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Attachment 1
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Body of Report
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2.0 Definition
of use and assessment status - the premises – locality and zoning
The proposed use is defined as "Extractive
Industry" and “Industry” in the Bendemere Shire Planning Scheme 2006
which is described as follows:
“Extractive
Industry” means any premises used for the winning or treatment on
the land or on adjacent land, of gravel, rock, sand, soil, stone, or other similar
materials. The term does not include the removal of materials authorised by
Section 32(13) of the Local Government Act 1993, or mining within the means of
the Mineral Resources Act 1989.
“Industry”
means any premises used for any of the following operations:
i)
a) Any manufacturing process whether
or not such process results in the production of a finished article; or
b) The breaking up or dismantling of
any goods or any good or any articles for trade, sale or gain, as ancillary to
any business; or
c) Repairing and servicing of articles
including vehicles, machinery, buildings or other structures, laundering of
articles but not including on-site work on buildings or other structures; or
d) Any operation connected with the
installation of equipment and services and the extermination of pests but no
including on site work on buildings or other structures or land; or
e) Treating waste material; or
f) The storage or sale of any solid
liquid or gaseous fuel where such storage is not for a purpose separately
defined herein; or
g) Any process of testing and
analysis; and
ii) When conducted on the same land as any of
the above operations –
a) The storage of goods used in connection
with or resulting from any of the above operations; or
b) The provision of amenities for persons
engaged in such operations; or
c) The sale of goods, resulting from such
operations; or
d) Any work of administration or accounting
in connection with such operations.
The site is situated at Swans Road,
Wallumbilla QLD 4428 and described as Lot 2 on SP186195 (refer Figure 1 -
Locality Plan).
Figure 1 - Locality Plan Source:
Whereis (2012)
The site is situated in
the Rural Zone of the Bendemere Shire Planning Scheme 2006 (refer
Figure 2 - Zoning).
Figure 2 - Zoning Source:
Roma Town Planning Scheme 2006
The site is currently
vacant. Adjoining the site to the west and south are similar vacant rural
allotments. The land immediately adjoining the site to the east is an existing
Council quarry. Swans Road borders the site to the north, and unnamed roads
border the site to the west and south (refer Figure 3 - Aerial Photograph).
Figure 3 - Aerial Photograph Source:
Nearmap 2012
3.0 Assessment
against the planning scheme
Impact assessment
This application is
subject to Impact Assessment and is assessed against the relevant provisions of
the planning scheme, including any relevant codes. The provisions of the
Sustainable Planning Act 2009 [SPA] may be summarized: s313 provides
that the assessment manager must carry out the impact assessment having regard
to—
(a) the State planning regulatory provisions;
(b) the regional plan for a designated region, to the extent it is not
identified in the planning scheme as being appropriately reflected in the
planning scheme;
(c) any applicable codes, other than concurrence agency codes the
assessment manager does not apply, that are identified as a code for IDAS under
this or another Act;
(d) State planning policies, to the extent the policies are not
a) any relevant regional plan as being appropriately reflected in
the regional plan; or
b) the planning scheme as being appropriately reflected in the
planning scheme;
(e) any applicable codes in the following instruments—
(i) a structure plan;
(ii) a master plan;
(iii) a temporary local planning instrument;
(iv) a preliminary approval to which section 242 applies;
(v) a planning scheme;
(f) if the assessment manager is an infrastructure provider—the
priority infrastructure plan.
There is no conflict with these
provisions of the Sustainable Planning Act 2009.
Proposed use in conflict with
planning scheme
Although the planning
scheme requires that the proposed development is assessed against the Impact
Assessable provisions of the planning scheme, the development proposed does not
conflict with the intent of the planning scheme for the zone in which it is to
be located.
