on adjoining and surrounding sites, and the surrounding road network.

 

4.      The Flood Analysis provided by the application does not include predicted depth-velocity products for flood events, as an indicator of pedestrian and vehicular safety, to demonstrate that the proposed development will not result in risk to human life and premises.

 

5.      The site cannot achieve flood-free access in a 1 in 100 year ARI flood event. The proposed development would, if approved, introduce a greater number of people into a flood prone area, with the risk of being isolated during a flood event.

 

6.      It is not considered that there is an overriding need for the proposed development to justify an approval despite the potential conflict with Outcome 1 of the SPP 1/03.

 

7.      In the absence of conclusive reporting to demonstrate that the proposed development will not result in worsening of flood extent, flood magnitude or risk to human life and premises, Council has exercised the Precautionary Principle contained in the Sustainable Planning Act 2009.

 

 

Body of Report:  Refer to Attachment 1.

Consultation (internal/external):

-     Ken Ryan and Associates Pty Ltd and Lou Scarpato Futureproof Strategies as part of the LOCAL GOVERNMENT PLANNING ALLIANCE  (Development Assessment). 

-     MRC  Development Engineer (Internal)

-     Engeny (External - Third party engineering advice)

-     GHD (External - Third party engineering advice)

Risk Assessment (Legal, Financial, Political etc.):

The applicant has appeal rights under SPA against any decision of Council.

Policy Implications:

The application does not accord with the Policy position of the Roma Town Planning Scheme.

Financial Resource Implications:

Costs associated with defending Council’s decision may be substantial if there is an appeal to the Court.

 

 

Link to Corporate Plan:

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

Supporting Documentation:

1View

Body of Report

D13/26117

2View

DTMR Concurrence Agency Response

D13/1165

 

Report authorised by:

Robert Hayward, Director - Development, Facilities & Environmental Services


Attachment 1

Body of Report

 

 

1.0       Background information

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

 

 

 


Attachment 1

Body of Report

 

 

 

 


Attachment 1

Body of Report

 

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

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

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

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

Figure 1 - Locality Plan                                                                                      Source: Whereis 2011

 

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

Figure 2 - Zoning                                 Source: Roma Town Planning Scheme 2006

 

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

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

 

Figure 3 - Aerial Photograph                                            Source: Google 2010

 

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

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

 

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

 

Figure 5

 

Figure 6

 

 

 

 

3.0       Assessment against the planning scheme

 

Impact assessment

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

(a)  the State planning regulatory provisions;

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

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

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

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

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

(e)  a temporary local planning instrument

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

(g)  a planning scheme

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

materially affected by the development;

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

 

State Planning Policy 1/03

 

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

 

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

 

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

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

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 


 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

Proposed use is in conflict with planning scheme

 

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

 

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

 

Desired Environmental Outcomes

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

 

(a)  Environment

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(b)  Economic

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(c)  Community Well-Being & Lifestyle

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

 

Overall Outcomes for Urban Area Code

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

The proposal is not for industrial development.

 

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

 

The proposal is not for industrial development.

 

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

 

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

 

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

 

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

 

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

 

 

Urban Area Code

 

Performance Criteria

Assessment responses

A.   A. For all the Town Zone

1. Infrastructure

PC 1 Electricity

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

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

PC 2 Water Supply

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

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

PC 3 Effluent Disposal

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

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

PC 4 Stormwater/Inter-Allotment Drainage

Stormwater is collected and discharged so as to:

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

(b) prevent the waterlogging of nearby land; and

(c) protect and maintain environmental values.

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

PC 5 Vehicle Access

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

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

 

PC 6 Density

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

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

 

PC 7 Parking and Manoeuvring

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

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

PC 8 Roads

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

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

PC 9 State Controlled Roads

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

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

 

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

PC 10 Development Adjacent to State Controlled Roads

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

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

 

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

PC 11 Noise Sensitive Development

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

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

PC 12 Development in the Vicinity of Aerodrome

Development

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

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

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

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

PC 13 Development in the Vicinity of Aerodrome

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

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

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

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

(d)  interfering with navigation or communication facilities;

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

(f)  transient intrusions into the aerodromes operation space.

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

PC 14 Gas and Oil Pipelines

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

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

PC 15 Refuse Tips and Effluent Treatment Plants

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

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

PC 16 Rail Corridors

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

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

PC 17 Noise Attenuation

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

2. Environment

PC 18 Watercourses

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

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

 

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

PC 19 Protected Areas

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

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

PC 20 Flooding

Premises are designed and located so as:

(a) not to adversely impacted upon by flooding;

(b) to protect life and property; and

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

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

 

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

 

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

 

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

PC 21 Air Emissions

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

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

PC 22 Noise Emissions

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

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

PC 23 Water Quality

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

(a) the biological integrity of aquatic ecosystems;

(b) recreational use;

(c) supply as drinking water after minimal treatment;

(d) agricultural use; or

Industrial use; and

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

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

PC 24 Excavation and Filling

Excavation and filling of land ensures:

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

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

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

 

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

PC 25 Construction Activities

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

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

PC 26 Bushfire Hazard Area

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

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

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

 

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

PC 27 Character Buildings

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

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

PC 20 Cultural Heritage

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

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

B.  B. For the Residential Zone

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

PC 29-32

 

Not Applicable – The proposed development is for a Motel.

b) Residential Development - Outbuildings

PC 33 Residential Outbuildings

Residential amenity is to be maintained.

Not Applicable – The proposed development does not incorporate outbuildings

For Non Residential Activities located in the Residential Zone.

PC 34 Location

Non Residential Activities are located so as:

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

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

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

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

PC 35 Scale

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

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

PC 36 Operation

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

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

i. C. For the Commercial Zone

PC 37-46

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

ii.            D. For the Industrial Zone

PC 47-55

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

iii.           E. For the Open Space and Recreation Zone

PC 56-62

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

F. For the Rural Residential Zone

PC 63-64

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

G. For the Special Uses Zone

PC 65-67

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

G.  H. Specific Land Uses

PC 68-70 - Caretaker’s Residence

Not Applicable – The proposed development is for a Motel.

PC 71-74 - Community Use

Not Applicable – The proposed development is for a Motel.

PC 75-77 - Home Based Business

Not Applicable – The proposed development is for a Motel.

PC78-81 - Host Home Accommodation

Not Applicable – The proposed development is for a Motel.

PC 82 - Service Station

Not Applicable – The proposed development is for a Motel.

PC 83 - Telecommunication Facility 

Not Applicable – The proposed development is for a Motel.

 

Submissions

 

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

 

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

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

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

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

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

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

 

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

 

Issue

Response

 

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

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

 

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

 

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

 

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

 

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

 

Other assessment issues

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

 


Attachment 2

DTMR Concurrence Agency Response

 







Maranoa Regional Council

    

General Meeting -  12 February 2014

Officer Report

Meeting: General  12 February 2014

Date: 23 January 2014

Item Number: 13.2

File Number: D14/4623

 

Subject Heading:                     Opportunity to propose name change at Surat Recreation Reserve

Classification:                                   Open Access  

Name of Applicant:                         

Location:                                           

Author & Officer’s Title:                 Fiona Vincent, Coordinator - Sport & Recreation

 

Executive Summary: 

During Community and Local Plan consultation, residents identified there was a lack of facility signage as well as outdated signage at many of the region’s major facilities. One of the facilities recognised as requiring signage was the area known as Surat Racecourse Reserve.

 

This facility was one of the chosen sporting facilities to receive signage as part of regional signage purchased in the 2012/13 Sport and Recreation budget. Prior to fabrication of the sign, an enquiry was lodged with the sporting groups who operate from the Surat Racecourse, to ascertain if they identified with Council’s terminology of Surat Racecourse Reserve for this area.

 

It was communicated that many did call it by the same name but would welcome the opportunity before a sign was manufactured, to suggest to Council some proposed suggestions for a new name for this area. During the control of Warroo Shire Council, a name change honouring a past Mayor was unsuccessfully suggested by a Councillor at that time.

 

The group has since asked Council to consider offering the community a chance to suggest reflective names that affiliate with the Surat and district area or that of recorded history.

 

 

 

Officer’s Recommendation: 

That Council consider naming the area presently referred to as “Surat Racecourse Reserve”,  as “Warroo Sporting Complex” as recommended by a recent survey that named this as the preferred choice of residents of the Surat district.

