Town Planning Assessment Report 6257 - Somerset · relevant town planning issues and requirements....

of 19

TOWN PLANNING ASSESSMENT REPORT

55 O’Grady Road, Redbank Creek QLD 4583 Lot 13 on RP213529 Report 6257

Proposed Material Change of Use for Aquaculture Prepared for: Cubic Aqua Tech Pty Ltd Date: July 2019

Town Planning Assessment Report: 55 O’Grady Road, Redbank Creek Project No.: 6257

of 19

REPORT CONTROL SHEET

Report Title Town Planning Assessment Report 6257

Site Address 55 O’Grady Road, Redbank Creek QLD 4583

Our Ref No 6257

Date July 2019

Author Ian Adams – Principal Town Planner

COMPANY DETAILS

Company The Planning Place

Postal Address Unit 7 / 273 Abbotsford Road, Bowen Hills QLD 4006

Telephone (07) 3257 7833

Fax (07) 3257 7844

Email [email protected]

ABN 52 088 377 047

Disclaimer: This report is a professional opinion based on the information available at the time of writing. It is not intended as a quote, guarantee or warranty and does not cover any latent defects. This report will comment on Town Planning aspects of the project and may outline probable costs but the extent of the commission of The Planning Place Pty Ltd does not extend to detailed cost feasibility, as such the costs should not be relied on for financing arrangements. This report has been prepared specifically for the aforementioned client, site and project. It has been written solely for the purpose of providing town planning advice on the above issues for Council for this development site. Please note that this report has been compiled based on the information that is current at the time of report printing, and that the recommendations supplied within this report are based solely on the above.

COPYRIGHT © The Planning Place ABN: 52 088 377 047 This work is copyright, apart from any fair dealings for the purposes of study, research, criticism, or review as permitted under the Copyright Act, no part may be reproduced by any process without written permission.


of 19

Table of Contents

Contents

1.0 Executive Summary ............................................................................................................................ 4

2.0 Introduction ......................................................................................................................................... 6

3.0 Prelodgement Consultation History .................................................................................................. 7

4.0 The Proposed Development .............................................................................................................. 7

5.0 Site Characteristics ............................................................................................................................. 8

5.1 Surrounding Land Use and Existing Built Form of the Area ...................................................... 11 5.2 Services ...................................................................................................................................... 13

6.0 Assessment Against Other Relevant Matters ................................................................................ 14

6.1 State Planning Policies ............................................................................................................... 14 6.2 State Referrals & Requirements ................................................................................................ 14 6.3 State Development Assessment Provisions .............................................................................. 14 6.4 Third Party Advice Assessment ................................................................................................. 14

8.0 Assessment Against a Categorising Instrument ........................................................................... 17

8.1.1 Somerset Regional Planning Scheme ....................................................................................... 17 8.1.2 Strategic Framework .................................................................................................................. 17 8.1.3 Zone Code .................................................................................................................................. 17 8.1.4 Local Plan ................................................................................................................................... 17 8.1.5 Overlays ..................................................................................................................................... 17

9.0 Conclusion ......................................................................................................................................... 19

Appendix A – Assessment of Planning Scheme Codes Appendix B – Proposal Plans Appendix C – Operational Plan


of 19

1.0 EXECUTIVE SUMMARY

Premises Details

Applicant The Planning Place

Name of Owner Verney James and Pamela Helen Street

Site Address 55 O’Grady Road, Redbank Creek QLD 4583 Real Property Description Lot 13 on RP213529 Area of Site 2.808ha Pre-lodgement / Consultation history

23rd May 2019, email advice received from Department of Agriculture and Fisheries. 20th June 2019, Pre-lodgement Meeting (tele-conference call) held with Somerset Regional Council. 24th June 2019, email advice received from SEQ Water.

Applicable Assessment Details Zone Rural Local Plan Nil Overlays Agricultural land overlay;

Biodiversity overlay; Bushfire overlay; Catchment management overlay; and High impact activities - management area overlay.