Desired Environmental Outcome
The Desired
Environmental Outcomes (DEOs) are based on ecological sustainability
established by IPA and continued under SPA and are the basis for the measures
of the planning scheme. Compliance is outlined below:
(a) Environment
(i) The areas of high scenic amenity, remnant
vegetation, wetlands, fauna habitats and wildlife corridors and regionally
significant open space in the Shire are protected.
The proposed
lease area has been located and shaped to ensure that the remnant vegetation,
protected area and medium bushfire hazard area mapped on the site is not
contained within the boundaries of the lease area. The proposed development
will not result in the removal of any vegetation, or impact on any other
environmentally significant areas, including wetlands, habitats, corridors and
open spaces.
(ii) Places, areas or sites identified as
being susceptible to land degradation, including contamination, erosion,
salinity and landslip, are protected and further degradation is minimised.
The subject
site is not identified as being susceptible to land degradation.
(iii) Ecological
sustainability is achieved by maintaining and improving biodiversity, water and
air quality.
The proposed
development will not adversely impact on water or air quality nor adversely
impact on the biodiversity of the area.
(iv) Places of
historical and indigenous cultural heritage and social significance are protected,
maintained and enhanced.
The subject
site is not identified as being in proximity to, or a place of, historical,
cultural or social significance.
(b) Economic
(i) Good Quality
Agricultural Land is protected as a major economic resource for the region.
A small section of the site is mapped as being Good Quality
Agricultural Land (GQAL). The proposed lease area within which the proposed
development will be operated is located outside the GQAL area and will not
adversely impact on the balance of the site.
(ii) Key Resource
Areas, extractive resources, petroleum, gas and mineral resources are protected
as a major economic resource for the region.
The proposed
development includes an Extractive Industry use, being a quarry for the
extraction of white rock material. The proposed development will enhance the
economic resources within the region.
(iii) Industry,
business and employment opportunities are improved and appropriately located to
service the community and region, and encourage economic activity within the
local area.
The proposed development will service the community and
region by establishing a quarry for the extraction of white rock material. The
proposed development will encourage economic activity within the local area.
(iv) Rural business
opportunities are improved to protect and value-add to the existing rural based
economy.
The proposed
development will improved 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 access to the existing road network via Swans Road to the
north. While the site is not currently connected to infrastructure, an on-site
sewerage treatment system, water storage tank and generator will be required as
a condition of development.
(ii) Rural residential and urban residential
development occurs in distinct localities that provide a sense of community,
amenity, services, and a safe, affordable living environment, whilst
maintaining the rural amenity of the shire. The role and identity of Yuleba
and Wallumbilla townships as the main business and community centres of the
shire is consolidated.
The proposed
development is for an Industrial use and will not adversely impact on the role
or identity of Yuleba and Wallumbilla townships as the main centres for
business within the shire.
(iii) Infrastructure networks such as road and
rail, water cycle and electricity infrastructure are protected from
encroachment by sensitive land uses which may adversely affect or limit the
normal operation of that infrastructure.
The proposed
development is not considered to be a sensitive land use and will not adversely
impact on the current or future operations of established infrastructure
networks. DTMR are a Concurrence Agency for the proposed development and have
imposed conditions to address the impact of the development on road corridors
(refer Attachment 2).
(iv) The adverse effects from natural and other
hazards, including bushfires are minimised.
The proposed lease area has been
located to ensure that the medium bushfire hazard area mapped on the site is
not contained within the boundaries of the lease area. Therefore the proposed
development will not be affected by natural or other hazards.
(v) The range of housing types, services and
facilities meets the needs of the community and other uses.
The proposal
is for an Industrial use and will not affect the range of housing types in the
town.
Overall
Outcomes for Reconfiguring a Lot Code
The Reconfiguring a Lot Code identifies
overall outcomes providing direction about relevant assessment issues. The
overall outcomes for the Reconfiguring a Lot Code are the purpose of the code.