 

 

 

 

Body of Report:

Over the past 5 years, directional and positional signage has been identified for replacement or for the erection of new signage. One such facility is the Surat Racecourse Reserve which houses the sports of horse racing, rodeo, campdraft, pony club and clay target shooting.   As part of the 2012/13 budget, a new sign will be placed at the entrance to the Surat Racecourse Reserve on the Surat Development Road.   This signage will name the respective clubs and associations which operate from the facility and Council’s details for the hiring of the facility, as well as the name of the facility.

 

As part of the consultation processes for this new signage, a request has been received by Council seeking it’s consideration to rename the facility from “Surat Racecourse Reserve”, to a name that makes a closer association with the local history of the site.   In accordance with this request Surat residents were given the opportunity to respond to a survey about alternative names. 

 

As a side issue, Surat residents were given a similar opportunity to input to the selection of appropriate fauna to be placed on town entrance signs as replacement for the not so popular first choice of cockatoos.   Locals voted for the new-look kookaburras, and were very proud and thankful to Council seeking their input and for that to be favourably considered by Council.

 

Residents welcomed a second opportunity to suggest names for the major recreational facility in the area and responded accordingly. 

 

The results from a survey open from 9 December 2013 to 10 January 2014 were:

 

28                    Warroo Sporting Complex

11                    Surat Racecourse Reserve

  5                    Surat Sporting Complex

10                    Other

54                    TOTAL                     

 

270 surveys were posted for the whole Surat and district mail drop, with 54 responses received, this equates to a response rate of 20% and showing 50% of the responses are in favour of a renaming to “Warroo Sporting Complex”.

 

Consultation (internal/external):

Graham Hancock, Chair of Surat Racecourse Reserve User Group

President Surat Clay Target Association

President, Surat Rodeo Association

Surat Pony Club spokesperson

President, Surat Campdraft Association

President, Surat Race Club

Nicola Gear, former Community Development Coordinator – Surat

Julie Reitano, CEO Maranoa Regional Council

 

Risk Assessment (Legal, Financial, Political etc.):

Nil

Policy Implications:

Nil

Financial Resource Implications:

Nil, sign has been paid for from 2012/13 Council budget and is awaiting manufacture.

 

 

Link to Corporate Plan:

Corporate Plan 2009-2013 8.4.5(a) To develop partnerships to cultivate and facilitate sporting and recreational opportunities to meet the community’s needs and aspirations so as to enhance the quality of life and wellbeing for residents of our region.

Supporting Documentation:

1View

surat racecourse reserve survey

D14/7034

 

Report authorised by:

Edward Sims, Manager - Economic & Community Development


Attachment 1

surat racecourse reserve survey

 



Maranoa Regional Council

    

General Meeting -  12 February 2014

Officer Report

Meeting: General  12 February 2014

Date: 24 January 2014

Item Number: 13.3

File Number: D14/4915

 

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

Classification:                                   Open Access  

Name of Applicant:                          MCG Quarries Pty Ltd

Location:                                            Mount Saltbush Road, Mooga QLD 4455 (Lot 2 on SP180954)

Author & Officer’s Title:                 David Fermer, Coordinator - Planning

 

Executive Summary:  The application seeks approval for a Material Change of Use for Extractive Industry and associated Environmentally Relevant Activities (Extraction and Screening, 100,000 tonnes – 1 million tonnes per year), including ancillary workers accommodation (10 Units) on land at Mount Saltbush Road, Mooga QLD 4455, described as Lot 2 on SP180954.

 

The application is subject to Impact Assessment against the relevant provisions of the Bungil Shire Planning Scheme 2006.  No submissions were received during the public notification period (09 November 2013 to 04 December 2013).

 

The proposed development is generally consistent with the provisions of the Bungil Shire Planning Scheme 2006, including the Desired Environmental Outcomes and the Rural Zone Code.

 

 

Officer’s Recommendation:  Council approve the application for a Material Change of Use for Extractive Industry and associated Environmentally Relevant Activities (Extraction and Screening, 100,000 tonnes  – 1 million tonnes per year), including ancillary workers accommodation (10 Units) on land at Mount Saltbush Road, Mooga QLD 4455, described as Lot 2 on SP180954, subject to the following conditions:

 

Preamble

 

1.         Refer to http://www.cmdg.com.au/ for the Capricorn Municipal Development Guidelines (CMDG).

 

2.         The approved use may not commence until the Environmental Authority has been given in relation to the Environmentally Relevant Activities prescribed under the Environmental Protection Act 1994.

 

 

 

Complete and Maintain

 

1.         Complete and maintain the approved development as follows: (i) in accordance with development approval documents and (ii) strictly in accordance with those parts of the approved development which have been specified in detail by the Council or Referral Agency unless the Council or Referral Agency agrees in writing that those parts will be adequately complied with by amended specifications.

 

2.         Complete and maintain all operational, building and plumbing and drainage work associated with this development approval, including work required by any of the development approval conditions

 

3.         Maintain the approved development being a Material Change of Use – “Extractive Industry” and Environmentally Relevant Activity 16 2(b) & 3(b) – Extraction and Screening (from 100,000 tonnes  – 1 million tonnes per year) including ancillary workers accommodation (10 Units) in accordance with the approved plans:

 

Plan/Document number

Plan/Document name

Date

1638.002

Figure 2 – Site and Surrounds

29 July 2013

1638.003

Figure 1 – Site Location Plan

29 July 2013

1638.015

Figure 7 – Conceptual Stormwater Management Plan

30 July 2013

1638.017

Figure 11 – Conceptual Rehabilitation Management Plan

30 July 2013

1638.018

Figure 9 – Batter Treatments

23  August 2013

1638.019

Figure 10 – Schematic of Quarry Bench Rehabilitation

29 July 2013

1638.020

Figure 9 – Typical Temporary Demountable Buildings

29 July 2013

1638.023

Conceptual Quarry Layout with Remnant Vegetation Overlay

28 September 2013

Document 1638_610_001

Mt Saltbush Quarry, Mooga, Queensland, Site Based Management Plan. Version 1

22 August 2013

 

4.         During the course of the development works, the developer shall ensure that all works are carried out by appropriately qualified persons and the developer and the persons carrying out and supervising the work shall be responsible for all aspects of the works, including public and worker safety, and shall ensure adequate barricades, signage and other warning devices are in place at all times.

 

5.         All civil and related work shall be designed and supervised by RPEQ Registered Professional Engineers of Queensland (RPEQ) who are competent in the construction of the works.

 

6.         All works on or near roadways shall be adequately signed in accordance with the “Manual for Uniform Traffic Control Devices – Part 3, Works on Roads”.

 

7.         The developer is responsible for locating and protecting any Council and public utility services, infrastructure and assets that may be impacted on during construction of the development.  Any damage to existing infrastructure (road pavement, existing underground assets etc) that is attributable to the progress of works on the site or vehicles associated with the development of the site shall be immediately rectified in accordance with the asset owners’ requirements and specifications and to the satisfaction of the asset owners’ representative(s).

 

8.         All works must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist (iv) the CMDG, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

9.         Any damage to roads and infrastructure that is attributable to the progress of works on the development site or vehicles associated with the development of the site shall be repaired to at least its previous condition and at no cost to Council or, if the Council agrees, the cost of repairs may be paid to Council for the Council to carry out the repairs.

 

Latest versions

 

10.       Where another condition refers to a specific published standard, manual or guideline, including specifications, drawings, provisions and criteria within those documents, that condition shall be deemed as referring to the latest versions of those publications that are publicly available at the time the first operational works or compliance approval is lodged with the assessment manager or approval agency for those types of works to be performed or approved, unless a regulation or law requires otherwise.

 

Stormwater and Drainage

 

11.      Stormwater, Erosion and Sediment Control is to be managed in accordance with the Site Based Management Plan 1638_610_001 prepared by Groundwork plus dated August 2013,  the Queensland Urban Drainage Manual (QUDM) (Volume 1 text, Volume 2 Design Charts), Australian Rainfall and Runoff (Volume 1 A guide to Flood Estimation) and CMDG – D5 Design Guidelines ‘Stormwater Drainage Design’.

 

12.      The developer shall ensure that in all cases, discharge of stormwater runoff from the development drains freely for the development and that no nuisance of ponding is created within the vicinity of the development.

 

13.      There shall be no increases in any silt loads or contaminants in any overland flow from the property being developed during the development process and after development has been completed.

 

Access and Roadworks

 

14.                   The landowner shall be responsible for construction and maintenance of vehicle crossovers from the road carriageway to the property boundary and for obtaining any approvals that may be required and for complying with the applicable designs and standards.