Public Notification Yes – 15 Business Days Assessment Manager Somerset Regional Council State Planning Policy State Planning Policy 2017 State Assessment and Referral Agency

Nil

Third Party Advice SEQ Water

State Development Assessment Provisions

Nil

Proposed use as defined in City Plan

Aquaculture

Level of Assessment Impact

Details of proposal Material Change of Use (MCU’s) / Building Works (BW)

Gross Floor Area (GFA) Approx. 357m2

Building height 4.55m

Site Cover N/A

Number of car parks Four

Number of storeys One

Reconfiguration of Lots

Number of existing lots N/A

Number of new lots N/A

Application type

Aspects of Development Type of Approval Requested Preliminary Approval Development

Permit Material Change of Use (MCU) Reconfiguration of a Lot (ROL) Building Work (BW) Operational Work (OW)

Plans / Reports Drawing No. Title Prepared By Date

Proposal Plans


of 19

8122-D01 Site Plan ONF Surveyors 2/7/19

19009-S101 19009-S141 19009-S201 19009-S202

Proposed Floor Plan Proposed Roof Plan Proposed Elevations

Proposed Elevations & Cross Section

JWA Mitchell Designs June 2019

Appendix C

Proposed Aquaculture Operation Plan Cubic Aqua Tech Pty Ltd June 2019

I declare that the development application is properly documented to meet the Planning Act 2016 (PA) requirements as a properly made application, including all relevant application forms, consent of the landowner and mandatory information.

Signed:

……………………………….. Ian Adams RPIA

Principal Name:

Date:

July 2019


of 19

2.0 INTRODUCTION

This Town Planning Assessment Report has been prepared in respect to a development application seeking a Development Permit for Aquaculture over land described as Lot 13 on RP213529, situated at 55 O’Grady Road, Redbank Creek. This report should be read in conjunction with Appendix A – Assessment of Planning Scheme Codes Appendix B - Proposal Plans and Appendix C – Operational Plan, that is referenced in the executive summary and enclosed as part of this development application. The report reviews the characteristics of the site, its locality, describes the proposed development and evaluates the relevant town planning issues and requirements. The report is an assessment of the facts, conditions and statutory planning legislation pertaining at the time of preparation of this report. This report addresses the relevant provisions of the Planning Act 2016 and the requirements of the policies and codes of the Somerset Regional Planning Scheme as it relates to this proposal. As the proposed development is in accordance with the relevant codes of the 2017 Somerset Regional Planning Scheme and meets the relevant assessment benchmarks, the development should be accepted by Council and approved subject to reasonable and relevant conditions. Type of Application An application is made for a Development Permit (s.49(3) PA) for a Material Change of Use (Schedule 2 PA) for an Aquaculture. Level of Assessment The Planning Scheme identifies this development application is subject to Impact Assessment.


of 19

3.0 PRELODGEMENT CONSULTATION HISTORY

On 21st May 2019, an enquiry was lodged with the State Assessment Referral Agency (SARA) in regard to establishing a proposed aquaculture and possible referral of the development application against the Planning Regulations 2017 and the Fisheries Act 1994. Written advice was received on 23rd May 2019 from the Department of Agriculture and Fisheries (DAF) in regard to what is considered accepted development and development permit requirements for aquaculture in Queensland. The advice outlined the requirements for aquaculture to be deemed accepted development and not to require development approval from the DAF. The advice also attached the State Development Assessment Provisions (SDAP) – State Code 17 – Aquaculture should approval be required from the State Government. The advice also outlined the need for Safe Food accreditation if supplying prawns for human consumption. On 10th June 2019, a request for a pre-lodgement meeting was lodged with Somerset Regional Council, issues for discussion were in particular the two performance solutions that would be sought in regard to the size of the tanks to farm the prawns and size of the shed to contain the tanks to be used for the aquaculture. Initial verbal advice was provided on 13th June 2019 and a subsequent tele-conference call was held on 20th June 2019. Council was generally supportive of the proposed development but recommended preliminary advice be sought from SEQ Water who would be a Third Party Advice Agency for the development application. On 14th June 2019, an email was sent to South East Queensland (SEQ) Water seeking preliminary advice in regard to establishing aquaculture in a water catchment area. On 24th June 2019, preliminary advice was received from SEQ Water advising of items to be addressed prior to or post development application lodgement. The advice advised the use involves a prescribed water contaminant under Schedule 9 of the Environmental Protection Regulation 2008, and the proposal would be required to demonstrate compliance with the SEQ Water Development Guidelines 2017. In particular, there was a need to show the development met the setback distance of at least 50m from Redbank Creek being an order 3 stream.

4.0 THE PROPOSED DEVELOPMENT

The proposal seeks a Development Permit for Aquaculture over land described as Lot 13 on RP213529, situated at 55 O’Grady Road, Redbank Creek. The proposed development is defined under the 2017 Somerset Regional Planning Scheme as Aquaculture: “Aquaculture means the use of premises for cultivating, in a confined area, aquatic animals or plants for sale.”

It is proposed to establish an aquaculture facility for growing of Black Tiger prawns (Penaeus Monodon), an Australian native marine crustacean. Black Tiger prawns are a fast-growing subtropical – tropical species, it is one of three prawn species farmed in Queensland and the main species farmed in Australia.