The code seeks to ensure that the location, size and
design of lots:
(a) are suited to the intended use and the policy intent of the
relevant zone;
The proposed
development is for establishment of a lease area on the site to accommodate the
proposed quarry development. The site is located within a land use pattern of
rural and industrial uses, with open grazing land adjoining the site to the
west and south and an existing Council quarry immediately adjoining the site to
the east. The proposed reconfiguration is to establish an industrial lease
area on the site in close proximity to existing industrial uses, and is
therefore considered to be compatible with the intended use and policy intent
of the Rural Zone.
(b) promote good urban design outcomes, energy
efficiency and walking, cycling and public transport as alternative forms of
transport to the private car;
The proposed
lease area has been located to adequately contain the proposed quarry use, with
vehicular access being obtained from Swans Road.
(c) provide for the protection of areas or features of environmental
significance;
The site
contains remnant vegetation, protected area and medium bushfire hazard area
traversing the centre of the site. The proposed lease area is shaped and
located clear of these mapped constraints to provide for the protection of
areas of environmental significance.
(d) maintain the productive capacity of Good
Quality Agricultural Land and limit the fragmentation of Good Quality
Agricultural Land below the minimum lot size;
The site
contains a small area of Good Quality Agricultural Land (GQAL) traversing the
centre of the site. The proposed lease area is shaped and located clear of the
GQAL to ensure the proposed development does not adversely impact on it.
(e) enable the efficient provision of infrastructure and services; and
(f) enable sustainable on-site water supply and sewerage disposal in
areas where reticulated services are not available.
The site is
not service by infrastructure. Provision of an on-site sewerage disposal
system, water supply tank and generator will be conditioned as part of the
development, to service the proposed use.
The
Code’s relevant Performance Criteria are shown below, in order to more easily
permit structured and detailed consideration of relevant issues—
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Relevant
performance criteria - the Reconfiguring a Lot Code
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Assessment
responses
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Rural Zone –
Minimum Lot Size
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PC 1 Minimum
Lot Size
The reconfiguring
of lots within the Rural Zone ensures that the continued ongoing viability of
primary production.
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The proposed lease area will have
an area of 17.26ha. While the lease area is proposed to exceed 10 years, it
will not result in permanent fragmentation of the subject site.
The proposed lease area has been
appropriately located to contain the proposed development and will ensure
limited impacts on the GQAL, bushfire hazard area, protected area and mapped
regrowth vegetation.
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PC 1.2 Minimum
Lot Size for existing lots 100ha or less
The reconfiguring
of lots within the Rural Zone, Small Farm Area, Planning Scheme Map P6, for
residential purposes ensures that there is no increased drain on town
services and infrastructure.
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The site is not
located in the Rural Zone – Small Farm Area.
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Town Zone –
Minimum Lot size
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PC2
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N/A – The site
is located within the Rural Zone.
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For the Town and Rural Zones
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PC 3 Layout
and Design
The reconfiguration
of lots:
a) ensures safe
and liveable communities;
b) ensures safe
and legible vehicle and pedestrian movement areas and roads;
c) integrates with adjoining land;
and
d) ensures and protects environmental
values, significant features, open space areas and areas of high conservation
or landscape value.
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The proposed
lease area allows for direct access to Swans Road to the north and allows
adequate separation distance from mapped environmental constraints on the
site. The lease area directly adjoins the existing Council quarry to the
east.
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PC 4 Siting of
Buildings and Structures
Lot size, layout
and design ensures futures uses are able to comply with separation distances
for buildings and structures in respect of:
a) watercourses;
b) ridgelines and
escarpments;
c) cultural
heritage places;
d) protected
areas; and
e) Mining Leases and Key Resource
Areas.
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The proposed
lease area has sufficient area to contain all proposed building and
structures and has been located to achieve the required separation distances.
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PC 5
Electricity Transmission Line Easement
Lot layout and
design adjoining an Electricity transmission line easement promotes community
safety and well being.
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N/A - Electricity transmission
line easements do not traverse the site.