 

15.      The unnamed council road between Mt Saltbush Road and the site entrance is to be upgraded to a formed all weather gravel road generally in accordance with the Capricorn Municipal Development Guidelines Table D1.21.03 rural access (100-149 VPD), to the following standard:

 

Formation width:          8.0m

Pavement width:          7.0m

 

16.      The intersection between the unnamed council road and Mt Saltbush Road is to be upgraded in accordance with DTMR Standard Drawing D04-221 Standard Access (Minor) Radius 30m. This will include a 2 coat bitumen seal or asphalt and associated drainage from the edge of pavement on the Mt Saltbush Road to the Dingo Barrier Fence grid. The minimum 7m wide sealed pavement is to extend a minimum of 20m from the grid along the unnamed road to prevent sediment being washed into the grid base.

 

17.      A 50mm thick overlay of asphalt is to be placed on Mt Saltbush Road existing pavement extending 20m either side of the intersection. The ends of the overlay are to be transitioned smoothly back to the existing bitumen surface height. 

 

18.      All vehicular access and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) the Capricorn Municipal Development Guidelines (CMDG) Design Guidelines and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

19.      Install “Truck” (W5-22B) warning signs on Mt Saltbush Road on both approaches to the access point for the development site in accordance with Part 2/4.11.2.5 of the MUTCD.

 

20.      Access is permitted from the subject lot (Lot 4 on SP180954) to the intersection on Mount Saltbush Road and the unnamed access road via the unnamed access road.  If access is required over the adjoining lots (Lot 2 on WV432 and Lot 5 on WV434) then an access easement must be established for this purpose.   

 

Earthworks

 

21.       All earthworks for the development shall be undertaken in accordance with Capricorn Municipal Development Guidelines (CMDG) D6 ‘Site Regrading’ Design Guidelines.

 

Erosion Control

 

22.       If there is a possibility of erosion or silt or other materials being washed off the property being developed during the development process, the developer must document and implement a management plan that prevents this from occurring.

 

23.       All construction works on site to be undertaken in accordance with the Institute of Engineers (Australia) (IEAUST) Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction site and the CMDG Design Guidelines – D7.

 

Services Provisions

 

24.       Reticulated water and sewerage is unavailable to the development site. All supplies of potable water and disposal of waste water is to be by a suitably licensed contractor.

 

25.       Any onsite sewerage systems are to comply with On-Site Sewerage Code DNRM AS1547.2000 and On-Site Sewerage Facilities Guidelines for Effluent Quality DNRM.

 

26.       The site must be provided with on-site water supply with sufficient capacity to meet operational needs, including watering to minimise dust nuisance.  Auxiliary water storage tanks with a minimum capacity of 45,000 litres for fire fighting purposes and 22,000 litres for potable water are to be provided onsite.

 

27.       The development is to be provided with an electricity supply adequate for the use.

 

28.       If the development is connected to a telecommunications service, then such works shall be undertaken in accordance with the relevant service provider’s requirements and specifications along with relevant building standards requirements and specifications (as relevant).

 

29.       All services installation, including sewer, water, electricity and telecommunications connections to the respective networks, must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist  (iv) any relevant Australian Standard that applies to that type of work and (v) relevant CMDG Design Guidelines that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

30.       Any conflicts associated with proposed and existing services shall be forwarded by the developer to the appropriate controlling authority for approval for any proposed changes.

 

Ancillary  Worker’s Accommodation

 

31.       A maximum of ten (10) ancillary accommodation units shall be permitted on site for the period of the approved quarrying operations (Extractive Industry) only.  Persons accommodated at the site must at all time be directly associated with the approved quarry operations on site.

 

32.       The developer is to ensure that the external cladding of the ancillary worker’s accommodation and associated buildings are not damaged and the age of any building is no older than five (5) years.

 

33.       A minimum of three (3) metres separation is to be provided between all accommodation buildings. 

 

34.       Car parking for the ancillary workers’ accommodation is to be provided on site at a rate of one (1) parking space for each bed provided in the camp.  This area is to be paved with minimal dust producing materials or sealed.

 

35.       The ancillary workers’ accommodation area must be accessible by an all weather road.

 

36.       Stormwater runoff from roofed and impervious areas is to be controlled so as prevent environmental nuisance.   All discharges are to have erosion and sediment control devices installed.

 

37.       A fire evacuation plan is to be available for staff at the ancillary workers’ accommodation.  This plan is to be regularly reviewed and updated when required. 

 

38.       The standards and requirements of Queensland Development Code MP 3.3. – Temporary Accommodation Buildings and Structures must be complied with.

 

Rubbish Collection

 

39.       At all times while the use continues, waste containers shall be maintained on site and shall be emptied and the waste removed from the site on a regular basis.

 

Operations of Approved Use

 

40.       All development approval conditions relating to the establishment of the approved development must be fulfilled prior to any approved use commencing.

 

41.       At the end of operations, remediation of the site is to occur after consultation with the landowner generally in accordance with the program shown in the Site Based Management Plan 1638_610_001 prepared by Groundwork plus dated August 2013.

 

42.       Weeds and pests are to be monitored and controlled in accordance with the Weed and Pest Management Plan shown in the Site Based Management Plan 1638_610_001 prepared by Groundwork plus dated August 2013 All efforts are to be made to prevent the spread of Class 2 Pest, parthenium in the area.

 

43.       Hours of operation, including transporting material from the site are 6:00 am to 6:00pm Monday to Saturday. No work is permitted on Sundays or public holidays. The quarry operator may apply to Council to vary the hours of operation for a particular project where the extended operating hours are essential in the opinion of the Council because of the requirements and community benefits of the particular project. Any Council approval of the varied hours will be restricted to a period linked to the project and may be rescinded by the Council on seven (7) days notice if the extended hours of operation are causing serious nuisance or disruption to other persons.

 

44.       This approval relies on the environmental authority issued by a State agency for the environmentally relevant activity of extractive industry to set conditions for the environmental management of this site. If the environmental approval issued by a State agency to undertake this use on this site ceases to have effect and is not replaced by an appropriate approval, code or law to manage the use and the rehabilitation of the site, then the conditions of the original environmental authority given for this use on this site shall become conditions of this approval. References in the original environmental approval to the State agency will then be construed as references to the Council to the greatest extent possible. The standards referenced by the original environmental approval will be the applicable standards.

 

45.       The civil works and services conditions of this approval are to be read in conjunction with the approved plans for the Stormwater Management Plan and the Site Based Management Plan and in conjunction with any environmental authority for the approved use on this site. To the extent that specific requirements are set out in these conditions, those specific requirements shall prevail over the Stormwater Management Plan and the Site Based Management Plan where the requirements are related to civil works and services and the environmental authority conditions shall prevail where the requirements are related to environmental management.

 

Advertising Signs

 

46.       Any proposed advertising devices shall be subject to a further development application and planning approval unless the advertising devices are in accordance with the exempt or self assessable requirements of the relevant Council planning scheme.

 

47.       Any free-standing advertising signage or structure to be constructed on site shall be designed by an RPEQ (Structural) Engineer and certification provided for both design and construction.

 

Avoiding Nuisance

 

48.       No nuisance is to be caused to adjoining properties and occupiers by the way of smoke, dust, rubbish, contaminant, stormwater discharge or siltation at any time, including non-working hours.

 

49.       The area and its surrounds shall be maintained in an orderly fashion, free of rubbish and not to pose any health and safety risks to the community.

 

No Cost to Council

 

50.       The developer is responsible for meeting all costs associated with the approved development unless there is specific agreement by other parties, including the Council, to meeting those costs

 

51.       All rates and charges of any description and all arrears of such rates and charges, together with interest outstanding thereon, on the land, due to Council, shall be paid to the Council prior to any use commencing onsite.

 

Infrastructure and Impact Contributions

 

52.       Local road impact charges are to be paid to Maranoa Regional Council in accordance with the following attached Charges Schedule - Local Roads Additional Impacts.

 

53.       All matters contained within this development approval may be covered by infrastructure agreements or deeds of agreement between the relevant parties for each matter. Only parties which are directly affected by the contents of each infrastructure agreement or deed of agreement need to be parties to the agreements.

 

Charges Schedule - Local Roads Additional Impacts

 

1.         This condition is required because the development will impact on the local roads when materials associated with the operation of the extractive industry are carried along those local roads. The local roads additional impacts charge covers all roads in the Maranoa Regional Council Area where heavy vehicles of the type used in this activity/use are permitted to travel. The tonnage of extracted material leaving the extractive industry is deemed to be a proportional measure of the total traffic to and from the site.