Unlike traditional prawn aquaculture operations that require purpose-built earthen ponds constructed on coastal lands adjacent to estuarine river systems, the proposal involves tanks holding saltwater internally housed and fitted with marine aquarium technology to maintain constant temperature and water quality.

The water to grow the prawns will be maintained at 20 parts per thousand (ppt) salinity or 1.020. With the initial delivery of prawn larvae to the farm will also be a fresh delivery of natural marine water of 9000 litres that will have a salinity of approximately 35ppt that will also act as a top-up of water circulating through the aquaculture facility. The natural marine saltwater is required for the initial post larvae growth, while the recirculated and recycled water is suitable for the balance of prawns lifecycle being both the juvenile and adult prawn stages.


of 19

The water temperature of the aquaculture will be maintained at a range of 28-30°C, and the tank will be stocked with post-larvae at a rate of 25 prawn larvae/m². Given a constant temperature range can be maintained, prawns will be harvested every 120 days, or potentially three crops per year. The prawn post-larvae will be obtained from the prawn hatchery at Bribie Island Research Centre when they are 15-20 days old.

The prawn post-larvae will be fed with manufactured feed used for prawns rearing and will be fed four times a day. The feed proposed to be used will be Perform Plus – No Catch produced by Ridley and will change from crumble to pellet during the life cycle of the prawn.

The part of the shed to contain the farming tank will have two sections of polycarbonate roof sheeting to allow heat and natural light into the building. Growth rates will be monitored via weekly sampling of the prawns.

The stable internal conditions and good water quality will maximise the prawn survival and growth rates. The Operation Plan attached as Appendix C describes the treatment of water, the aeration, the removal of sediment, the control of ammonia nitrogen levels, and general process to recycle and reuse the saltwater through the process. Prawns will be netted from the farming tank and harvested at 120 days when they each weight 35 grams. They will then be either iced or quick-frozen, graded, and boxed to be delivered to the market. Farm sales of fresh prawn will also occur at harvest time.

The ethical, safe and sustainable production of the prawns is of utmost importance. There are only three main inputs in the production of the prawns, soluble sodium hydrochloride to maintain water salinity, brown sugar to maintain low ammonia nitrogen levels and prawn feed. There will be no more than 100kg of each of those products kept on site at any one time. The prawn feed and sugar will be kept in part of the shed to contain the water treatment tank and the sodium hydrochloride kept in the carport.

5.0 SITE CHARACTERISTICS

The subject site is currently improved with a Dwelling House and two domestic outbuildings as illustrated by Figure 1 – Site Photographs and Appendix B – Proposal Plans. There is a gentle slope from the NW corner of the site to the SE boundary with a small gully appropriately in the middle of the lot that runs East- West. The site has cleared in the past with remnant native vegetation remaining along the steep embankment of Redbank Creek. The site has a total area of 2.808HA and is located within the Rural Zone of Redbank Creek.

Photo 1: Subject Premises – 55 O’Grady Road, Redbank Creek: watercourse – showing small gully at back of the house

Photo 2: Subject Premises – 55 O’Grady Road, Redbank Creek – side boundary containing easement


of 19

Photo 3: Subject Premises – 55 O’Grady Road, Redbank Creek – photo taken from rear of house

Photo 4: Subject Premises – 55 O’Grady Road, Redbank Creek – orchard trees to the left

Photo 5: Subject Premises – 55 O’Grady Road, Redbank Creek – existing vegetation to assist in screening to adjoining house

Photo 6: Subject Premises – 55 O’Grady Road, Redbank Creek – proposed shed to contain aquaculture to replace orchard if foreground


of 19

Photo 7: Subject Premises – 55 O’Grady Road, Redbank Creek – internal access driveway

Photo 8: Subject Premises – 55 O’Grady Road, Redbank Creek - proposed shed to contain aquaculture to replace orchard

Photo 9: Subject Premises – 55 O’Grady Road, Redbank Creek – proposed carpark area

Photo 10: Subject Premises – 55 O’Grady Road, Redbank Creek: existing house

Figure 1 – Site Photographs


of 19

5.1 Surrounding Land Use and Existing Built Form of the Area

The surrounding area is lightly timbered, consisting of dwelling houses on small rural lots of approximately 2ha. O’Grady Road obtains access from Esk-Hampton Road to the north. To the south, the subject land adjoins Redbank Creek. The site is situated approximately 10km south-west of Esk. Please refer below to Figure 2 for site locality, Figure 3 for aerial imagery of site, Figure 4 for map of Bushfire Hazard Overlay and Figure 5 for Regulated Vegetation map.