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PC 6 Street Lighting
Street lighting
is provided:
a) to ensure
safety of vehicles, cyclists and pedestrians; and
b) to an appropriate engineering
standard.
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N/A – No street
lighting is proposed.
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PC 7 Water
Supply
Each lot has an
adequate volume and supply of water, which is also adequate for firefighting
purposes
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The provision
of on-site water storage for domestic and fire fighting purposes in
accordance with Schedule 4: “Standards for Water Supply”, will be conditioned
as part of development.
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PC 8 Effluent
Disposal
Each lot provides
for the treatment and disposal of effluent and other waste water to ensure
the protection of public health and environmental values.
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The provision
of an on-site effluent disposal system that complies with Schedule 5:
“Standards for Sewerage Supply”, will be conditioned as part of
development.
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PC 9
Stormwater
Stormwater is
collected and discharged so as to:
a) protect the stability of buildings or use of adjacent land; and
b) protect and maintain environmental
values.
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The existing
on-site retention basin is proposed as part of the stormwater management
system over the site. The system will be required to comply with Schedule 6:
“Standards for Stormwater Drainage” as a condition of development.
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PC 10
Electricity
Each lot is
provided with an adequate supply of electricity.
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The provision
of a generator supply to all proposed buildings will be conditioned as part
of development.
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PC 11 Vehicle
Access
Vehicle access is
provided to each lot to ensure safe and functional operation for motorists and
pedestrians.
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The proposed
lease area will gain access from Swans Road to the north via two new
crossovers, one ingress and one egress.
Conditions will
require that vehicular access be designed and constructed in accordance with
Schedule 2: “Standards for Roads, Car Parking, Access and Manoeuvring Areas”
and the CMDG.
The lease area
does not obtain direct access to any State Controlled Roads.
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PC 12 Roads,
Firebreaks and Fire Maintenance Trails
Adequate all
weather road access is provided between each lot and the existing road
network.
In high and
medium bushfire hazard areas, adequate road access is provided for
firefighting/other emergency vehicles and for safe evacuation.
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Adequate all
weather road access will be provided for each proposed lot.
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PC 13
Electricity transmission Line Easement – Separation Distance
Habitable rooms
and child oriented uses are separated from electricity easements to ensure
community safety.
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N/A - The
subject site is not subject to an electricity transmission line easement.
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PC 14
Excavation and Filling
Excavating or
filling of land:
(a) ensures
safety and amenity for each lot and for land in close proximity;
(b) minimises
soil erosion; and
(c) limits
detrimental impacts on water quality.
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Conditions will
require that any excavation and fill is undertaken in accordance with
Schedule 7: “Standards for Construction Activity”.
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PC 15
Construction Activities
Erosion control
measures and silt collection measures ensure that environmental values are
protected during construction activities.
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Conditions will require that soil
erosion and sediment is controlled in accordance with Schedule 7: “Standards
for Construction Activity”.
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PC 16 Bushfire
Hazard Area
Reconfiguring a
lot maintains the safety of people and property by avoiding areas of High or
Medium Bushfire Hazard or mitigating the risk through the provision of
firebreaks.
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The proposed lease area is
adequately shaped and located to ensure that no part of the medium bushfire
hazard area traversing the middle of the site is contained within the lease
area.
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Overall Outcomes for Rural Zone Code
The Rural Zone Code identifies overall
outcomes providing direction about relevant assessment issues.
1) The
overall outcomes are the purpose of the Rural Zone Code:
2) The code seeks to ensure that development within the Rural
Zone:
(a) reflects the economic potential of the rural area;
The proposed
development is for a quarry for the extraction of white rock material, and will
enhance the economic potential of the rural area.
(b) is appropriately located within the Rural
Zone and existing and future Rural Activities are not prejudiced by
inappropriate development;
The proposed
development will be located within a lease area at the north-eastern corner of
the site. The quarry will not adversely impact on adjoining sites or
surrounding rural uses.