 

2.         A local roads additional impacts charge of $0.50 per tonne will be paid to Maranoa Regional Council for all extracted material transported from the site. This is the local roads additional impacts charge for the 2013-2014 financial year. Until such time as (1) the methodology is amended or (2) the level of use is changed or (3) Council has amended charges as a result of a review requested by the extractive industry operator, the local roads additional impacts charges amount will be increased or decreased annually by a percentage equivalent to the change in All groups consumer price index for Brisbane published by the Australian Statistician.

 

3.         The payment of the local roads additional impacts charge must be made by the extractive industry operator within 14 days of the end of each 3 month period, with the periods starting with the commencement of the use/activity. The extractive industry operator must calculate the payment and provide details of the calculation. If no payment is made within the set time, the Council may demand payment based on the maximum approved annual production capacity of the activity/use divided by 4.  The maximum approved annual production capacity of the extractive industry will be deemed to be the maximum capacity of the extractive industry listed in the approvals for the site. If the extractive industry operator does not pay the local roads additional impacts charge for two consecutive periods, the Council can require the holder of the development approval to pay the local roads additional impacts charge to the Council.

 

4.         The holder of the development approval or the extractive industry operator may ask for the local roads additional impacts charge to be reviewed once in every three year period after the approval for the activity/use was given. The review will take account of the rates and methodology applying to similar operators in the Council Area and the facts and circumstances applying to this approved activity/use.

 

5.         The Council may review and amend the methodology for calculating the local roads additional impacts charge but any changes resulting from amendments to the methodology will not take effect for a minimum of 2 years from the date of adoption by Council unless the extractive industry operator request earlier changes to the charges.

 

6.         Despite the payment of a local roads additional impacts charge, the Council may stop the extractive industry operator from using particular roads. The reasons may include Council concerns about the level of damage being caused or may be caused to those particular local roads by the addition to total road use of heavy vehicles associated with the extractive industry.

 

7.         Council or its representatives is entitled to inspect, copy and audit any records which may help to prove the actual use of the road network by the extractive industry operator or the approval holder(s) for the purposes of assessing the local roads additional impacts charge. The extractive industry operator and the approval holder(s) have agreed by the acceptance of this condition that the Council has their agreement and permission to access those records wherever held and that their agreement and permission cannot be revoked.

 

8.         These charges can be included within an infrastructure agreement or deed of agreement with the Council, the extractive industry operator and any other relevant parties by consent of the parties. The extractive industry operator, the approval holder and the Council may vary the charges and other factors by mutual consent where circumstances warrant such variations and the community interest is protected.

 

 

Body of Report:      Refer to Attachment 1.

Consultation (internal/external):

-     Danielle Pearn, Manager Planning and Building Development (Internal)

-     Ruth Golden, Specialist Development Engineer (Internal)

-     State Assessment and Referral Agency (Concurrence Agency)

-     Queensland Fire and Rescue Service, South Western Region (Third Party Advice)

-     Public notification was undertaken in accordance with the requirements of SPA.

Risk Assessment (Legal, Financial, Political etc.):

The applicant has appeal rights under the Sustainable Planning Act against any decision of Council.

Policy Implications:  The application generally accords with the policy position of the Bungil Shire Planning Scheme.

 

Local road impacts

 

The proposed development approval conditions include provisions for a Network Access Charge which takes account of the proportional impact of the development on the local government road system.  The Network Access Charge (NAC) has been initially set at $0.50 per tonne for all extracted material leaving the site. The NAC allows for the use of all parts of the local government road system open to vehicles of the weight and type used in the extractive industry operations.

 

The information and requirements for the payment of the NAC are contained in the Charges Schedule - Local Roads Additional Impacts which is attached to the approval and forms part of the conditions.

 

The development conditions also require the extractive industry operator to construct a ‘fit for purpose’ road connecting the site to the existing ‘fit for purpose’ road network. In this case, the connection is approximately 1.2 kilometres of unnamed road linking the site to Mt Saltbush Road.  The operator has the option of entering into an infrastructure agreement which could allow for ongoing payment of an accelerated deterioration charge in lieu of the construction of the ‘fit for purpose’ road connection.

Financial Resource Implications:

Any conditions imposed will be at the cost of the developer.

 

The approach taken to local road impacts from the extractive industry allows the Council to recoup part of the costs of the additional impacts of the development on the local government road network.

 

This approach is being taken for quarries, feedlots, waste disposal facilities and similar developments.

 

 

Link to Corporate Plan:

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

Supporting Documentation:

1View

Body of Report

D14/6712

2View

Development Plans

D14/7080

3View

Concurrence Agency Response

D13/62074

 

Report authorised by:

Danielle Pearn, Manager - Planning & Building Development

Robert Hayward, Director - Development, Facilities & Environmental Services


Attachment 1

Body of Report

 

Background Information

 

General

 

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

 

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

 

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

 

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

 

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

 

Operating Hours

 

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

 

Roadways and Parking

 

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

 

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

 

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

 

Site

 

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

 

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

 

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

 

The development application material submitted to Council includes the following:

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

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

·     Bushfire management

·     Rehabilitation and demobilisation plan

·     Cultural heritage plan

·     Emergency and Incident plan

-     Traffic Engineering Report, prepared by MRCagney Pty Ltd

 

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

 

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

 

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

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

 

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

 

 

 

Proposed Quarry Site

 

Figure 1 – Site Locality (Source: Where Is)

Proposed Quarry Site

 

Figure 2 – Site Boundaries (Source: SARA mapping)

 

 

Rural Zone

 

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

 

 

 

 

Definition of Use & Assessment Status

 

The Bungil Shire Planning Scheme defines the proposed use as:

 

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

 

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

 

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

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

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

 

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

 

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

 

 

Assessment against the Planning Scheme

 

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

 

(a) Environment

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

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

 

(b) Economic

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(c)  Community Well-Being & Lifestyle

 

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

 

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

 

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

 

The proposed development is for an extractive industry.

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

Overall Outcomes for Rural Zone Code

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

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

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(f)    maintains the rural amenity;

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(m) does not impact adversely on infrastructure.

 

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

 

Rural Zone Code

 

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

 

Relevant performance criteria -  the Rural Zone Code

Assessment responses

For all of the Rural Area

1. Infrastructure

PC1 Electricity

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

The proposal includes the use of a portable generator.

 

 

PC2 Water Supply

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

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

 

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

 

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

PC3 Effluent disposal

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

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

 

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

PC4 Stormwater/Inter-allotment Drainage

Stormwater is collected and discharged so as to:

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

b)   prevent the waterlogging of nearby land; and

c)   protect and maintain environmental values.

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

 

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

PC5 Vehicle Access

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

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

 

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

 

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

PC6 Parking and maneuvering

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

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

 

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

 

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

PC7 Roads

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

 

PC7.2 Location

Development must be located where there is convenient access.

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

 

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

 

PC8.1 Highways

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

 

PC8.2

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

 

PC8.3

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

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

 

PC9 Gas and Oil Pipelines

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

The site does not contain any gas or oil pipelines.

PC10 Refuse Tips and Effluent Treatment Plants

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

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

 

 

 

PC11.1 Rail Corridors

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

 

PC11.2

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

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

 

 

 

 

 

PC12 Electricity Transmission Line Easement – Vegetation

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

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

PC13 Electricity Transmission Line Easement – Separation Distance

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

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

2.  Environment

 

PC14 Watercourses

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

 

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

 

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

PC15 Flooding

Premises are designed and located so as:

a)   not to be adversely impacted upon by flooding;

b)   to protect life and property; and

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

The proposal does not include any permanent buildings or structures.

 

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

PC16 Air Emissions

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

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

 

PC17 Noise Emissions

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

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

 

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

PC18 Water Quality

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

a)   the biological integrity of aquatic ecosystems;

b)   recreational use;

c)   supply as drinking water after minimal treatment;

d)   agricultural use; or

e)   industrial use.

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

 

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

 

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

PC19 Excavation and Filling

Excavation and filling of land ensures:

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

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

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

 

PC20 Construction Activities

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

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

 

 PC 21 Separation of Incompatible land uses

Separation distances are provided to ensure:

(a) the future viability of surrounding uses;

(b) infrastructure items are protected from

incompatible development;

(c) an appropriate standard of amenity and

public safety; and

(d) conflict arising from incompatible uses is minimised.

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

 

The proposal provides for suitable separation distances.

 

 

PC 22.1 Development in the Vicinity of

airports:

Development in the vicinity of Airports:

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

(b) is designed and located to achieve a

suitable standard of amenity for the proposed activity; and

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

 

PC 22.2 Airport Protection

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

- the physical intrusion of buildings or other

structures into the Obstacle Limitation

Surfaces;

- attracting birds and or bats to the area

which could cause or contribute to bird

strike hazard;

- providing very bright lighting or lighting

similar to aerodrome lighting, which can

distract or confuse aircraft pilots;

- interfering with navigation or communication facilities;

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

- transient intrusions into the airport’s operational space.

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

PC 23 Good Quality Agricultural Land

Good Quality Agricultural Land areas as

identified in Map R2 – Good Quality

Agricultural Land are conserved and

managed for the longer term and protected

from development that may lead to its

alienation or diminished productivity

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

PC 24 Vegetation Retention

Development retains vegetation for the:

(a) protection of scenic quality;

(b) protection of general habitat;

(c) protection of soil quality; and

(d) establishment of open space corridors and networks

The proposal does not include any significant vegetation clearing.

 

 

PC 25 Protected Areas

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

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

 

PC 26 Sloping Land

Development is undertaken to ensure:

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

(b) safety of persons and property is not

compromised.

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

 

PC 27 Bushfire Hazard Area

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

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

(b) the provision of firebreaks to ensure

adequate setbacks between buildings,

structures and hazardous vegetation.

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

 

PC 28 Buildings of Significance

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

The site does not contain any existing buildings.

PC 29 Cultural Heritage

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

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

PC 30 Character Buildings

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

The site does not contain any existing buildings.

PC 31 Residential Outbuildings

Rural amenity is to be maintained.

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

PC 32 Buffers

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

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

 

PC33 Catteries and Kennels

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

PC24 -37 Commercial Premises

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

PC38-42 Community and Recreation

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

PC43-45 Dwelling House

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

PC46-49 Forestry

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

PC50-52 Home Based Business

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

PC53-56 Host Home Accommodation

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

PC57-62 Industry (Low/Medium)

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

PC63 Telecommunication Facility

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

PC64 Temporary Worker’s Accommodation (fire safety)

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

PC65 Road Access (for Temporary Worker’s Accommodation)

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

PC66 Separation Distance (for Temporary Worker’s Accommodation)

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

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

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

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

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

PC68-71 Tourist Facility

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

 

 

Submissions

 

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

 

 

Assessment Summary

 

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

 

 

 


Attachment 2

Development Plans

 









Attachment 3

Concurrence Agency Response

 



Maranoa Regional Council

    

General Meeting -  12 February 2014

Officer Report

Meeting: General  12 February 2014

Date: 31 January 2014

Item Number: 13.4

File Number: D14/5954

 

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

Classification:                                   Open Access  

Name of Applicant:                          Annejeda Pty Ltd C/- StruXi Design

Location:                                            3187 Injune-Taroom Road, Beilba QLD 4454 (Lot 11 on WT15)

Author & Officer’s Title:                 Jessica Reiser, Planning Officer

 

Executive Summary:  The application seeks approval for a Material Change of Use - "Extractive Industry”, on land at 3187 Injune-Taroom Road, Beilba QLD 4454 (described as Lot 15 on WT15).

 

The application is subject to Impact Assessment against the relevant provisions of Bungil Shire Planning Scheme 2006 including the DEO’s and Rural Zone Code. 

 

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

 

 

Officer’s Recommendation:  The application for Material Change of Use –

"Extractive Industry”, on land at 3187 Injune-Taroom Road, Beilba QLD 4454, described as Lot 11 on WT15, be approved subject to the following conditions:

 

Preamble

 

1.    Refer to http://www.cmdg.com.au for the Capricorn Municipal Development Guidelines (CMDG).

 

2.    The approved use may not commence until the Environmental Authority has been given in relation to Environmentally Relevant activities prescribed under the Environmental Protection Act 1994.

 

3.    All Aboriginal Cultural Heritage in Queensland is protected under the Aboriginal Cultural Heritage Act 2003 and penalty provisions apply for any unauthorized harm.  Under the legislation a person carrying out an activity must take all reasonable and practicable measures to ensure the activity does not harm Aboriginal Cultural Heritage.  This applies whether or not such places are recorded in an official register and whether or not they are located in, on or under private land.  The developer is responsible for implementing reasonable and practical measures to ensure the Cultural Heritage Duty of Care Guidelines are met and for obtaining any clearances required from the responsible entity. 

 

4.    Queensland Rural Fire Service has advised construction standards for building in a medium bushfire risk area will apply.  Building construction is to accord with the Building Code of Australia and State Planning Guidelines for building in bushfire prone areas.

 

Complete and Maintain

 

1.   Complete and maintain the approved development as follows: (i) generally in accordance with development approval documents and (ii) strictly in accordance with those parts of the approved development which have been specified in detail by the Council or Referral Agency unless the Council or Referral Agency agrees in writing that those parts will be adequately complied with by amended specifications.

 

2.    Complete and maintain all operational, building and plumbing and drainage work associated with this development approval, including work required by any of the development approval conditions.

 

3.    Maintain the approved development Material Change of Use - "Extractive Industry”, in accordance with the approved plans:

Plan/Document number

Plan/Document name

Date

1188.12734 Sheet 002 Rev C

Site Plan

06/11/2013

1188.12734 Sheet 003 Rev B

Locality Plan

06/11/2013

1188.12734 Sheet 101 Rev A

Office Floor Plan

26/06/2013

1188.12734 Sheet 401 Rev A

Office Elevations – Sheet 1 of 2

26/06/2013

1188.12734 Sheet 402

Office Elevations – Sheet 2 of 2

26/06/2013

 

Site Based Management Plan

 

 

Gravel Pit Rehabilitation – Concept Plan

 

 

Typical Plan & Sections – Wet Sedimentation Basin, Rock Check Dam Detail, Sediment Fence – Sections Detail and Overflow Weir 

 

CIV1091/Traffic Report

Traffic Engineering Report

01/10/2013

CMDG-R-040 Rev C

Rural Roads Access and Property Access Over Table Drains

03/2012

D5

CMDG – Stormwater Drainage Design Guidelines

03/2012

D6

CMDG – Site Regarding Design Guidelines

 

 

4.    During the course of the development works, the developer shall ensure that all works are carried out by appropriately qualified persons and the developer and the persons carrying out and supervising the work shall be responsible for all aspects of the works, including public and worker safety, and shall ensure adequate barricades, signage and other warning devices are in place at all times.

 

5.    All civil and related work shall be designed and supervised by RPEQ Registered Professional Engineers of Queensland (RPEQ) who are competent in the construction of the works.

 

6.    All works on or near roadways shall be adequately signed in accordance with the “Manual for Uniform Traffic Control Devices – Part 3, Works on Roads”.

 

7.    The developer is responsible for locating and protecting any Council and public utility services, infrastructure and assets that may be impacted on during construction of the development.  Any damage to existing infrastructure (road pavement, existing underground assets etc) that is attributable to the progress of works on the site or vehicles associated with the development of the site shall be immediately rectified in accordance with the asset owners’ requirements and specifications and to the satisfaction of the asset owners’ representative(s).

 

8.    All works must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist (iv) the CMDG, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

Latest versions

 

9.    Where another condition refers to a specific published standard, manual or guideline, including specifications, drawings, provisions and criteria within those documents, that condition shall be deemed as referring to the latest versions of those publications that are publicly available at the time the first operational works or compliance approval is lodged with the assessment manager or approval agency for those types of works to be performed or approved, unless a regulation or law requires otherwise.

 

Stormwater and Drainage

 

10.  Stormwater, Erosion and Sediment Control is to be managed in accordance with the Stormwater Management Plan, Section 4.3 of the Site Based Management Plan prepared by StruXi Design and in accordance with the CMDG – D5 Design Guidelines ‘Stormwater Drainage Design’.

 

11.  The developer shall ensure that in all cases, discharge of stormwater runoff from the development drains freely and that no nuisance of ponding is created within the vicinity of the development.

 

12.  There shall be no increases in any silt loads or contaminants in any overland flow from the property being developed during the development process and after development has been completed.

 

Services Provisions

 

13.  Reticulated sewerage is unavailable to the development site. A development permit for plumbing and drainage works shall be sought from Council for any onsite sewerage system provided to the development.

 

14.  Any onsite sewerage systems are to comply with On Site Sewerage Code DNRM AS1547.2000 and On-Site Sewerage Facilities Guidelines for Effluent Quality DNRM.

 

15.  The site must be provided with on-site water supply with sufficient capacity to meet operational needs, including watering to minimise dust nuisance.