(c) maintains the environment, including soil, air and water,
compatible with healthy natural systems and ensures public health and safety;
The proposed
development will be required to be carried out in accordance with the
conditions imposed for ERA 8(3a) Chemical Storage, ERA 16(2b)(3a) Extractive
and Screening Activities and ERA 21 Motor Vehicle Workshop Operation. It is
considered that compliance with these conditions will minimise adverse environmental
impacts.
(d) protects Good Quality Agricultural Land (GQAL) from
fragmentation, alienation or encroachment of incompatible land uses in
accordance with State Planning Policy 1/92 – “Development and Conservation of
Agricultural Land”;
The subject
site is mapped as containing a small area of Good Quality Agricultural Land
(GQAL) through the middle of the site. The lease area in which the proposed
development is intended to be operated has been located to ensure that the
development is not undertaken in any part of the mapped GQAL on the site.
(e) is located, designed and operated in a manner that protects and
enhances the predominant rural scale, intensity, form and character;
The proposed
development is of a scale and intensity that is consistent with both the rural
area and the adjoining rural and industrial uses.
(f) maintains the rural amenity;
The proposed
development is for an industrial use located within a rural area. The proposed
development will maintain sufficient setbacks to all site boundaries and
incorporate landscaping along the frontage of the site to maintain the amenity
of the area.
(g) does not prejudice or impact adversely on other uses including
those within other Zones;
The proposed
use will not impact adversely on adjoining or surrounding uses, as development
will be carried out in accordance with the conditions imposed for both
Environmentally Relevant Activities. The proposed development will be located
within a lease area at the north-eastern corner of the site, and is adjoined by
an existing Council quarry to the east. It is considered that subject to the
recommended conditions of approval, the proposed development will not prejudice
or adversely impact on other uses, including established uses within other
Zones.
(h) has an appropriately designed access to the road network and
traffic generated by the development does not impact adversely on the local
road network;
The proposed
development will obtain ingress to and egress from Swans Road to the north of
the site via two new crossovers.
(i) protects areas and sites of conservation importance, including
cultural and high landscape values;
A small
protected area is mapped within the subject site, however this area is not
located within the proposed lease area.
(j) is undertaken in an orderly and logical sequence to achieve an
efficient provision of infrastructure;
The subject
site is not connected to infrastructure. An on-site sewerage treatment system,
water tank and generator will be required to service all proposed uses at the
site as a condition of development.
(k) is located and designed in ways that minimize the need for
flood, bushfire and landslide mitigation and to protect people and premises
from such natural events;
A small
section in the middle of the site is mapped as being subject to Medium Bushfire
Hazard. The lease area has been located and shaped to ensure that the proposed
development is not within this bushfire hazard area.
(l) has water supply, storm water disposal, sustainable effluent
and waste disposal and power to appropriate standards adequate for the use; and
The subject
site is not connected to infrastructure. An on-site sewerage treatment system,
water tank and generator will be conditioned as part of the development.
(m) does not impact adversely on infrastructure.
Sufficient
on-site water supply and sewerage disposal system will be required for the
proposed development as a condition of development approval.
The Code’s relevant Performance Criteria are shown below,
in order to more easily permit structured and detailed consideration of
relevant issues—
Rural Zone Code
The
Codes’ relevant Performance Criteria are shown below, in order to more easily
permit structured and detailed consideration of relevant issues—
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Relevant performance criteria - the Rural Zone Code
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Assessment responses
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For all of the Rural Area
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1. Infrastructure
PC1 Electricity
Premises are provided with a
supply of electricity and adequate for the activity.
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The site will be powered by a
generator supply as a condition of development.
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PC2 Water Supply
Premises are provided with an
adequate volume and supply of water for the activity.
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The proposed development will
be provided with on-site water storage to meet the operational requirements
of the use as a condition of development.
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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.
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The
proposed development will be provided with an on-site sewerage disposal
system as a condition of development.