 

16.  The development is to be provided with an electricity supply adequate for the use.

 

17.  All services installation, including sewer, water, electricity and telecommunications connections to the respective networks, must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist  (iv) any relevant Australian Standard that applies to that type of work and (v) relevant CMDG Design Guidelines that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

18.  Any conflicts associated with proposed and existing services shall be forwarded by the developer to the appropriate controlling authority for approval for any proposed changes.

 

Access

 

19.  The landowner shall be responsible for construction and maintenance of vehicle crossovers from the road carriageway to the property boundary and for obtaining any approvals that may be required and for complying with the applicable designs and standards.

 

20.  The entrance to the site is to be upgraded in accordance with drawing CMDG-R-040 Rev C – Rural Road Access and Property Access over Table Drains - Accesses Along Rural Roads ADP > 1000 VPD, dated 03/2012. The corner radius is to be a minimum of 30 metres.

 

21.  Any damage to roads and infrastructure that is attributable to the progress of works on the development site or vehicles associated with the development of the site must be repaired to Council’s satisfaction.

 

22.  All weather vehicle access shall be provided for traffic movement within the development site.

 

23.  Unsealed internal roads are to be watered upon receipt of any complaint regarding dust nuisance caused by vehicle movements to and from the site, as determined by and to the satisfaction of Council.

 

24.  Install “Truck” (W5-22B) warning signs on Injune Taroom Road on both approaches to the access point for the development site in accordance with Part 2/4.11.2.5 of the MUTCD.

 

25.  All vehicular access and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Division 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) the Capricorn Municipal Development Guidelines (CMDG) Design Guidelines – D1 ’Geometric Road Design’ and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

Earthworks

 

26.  All earthworks for the development shall be undertaken in accordance with Capricorn Municipal Development Guidelines (CMDG) D6 ‘Site Regrading’ Design Guidelines.

 

Erosion Control

 

27.  If there is a possibility of erosion or silt or other materials being washed off the property being developed during the development process, the developer must document and implement a management plan that prevents this from occurring.

 

28.  All construction works on site are to be undertaken in accordance with the Institute of Engineers (Australia) (IEAUST) Soil Erosion and Sediment Control Engineering Guidelines for Queensland Construction Sites and the CMDG Design Guidelines – D7.

 

Rubbish Collection

 

29.  At all times while the use continues, waste containers shall be maintained in onsite and shall be emptied and the waste removed from the site on a regular basis.

 

Operations of Approved Use

 

30.  All development approval conditions relating to the establishment of the approved development must be fulfilled prior to any approved use commencing.

 

31.  Hours of operation, including transporting material from the site are 6:00 am to 6:00pm Monday to Saturday. No work is permitted on Sundays or public holidays.  The quarry operator may apply to Council to vary the hours of operation for a particular project where the extended operating hours are essential in the opinion of the Council because of the requirements and community benefits of the particular project. Any Council approval of the varied hours will be restricted to a period linked to the project and may be rescinded by the Council on 7 days notice if the extended hours of operation are causing serious nuisance or disruption to other persons.

 

32.  Weeds and pests are to be monitored and controlled in accordance with the Weed Control and Management, Section 4.2.5 shown in the Site Based Management Plan prepared by StruXi Design. All efforts are to be made to prevent the spread of Class 2 Pest, Parthenium in the area.

 

33.  The operator is to develop and implement appropriate bushfire mitigation plans for the development site prior to commencement of the use.

 

34.  This approval relies on the environmental authority issued by a State agency for the environmentally relevant activity of extractive industry to set conditions for the environmental management of this site. If the environmental approval issued by a State agency to undertake this use on this site ceases to have effect and is not replaced by an appropriate approval, code or law to manage the use and the rehabilitation of the site, then the conditions of the original environmental authority given for this use on this site shall become conditions of this approval. References in the original environmental approval to the State agency will then be construed as references to the Council to the greatest extent possible. The standards referenced by the original environmental approval will be the applicable standards.

 

35.  The civil works and services conditions of this approval are to be read in conjunction with the approved plans for the Stormwater Management Plan and the Site Based Management Plan and in conjunction with any environmental authority for the approved use on this site. To the extent that specific requirements are set out in these conditions, those specific requirements shall prevail over the Stormwater Management Plan and the Site Based Management Plan where the requirements are related to civil works and services and the environmental authority conditions shall prevail where the requirements are related to environmental management.

 

Advertising Signs

 

36.  Any proposed advertising devices shall be subject to a further development application and planning approval unless the advertising devices are in accordance with the exempt or self assessable requirements of the relevant Council planning scheme.

 

37.  Any free-standing advertising signage or structure to be constructed on site shall be designed by an RPEQ (Structural) Engineer and certification provided for both design and construction. 

 

Avoiding Nuisance

 

38.  No nuisance is to be caused to adjoining properties and occupiers by the way of smoke, dust, rubbish, contaminant, stormwater discharge or siltation at any time, including non-working hours.

 

39.  The area and its surrounds shall be maintained in an orderly fashion, free of rubbish and not to pose any health and safety risks to the community.

 

No Cost to Council

 

40.  The developer is responsible for meeting all costs associated with the approved development unless there is specific agreement by other parties, including the Council, to meeting those costs.

 

41.  All rates and charges of any description and all arrears of such rates and charges, together with interest outstanding thereon, on the land, due to Council, shall be paid to the Council prior to any use commencing onsite.

 

Infrastructure and Impact Contributions

 

42.  Local road impact charges are to be paid to Maranoa Regional Council in accordance with the following attached Charges Schedule - Local Roads Additional Impacts.

 

43.  All matters contained within this development approval may be covered by infrastructure agreements or deeds of agreement between the relevant parties for each matter. Only parties which are directly affected by the contents of each infrastructure agreement or deed of agreement need to be parties to the agreements.

 

Charges Schedule - Local Roads Additional Impacts

 

1.    This condition is required because the development will impact on the local roads when materials associated with the operation of the extractive industry are carried along those local roads. The local roads additional impacts charge covers all roads in the Maranoa Regional Council Area where heavy vehicles of the type used in this activity/use are permitted to travel. The tonnage of extracted material leaving the extractive industry is deemed to be a proportional measure of the total traffic to and from the site.

 

2.    A local roads additional impacts charge of $0.50 per tonne will be paid to Maranoa Regional Council for all extracted material transported from the site. This is the local roads additional impacts charge for the 2013-2014 financial year. Until such time as (1) the methodology is amended or (2) the level of use is changed or (3) Council has amended charges as a result of a review requested by the extractive industry operator, the local roads additional impacts charges amount will be increased or decreased annually by a percentage equivalent to the change in All groups consumer price index for Brisbane published by the Australian Statistician.

 

3.    The payment of the local roads additional impacts charge must be made by the extractive industry operator within 14 days of the end of each 3 month period, with the periods starting with the commencement of the use/activity. The extractive industry operator must calculate the payment and provide details of the calculation. If no payment is made within the set time, the Council may demand payment based on the maximum approved annual production capacity of the activity/use divided by 4.  The maximum approved annual production capacity of the extractive industry will be deemed to be the maximum capacity of the extractive industry listed in the approvals for the site. If the extractive industry operator does not pay the local roads additional impacts charge for two consecutive periods, the Council can require the holder of the development approval to pay the local roads additional impacts charge to the Council.

 

4.    The holder of the development approval or the extractive industry operator may ask for the local roads additional impacts charge to be reviewed once in every three year period after the approval for the activity/use was given. The review will take account of the rates and methodology applying to similar operators in the Council Area and the facts and circumstances applying to this approved activity/use.

 

5.    The Council may review and amend the methodology for calculating the local roads additional impacts charge but any changes resulting from amendments to the methodology will not take effect for a minimum of 2 years from the date of adoption by Council unless the extractive industry operator request earlier changes to the charges.

 

6.    Despite the payment of a local roads additional impacts charge, the Council may stop the extractive industry operator from using particular roads. The reasons may include Council concerns about the level of damage being caused or may be caused to those particular local roads by the addition to total road use of heavy vehicles associated with the extractive industry.

 

7.    Council or its representatives is entitled to inspect, copy and audit any records which may help to prove the actual use of the road network by the extractive industry operator or the approval holder(s) for the purposes of assessing the local roads additional impacts charge. The extractive industry operator and the approval holder(s) have agreed by the acceptance of this condition that the Council has their agreement and permission to access those records wherever held and that their agreement and permission cannot be revoked.

 

8.    These charges can be included within an infrastructure agreement or deed of agreement with the Council, the extractive industry operator and any other relevant parties by consent of the parties. The extractive industry operator, the approval holder and the Council may vary the charges and other factors by mutual consent where circumstances warrant such variations and the community interest is protected.