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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.
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Stormwater
and inter-allotment drainage will be required to be collected and discharged
in accordance with Schedule 6: “Standards for Stormwater Drainage”, as a
condition of development.
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PC5 Vehicle Access
Vehicle access is provided to
a standard appropriate for the use.
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Ingress to
and egress from the site will be gained from Swans Road to the north via two
new crossovers.
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PC6 Parking and manoeuvring
Vehicle parking and service vehicle
provision is adequate for the use whilst ensuring both safe and functional
operation for motorists and pedestrians.
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6 car
parking spaces, including 1 car parking space for disabled persons, will be
provided as part of the proposed development, in accordance with Schedule 2:
“Standards for Roads, Car Parking, Access and Manoeuvring Areas”.
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PC7 Roads
All weather road access is
provided between the premises and the existing road network.
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N/A – The
proposed development does not involve road construction.
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PC8.1 Highways
The Warrego Highway is
maintained and enhanced as a link between major centres.
PC8.2
State Controlled Roads
Development
adjacent to State Controlled Roads is located to ensure safe and efficient
use of the highway and maintain the integrity of the highway as a commuter
link.
PC8.3 Noise Sensitive
Development
Noise
sensitive developments (residential, educational and community) must ensure
that road traffic noise levels are appropriately managed to achieve
acceptable levels of amenity.
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The site
does not obtain direct access to Warrego Highway.
The
proposed development is not within a 100 metre buffer either side of the
Warrego Highway, or a 40 metre buffer either side of other State Controlled
Roads.
N/A – The
proposed development is not a noise sensitive development.
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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.
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No
habitable structure is constructed within 100 metres of an oil or gas
pipeline.
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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.
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No building is to be
constructed within 500 metres of a refuse tip or effluent treatment plant.
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PC11.1 Rail Corridors
Development is at an
appropriate distance from the rail corridor so as not to prejudice safety,
speed or intended role of the existing and proposed rail corridors.
PC11.2 Noise Attenuation
Development adjoining the rail
corridor is protected from the impact of noise.
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The
proposed development is not located in proximity to a railway corridor.
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PC12 Electricity
Transmission Line Easement – Vegetation
Transmission lines within an
Electricity transmission line easement are protected from vegetation.
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The site is does not contain
or is in proximity to an electricity easement.
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PC13 Electricity
Transmission Line Easement – Separation Distance
Habitable buildings and
community orientated uses are located a minimum distance from lines to ensure
community safety.
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The site is remote from
electricity easements.
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2. Environment
PC14 Watercourses
Development ensures the
maintenance of riparian areas and water quality including protection from
off-site transfer of sediment.
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The site is not in proximity
to a lake or watercourse.
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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.
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The proposed development is
not identified as being subject to flooding.
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PC16 Air Emissions
Air emissions from premises do
not cause environmental harm or nuisance to adjoining properties or sensitive
land uses.
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The proposed development will
be required to adhere to conditions regarding the operation of ERA 8(3a)
Chemical Storage, ERA 16(2b)(3a) Extractive and Screening Activities and ERA
21 Motor Vehicle Workshop Operation which will include measures to minimise
air emissions from the proposed use in accordance with Environmental
Protection (Air) Policy 2008.
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PC17 Noise Emissions
Noise emissions from premises
do not cause environmental harm or nuisance to adjoining properties or
sensitive land uses.
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The proposed development will
be required to adhere to conditions regarding the operation of ERA 8(3a)
Chemical Storage, ERA 16(2b)(3a) Extractive and Screening Activities and ERA
21 Motor Vehicle Workshop Operation, which will include measures to minimise
noise emissions from the proposed use in accordance with Environmental
Protection (Air) Policy 2008
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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.
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The proposed development will
be required to comply with Schedule 6: “Standards for Stormwater Drainage”,
as a condition of development.
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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.
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Excavation
and filling will be undertaken in accordance with Schedule 7: “Standards for
Construction Activity”.
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PC20 Construction
Activities
Both
erosion control and silt collection measures are undertaken so as to ensure
protection of environmental values during construction.
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During construction, soil
erosion and sediment is managed in accordance with Schedule 7: “Standards for
Construction Activity”.
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PC21 Good Quality
Agricultural Land
Good Quality Agricultural Land
areas as identified in Map R2 – Good Quality Agricultural Land are conserved
and managed for the longer term and protected from development that may lead
to its alienation or diminished productivity.
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The subject
site is mapped as containing a small area of Good Quality Agricultural Land
(GQAL) through the middle of the site. The lease area in which the proposed
development is to be operated has been located and shaped to ensure that the
development is not undertaken in any part of the mapped GQAL on the site.
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PC22 Vegetation Retention
Development retains vegetation
for the:
a) protection of scenic quality;
b) protection of general habitat;
c) protection of soil quality; and
d) establishment of open space corridors and networks.
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The subject site is mapped as
containing high value regrowth vegetation, however the proposed lease area in
which the proposed development will be operated has been shaped and located
to ensure that no remnant vegetation is contained inside the lease area.
Therefore the proposed development will not involve clearing of significant
vegetation.
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PC23 Protected Areas
Development is undertaken to
ensure areas of significant biodiversity and habitat value are protected.
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A small
protected area is mapped within the subject site, however the lease area in
which the proposed development will be operated has been shaped and located
to ensure that the proposed development is not located within this protected
area.
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PC24 Sloping Land
Development is undertaken to
ensure:
a) vulnerability to landslip erosion and land degradation is
minimised; and
b) safety of persons and property is not
compromised.
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The site does not contain a slope of greater than 15 per
cent.
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PC25 Bushfire Hazard Area
Development maintains the
safety of people and property by avoiding areas of High or Medium Bushfire
hazard or mitigating the risk through:
a) the siting of buildings ensuring setbacks from hazardous
vegetation are maximized and elements least susceptible to fire are sited
closest to the bushfire hazard; and
b) the provision of firebreaks to ensure adequate setbacks between
buildings structure and hazardous vegetation.
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A small
section in the middle of the site is mapped as being subject to Medium
Bushfire Hazard. The lease area has been located and shaped to ensure that
the proposed development is not within this bushfire hazard area.
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PC26 Character Buildings
Development adjacent to
buildings identified as heritage or character buildings incorporates design
features, materials and details that blend with the existing character.
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N/A – The development is not adjacent to buildings
identified as heritage or character buildings.
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PC27 Cultural Heritage
The significance of known
places of indigenous cultural heritage value are retained.
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N/A – The site is not in close proximity to known areas
of cultural heritage.
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Specific Land Uses
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Catteries and Kennels
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PC28
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N/A – The proposed development is for Extractive Industry
and Industry.
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Commercial Premises
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PC29-32
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N/A – The proposed development is for Extractive Industry
and Industry.
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Community and Recreation
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PC33-37
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N/A – The proposed development is for Extractive Industry
and Industry.
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Dwelling House
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PC38-41
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N/A – The proposed development is for Extractive Industry
and Industry.
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Forestry
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PC42-44
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N/A – The proposed development is for Extractive Industry
and Industry.
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Home Based Business
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PC46-48
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N/A – The proposed development is for Extractive Industry
and Industry.
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Host Home Accommodation
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PC49-52
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N/A – The proposed development is for Extractive Industry
and Industry.
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Industry (Low/Medium
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PC53 Scale
The scale and location of the
industrial use on the site should contribute to the amenity of the precinct.
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The proposed development has a site cover of 15.8% of the
lease area. All buildings have a maximum height of 1 storey and less than 6
metres. The development is set back approximately 100 metres from the
frontage of the lease area, a minimum of 40 metres from the side boundaries
of the lease area and 150 metres from the rear boundary of the lease area.