 

 

Body of Report:  Refer to Attachment 1.

Consultation (internal/external):

-      State Assessment & Referral Agency (Concurrence agency)

-      Queensland Rural Fire Service (Third Party Advice)

-      Ruth Golden, Specialist Development Engineer (Internal)

-      Public notification was undertaken in accordance with the requirements of SPA.

Risk Assessment (Legal, Financial, Political etc.):

The applicant has appeal rights under SPA against any decision of Council.

Policy Implications:  The application generally accords with the policy position of the Bungil Shire Planning Scheme.

Local Road Impacts

 

The proposed development approval conditions include provisions for a Network Access Charge which takes account of the proportional impact of the development on the local government road system. The Network Access Charge (NAC) has been initially set at $0.50 per tonne for all extracted material leaving the site. The NAC allows for the use of all parts of the local government road system open to vehicles of the weight and type used in the extractive industry operations.

The information and requirements for the payment of the NAC are contained in the Charges Schedule - Local Roads Additional Impacts which is attached to the approval and forms part of the conditions.

Financial Resource Implications:

Any conditions imposed will be at the cost of the developer.

 

The approach taken to local road impacts from the extractive industry allows the Council to recoup part of the costs of the additional impacts of the development on the local government road network.

 

This approach is being taken for quarries, feedlots, waste disposal facilities and similar developments.

 

 

Link to Corporate Plan:

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

Supporting Documentation:

1View

Body of Report

D14/6079

2View

Development Plans

D14/6089

 

Report authorised by:

Danielle Pearn, Manager - Planning & Building Development

Robert Hayward, Director - Development, Facilities & Environmental Services


Attachment 1

Body of Report

 

Background Information

 

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

 

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

 

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

 

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

 

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

 

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

 

-     Front end Loader

-     Excavator

-     Screening Plant

-     Trucks

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

 

Definition of Use & Assessment Status

 

The Bungil Shire Planning Scheme defines the proposed use as:

 

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

 

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

 

Assessment against the Planning Scheme

 

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

 

(a)  Environment

 

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

 

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

 

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

 

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

 

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

 

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

 

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

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

 

(b)  Economic

 

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

 

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

 

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

 

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

 

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

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

 

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

 

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

 

(c)  Community Well-Being & Lifestyle

 

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

 

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

 

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

 

The proposed development is for an extractive industry.

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

Overall Outcomes for Rural Zone Code

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

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

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(f)    maintains the rural amenity;

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

(m)  does not impact adversely on infrastructure.

 

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

 

Rural Zone Code

 

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

 

Relevant performance criteria -  the Rural Zone Code

Assessment responses

For all of the Rural Area

1. Infrastructure

PC1 Electricity

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

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

 

 

PC2 Water Supply

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

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

 

The proposal does not involve any permanent buildings.

 

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

PC3 Effluent disposal

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

A portable ablution block will provided for site staff.

 

The proposal does not involve any permanent buildings.

PC4 Stormwater/Inter-allotment Drainage

Stormwater is collected and discharged so as to:

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

b)   prevent the waterlogging of nearby land; and

c)   protect and maintain environmental values.

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

 

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

PC5 Vehicle Access

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

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

PC6 Parking and maneuvering

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

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

 

 

PC7 Roads

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

 

PC7.2 Location

Development must be located where there is convenient access.

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

 

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

PC8.1 Highways

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

 

PC8.2

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

 

PC8.3

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

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

 

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

 

PC9 Gas and Oil Pipelines

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

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

 

 

PC10 Refuse Tips and Effluent Treatment Plants

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

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

 

 

 

PC11.1 Rail Corridors

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

 

PC11.2

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

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

 

 

 

 

PC12 Electricity Transmission Line Easement – Vegetation

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

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

PC13 Electricity Transmission Line Easement – Separation Distance

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

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

2.  Environment

 

PC14 Watercourses

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

 

 

 

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

 

PC15 Flooding

Premises are designed and located so as:

a)   not to be adversely impacted upon by flooding;

b)   to protect life and property; and

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

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

 

 

 

 

 

PC16 Air Emissions

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

 

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

 

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

 

PC17 Noise Emissions

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

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

 

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

PC18 Water Quality

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

a)   the biological integrity of aquatic ecosystems;

b)   recreational use;

c)   supply as drinking water after minimal treatment;

d)   agricultural use; or

e)   industrial use.

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

 

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

 

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


PC19 Excavation and Filling

Excavation and filling of land ensures:

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

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

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

 

PC20 Construction Activities

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

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

 

 PC 21 Separation of Incompatible land uses

Separation distances are provided to ensure:

(a) the future viability of surrounding uses;

(b) infrastructure items are protected from

incompatible development;

(c) an appropriate standard of amenity and

public safety; and

(d) conflict arising from incompatible uses is minimised.

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

 

 

 

PC 22.1 Development in the Vicinity of

airports:

Development in the vicinity of Airports:

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

(b) is designed and located to achieve a

suitable standard of amenity for the proposed activity; and

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

 

PC 22.2 Airport Protection

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

- the physical intrusion of buildings or other

structures into the Obstacle Limitation

Surfaces;

- attracting birds and or bats to the area

which could cause or contribute to bird

strike hazard;

- providing very bright lighting or lighting

similar to aerodrome lighting, which can

distract or confuse aircraft pilots;

- interfering with navigation or communication facilities;

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

- transient intrusions into the airport’s operational space.

The site is not located in proximity to an airport.

PC 23 Good Quality Agricultural Land

Good Quality Agricultural Land areas as

identified in Map R2 – Good Quality

Agricultural Land are conserved and

managed for the longer term and protected

from development that may lead to its

alienation or diminished productivity

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

PC 24 Vegetation Retention

Development retains vegetation for the:

(a) protection of scenic quality;

(b) protection of general habitat;

(c) protection of soil quality; and

(d) establishment of open space corridors and networks

The proposal does not include any significant vegetation clearing.

 

 

PC 25 Protected Areas

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

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

PC 26 Sloping Land

Development is undertaken to ensure:

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

(b) safety of persons and property is not

compromised.

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

 

PC 27 Bushfire Hazard Area

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

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

(b) the provision of firebreaks to ensure

adequate setbacks between buildings,

structures and hazardous vegetation.

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

 

 

PC 28 Buildings of Significance

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

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

PC 29 Cultural Heritage

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

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

 

PC 30 Character Buildings

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

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

PC 31 Residential Outbuildings

Rural amenity is to be maintained.

N/A - The development does not include outbuildings.

PC 32 Buffers

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

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

 

PC33 Catteries and Kennels

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

PC24 -37 Commercial Premises

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

PC38-42 Community and Recreation

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

PC43-45 Dwelling House

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

PC46-49 Forestry

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

PC50-52 Home Based Business

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

PC53-56 Host Home Accommodation

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

PC57-62 Industry (Low/Medium)

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

PC63 Telecommunication Facility

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

PC64-67 Temporary Worker’s Accommodation

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

PC68-71 Tourist Facility

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

 

 

Submissions

 

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

 

Assessment Summary

 

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

 

 


Attachment 2

Development Plans

 








Maranoa Regional Council

    

General Meeting -  12 February 2014

Officer Report

Meeting: General  12 February 2014

Date: 31 January 2014

Item Number: 13.5

File Number: D14/6153

 

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

Classification:                                   Open Access  

Name of Applicant:                          JJ Richards & Sons Pty Ltd C/- Duggan & Hede Pty Ltd

Location:                                            29 Airport Drive, Injune QLD 4454 (Lot 25 on SP194532)

Author & Officer’s Title:                 Rebecca Van der Meer, Town Planner

 

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

 

The application is subject to Impact Assessment against the relevant provisions of Bungil Shire Planning Scheme 2006 including the DEO’s and Rural Zone Code. 

 

Public notification was carried out between 20 November 2013 and 12 December 2013, and four (4) submissions were received.

 

 

Officer’s Recommendation:  Council approve the application for Material Change of Use - "Industry” (High Impact Industry), Caretaker’s Residence, Environmentally Relevant Activity (ERA) 56 (Regulated Waste Storage) & ERA 62 (Waste Transfer Station Operation), on land at 29 Airport Road, Injune QLD 4454 (described as Lot: 25 SP: 194532), subject to the following conditions:

 

Preamble

 

a)      Refer to http://www.cmdg.com.au for the Capricorn Municipal Development Guidelines (CMDG).

 

Complete and Maintain

 

1.      Complete and maintain the approved development as follows: (i) generally in accordance with development approval documents and (ii) strictly in accordance with those parts of the approved development which have been specified in detail by the Council or Referral Agency unless the Council or Referral Agency agrees in writing that those parts will be adequately complied with by amended specifications.

 

2.      Complete and maintain all operational, building and plumbing and drainage work associated with this development approval, including work required by any of the development approval conditions.

 

3.      Maintain the approved development Material Change of Use - "Industry” (High Impact Industry), Caretaker’s Residence, Environmentally Relevant Activity (ERA) 56 (Regulated Waste Storage) & ERA 62 (Waste Transfer Station Operation), in accordance with the approved plans:  

 

Plan/Document number

Plan Document Name

Date

RI272-DA-01

Site Layout Plan

06/2013

RI272-H-01 Rev B

Tank Farm Stormwater Quality & Drainage

01/2013

RI272-00-07 Rev A

Elevations

12/2012

RI272-00-08 Rev A

Cross Section

12/2012

RI272-DA-02 Rev A

Proposed Resource Recovery Facility

08/10

WA130011 BA-100

Caretaker’s Residence

21/03/2013

RPB-06514

Office & Amenities

16/05/2013

RPB-06514 Rev 1

Amenities Elevation

21/06/2013

R1272-C-03/B

Hardstand Pavement and Detail Plan

07/13

R1272-C-02/A

Earthworks Plan

01/13

Issue B

Stormwater Management Plan Proposed JJ Richards Injune Depot at Airport Drive, Injune

06/2013

CMDG D5

Capricorn Municipal Development Guidelines -  Stormwater Drainage Design D5 Design Guidelines

03/2012

CMDG D7

Capricorn Municipal Development Guidelines -  Erosion Control and Stormwater Management D7 Design Guidelines

03/2012

CMDG D11

Capricorn Municipal Development Guidelines - Water Reticulation D11 Design Guidelines

10/2007

 

4.      During the course of the development works, the developer shall ensure that all works are carried out by appropriately qualified persons and the developer and the persons carrying out and supervising the work shall be responsible for all aspects of the works, including public and worker safety, and shall ensure adequate barricades, signage and other warning devices are in place at all times.

 

5.      All civil and related work shall be designed and supervised by RPEQ Registered Professional Engineers of Queensland (RPEQ) who are competent in the construction of the works.

 

6.      The developer is responsible for locating and protecting any Council and public utility services, infrastructure and assets that may be impacted on during construction of the development.  Any damage to existing infrastructure (kerb, road pavement, existing underground assets, etc) that is attributable to the progress of works on the site or vehicles associated with the development of the site shall be immediately rectified in accordance with the asset owners’ requirements and specifications and to the satisfaction of the asset owners’ representative(s).

 

7.      All works must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist (iv) the CMDG, (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

Latest versions

 

8.      Where another condition refers to a specific published standard, manual or guideline, including specifications, drawings, provisions and criteria within those documents, that condition shall be deemed as referring to the latest versions of those publications that are publicly available at the time the first operational works or compliance approval is lodged with the assessment manager or approval agency for those types of works to be performed or approved, unless a regulation or law requires otherwise.

 

Stormwater and Drainage

 

9.      The stormwater drainage system is to be constructed generally in accordance with the Stormwater Management Plan prepared by Duggan & Hede Issue B dated June 2013. Any damage to adjoining properties as a result of these works is to be mitigated to the satisfaction of the adjoining property owner.

 

10.    There shall be no increases in any silt loads or contaminants in any overland flow from the property being developed during the development process and after the development has been completed.

 

11.    Stormwater must not be allowed to pond on the property being developed during the development process and after the development has been completed unless the type and size of ponding has been agreed in writing by the Council or as a specific development approval condition.

 

 

12.    The stormwater disposal system must be designed to include appropriate pollution control devices or methods to ensure no contamination or silting of creeks or other waterways.

 

Services Provisions

 

13.    The development shall be connected to Council’s reticulated water supply system in accordance with the Water Services Association of Australia (WSAA) publication WSA03-2002 Water Reticulation Code of Australia (version 2.3), and CMDG – D11 Design Guidelines ‘Water  Reticulation’, at no cost to Council.

 

14.    Reticulated sewerage is unavailable to the development site.  A development permit for plumbing and drainage works shall be sought from Council for any onsite sewerage system provided to the development.

 

15.    All onsite sewerage systems shall be designed in accordance with Schedule 6 – Standards for Sewerage Supply of the planning scheme.

 

16.    The development is to be connected to a reticulated electricity supply service in accordance with the relevant service provider’s requirements and specifications along with relevant building standards, requirements and specifications.

 

17.    If the premises is connected to a telecommunications service, then such works shall be undertaken in accordance with the relevant service provider’s requirements and specifications along with relevant building standards, requirements and specifications (as relevant).

 

18.    All services installation, including water, electricity and telecommunications connections to the respective networks, must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area, (iii) Council’s standard designs for such work where such designs exist  (iv) the Capricorn Municipal Development Guidelines (v) any relevant Australian Standard that applies to that type of work and (vi) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

19.    Any conflicts associated with proposed and existing services shall be forwarded by the developer to the appropriate controlling authority for approval for any proposed changes.

 

Rubbish Collection

 

20.    At all times while the use continues, waste containers shall be maintained in a clean and tidy state and shall be emptied and the waste removed from the site on a regular basis.

 

Airport Road and Carnarvon Highway Intersection

 

21.    The Airport Road and Carnarvon Highway intersection must be upgraded to a BAR/BAL Type intersection for Type 1 Road Trains.  The intersection must be designed and constructed in accordance with the requirements outlined in the Department of Transport and Main Roads Road Planning and Design Manual (2nd Edition) and any manuals/standards referenced therein.

 

Access, Car parking and Manoeuvring

 

22.    The developer shall be responsible for construction and maintenance of vehicle crossovers from the road carriageway to the property boundary and for obtaining any approvals that may be required and for complying with the applicable designs and standards.

 

23.    Vehicle access from Airport Drive to the development site shall be designed in accordance with AS/NZS 2890.2-2002 Off-street Commercial Vehicle Facilities.  The width of the vehicle crossover must be sufficient to ensure the extent of vehicle movements to and from the site are completely contained within the crossover

 

24.    Vehicle crossovers to the development site must be located a minimum distance of one metre from any street signage, power poles, street lights, manholes, stormwater gully pits or other Council assets.

 

25.    Vehicles entering and exiting the development site must be able to enter and leave in forward direction.  Reversing out of development site is not permitted.  Vehicle manoeuvres in this regard are to be totally contained within the development site boundaries.

 

26.    All vehicle movements within the site are to be clear of proposed parking areas, buildings and landscape treatments. Vehicle parking bays must not encroach into swept paths for vehicle movements onsite.

 

27.    Light Vehicle access and manoeuvring areas are to comply with AS/NZS 2890.1:2004 Parking facilities Part 1: Off-street car parking

 

28.    Service vehicle access and manoeuvring is to be designed in accordance with AS/NZS 2890.2:2004 - Parking facilities Part 2: Off-street commercial vehicle facilities requirements.

 

29.    Designated vehicle parking spaces must be provided onsite in accordance with “Layout Plan” R1272-00-05 Rev B, dated 10/01/2013.

 

30.    Parking bay configurations (width and lengths) to be in accordance with AS/NZS 2890.1:2004 Parking Facilities Part 1: Off-Street Car Parking and AS/NZS 2890.2:2004 - Parking facilities Part 2: Off-street commercial vehicle facilities.

 

31.    Disabled car parking bays shall be designed in accordance with AS/NZS 2890.6:2009 Parking Facilities Part 1: Off-Street Car Parking.

 

32.    No on-street parking is permitted at the frontage of the development site at any time.

 

33.    All vehicular access and related items must comply with (i) the development approval conditions, (ii) any relevant provisions in the planning scheme for the area including Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”, (iii) Council’s standard designs for such work where such designs exist, (iv) any relevant Australian Standard that applies to that type of work and (vi) the Capricorn Municipal Development Guidelines (CMDG) and (vii) any alternative specifications that Council has agreed to in writing and which the developer must ensure do not conflict with any requirements imposed by any applicable laws and standards.

 

Earthworks

 

34.    Development will be subject to the ‘Filling and Excavation Code 5.3 of Part 5’ and any earthworks are to be undertaken in accordance with Schedule 8: “Standards for Construction Activity” of Bungil Shire Council Planning Scheme 2006.

 

35.    All earthworks, including batters, must be fully contained within the development area and must not in any way impact on the properties adjoining the site.