All proposed setbacks are considered to be consistent with an industrial use
located within a rural area and are sufficient to maintain the amenity of the
area.
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PC54 Landscaping
Landscaping on the site:
a) contributes positively to the built form and the street; and
b) reduces the impact of the size and scale of the buildings.
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Significant native vegetation exists to the south and
west of the lease area, and along the Swans Road frontage of the site.
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PC55 Amenity
The amenity of residential uses
adjacent to the industrial area is protected through appropriate boundary
screening.
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N/A – The site does not adjoin residential uses.
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PC56 Building and Orientation
The building is designed and
orientated to be identifiable from the street.
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The office space of the development is located adjacent
to the driveway access from the new ingress crossover.
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PC57 Building and Structure Design
Buildings are designed and
finished to a high quality appearance.
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All buildings will be designed and finished to a high quality
appearance.
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Telecommunications Facility
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PC58
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N/A – The proposed development is for Extractive Industry
and Industry.
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Temporary Workers Accommodation
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PC59-62
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N/A – The proposed development is for Extractive Industry
and Industry.
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Tourist Facility
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PC63-65
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N/A – The proposed development is for Extractive Industry
and Industry.
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Submissions
A total of 2
properly made submissions were lodged to Council during the public notification
period. The submitter’s names and addresses are listed below:
Stuart &
Lisa Taylor Tom & Kym
Lingard
23 East
Street PO Box 41
Wallumbilla
QLD 4428 Wallumbilla QLD 4428
The following planning issues were raised by the submitters in the
notification period for the application. Each issue and the response are
outlined below:
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Issue
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Response
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The standard of East Street, Russell Street and Swans Road should be
upgraded, including pedestrian facilities.
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The proposed development will be required to upgrade the intersection
of Warrego Highway and East Street, in accordance with the approved plans, as
a condition imposed by the Department of Transport and Main Roads.
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Dust problems occur from the roads being only partly sealed.
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While the use will be permitted to operate 24 hours a day, conditions
have been imposed to restrict vehicle movements to and from the site to
between the hours of 6am and 6pm, to minimise noise impacts on residents in
the Wallumbilla township. These reduced hours of operation will also reduce
the extent of dust nuisance along unsealed roads.
A condition of development requires the developer to water unsealed
roads, at the determination of Council, should any complaints regarding dust
nuisance be received.
The proposed development will be required to upgrade the intersection
of Warrego Highway and East Street, in accordance with the approved plans, as
a condition imposed by the Department of Transport and Main Roads.
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Noise from truck drivers using exhaust breaking will increase.
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The intersections at Russell Street and Wallumbilla North Road and East
Street and the Warrego Highway are unsafe and lead to increases in noise with
truck braking.
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Hours of operation will result in increased noise levels for residents
in the town.
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The
operation of all uses is regulated by the Environmental Protection (Noise)
Policy 2008, which regulates acceptable noise levels to sensitive receiving
environments. The Site Based Management Plan approved as part of this use
requires the developer to demonstrate compliance with this regulation should
any complaints be received.
While the use will be permitted to operate 24 hours a day, conditions
have been imposed to restrict vehicle movements to and from the site to
between the hours of 6am and 6pm, to minimise noise impacts on residents in
the east of Wallumbilla township.
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There are drainage issues in Russell and East streets, and the proposed
development may exacerbate this.
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The
proposed development is well removed from Russell and East streets in the
town centre. The development will be required to establish a stormwater
drainage system in accordance with Council’s standard requirements to ensure
that stormwater from the site is adequately detained and managed so as not to
result in any adverse impacts off-site.
It is
therefore considered that the proposed development will not exacerbate
flooding or drainage issues in this area.
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Other assessment issues
Subsequent approvals for Building and Operational Works and ERA Licenses
will be required.
The Department of Transport and
Main Roads and the Department of Environment and Resource Management imposed
conditions of approval contained in Attachments 2 and 3.