Figure 2 – Site Locality

Figure 3 – Aerial Imagery of Site


of 19

Figure 4 – Map of Bushfire Hazard Overlay

Figure 6 – Regulated Vegetation Map


of 19

5.2 Services

Access to the land is provided via O’Grady Road, a local rural road with a bitumen seal pavement with a width of 5.3m. Overhead electricity and telecommunication is provided to frontage of site. Water supply is roof water collected via an onsite rainwater tank. Efficient disposal is provided by an on-site septic system and grease-trap. On site services where installed when the house was first constructed in 1994 and are shown in the photographs attached as Figure 7, below.

Photo 11: Septic Tank painted green, grease trap

unpainted in the foregground

Photo 12: Water Tank

Photo 13: Grease Trap – unpainted to the rear

Figure 7 – On-Site Services Photos


of 19

6.0 ASSESSMENT AGAINST OTHER RELEVANT MATTERS

The proposed development has been assessed against the following assessment benchmarks: 6.1 State Planning Policies

As per the 2017 Somerset Regional Planning Scheme, the proposal has been duly assessed against the following State Planning Policies:

SPP1/92 - Development and the conservation of agricultural land SPP1/02 - Development in the vicinity of certain airports and aviation facilities SPP1/03 - Mitigating the adverse effect of flood, bushfire and landslide SPP2/07 - Protection of extractive resources SPP3/10 - Acceleration of compliance assessment SPP4/10 - Healthy waters SPP5/10 - Air, noise and hazardous materials

No inconsistencies were found where the proposed Material Change of Use when assessed against both these policies, and the provisions of the Somerset Regional Planning Scheme. It is determined that the application meets both with the State Planning Policies and the Somerset Regional Planning Scheme. 6.2 State Referrals & Requirements

In accordance with the Planning Regulation 2017, a review was undertaken to identify any potential triggers for referral to the State Assessment and Referral Agency (SARA). The following comments are provided:

The aquaculture is accepted development under the Fisheries Act 1994 and does not require referral as: - The development does not discharge waste into off-site waters, and - the species to be farmed as an indigenous marine fish for human consumption, and - will be kept in rain-proof, above-ground tanks with a total floor area of no more than 100m2 (excluding

water storage areas that are free of stock – in the instance an aboveground tank for water treatment) The subject land is prescribed land as containing remnant native vegetation under the Vegetation Management

Act 1999. The material change of use does not involve operational works for clearing of native vegetation. The site survey clearly shows the positioning of the proposed shed and new carpark area is setback from and will not involve the clearing of native vegetation.

In this instance a referral trigger has not been identified, and no referral is required to SARA. 6.3 State Development Assessment Provisions

The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for development assessment. The SDAP is prescribed under the Planning Regulation 2017 and defined within Schedule 10 of the Regulations. As no referral agencies are triggered, no SDAP codes will not be addressed. 6.4 Third Party Advice Assessment

The following addresses issues raised by SEQ Water as part of the initial consultation prior to lodgement of the development application. Cubic Aqua Tech Pty Ltd has similar company philosophy to its parent company – Reef Octopus that caters for marine aquarium hobbyists to be clean, modern, high quality and reliable. The same principles apply for the growth of prawns for human consumption, Cubic Aqua Tech wishes to uphold the same ethos as it branches into commercial operations of


of 19

aquaculture. As such, it seeks to use the latest technology to be environmentally sustainable in all aspects of its operation. The company’s extensive research and development programme (of proto-type aquaculture facility in China) has shown the waste output from the aquaculture to be a high-quality fertiliser for plant growth. It was initially envisaged intensive horticulture would also be established to use the by-product from the aquaculture, to provide a totally sustainable and environmentally friendly operation of aquaculture and horticulture, given the positive results that have been achieved by the company’s research and development division. It is however accepted that there is a time delay for regulation to catch-up with technology advancement and that it would be best for the aquaculture to be operational (given the recycling of saltwater at a commercial scale is a new concept) and that Australian based research undertaken in partnership with CSIRO to verify the test results that the waste by-product of the aquaculture can be appropriately applied with the growing of crops in a greenhouse environment or open fields to be a totally green, clean, modern and environmentally friendly operation. As such, for this proposed development, a licensed regulator will be engaged to collect the waste by-product estimated to be 20 tonne, once every four (4) months at the end of the growing cycle to remove waste from the waste collection tank. There are a number of mobile liquid waste collectors that service the local area. This is comparable to closed septic systems that operate at the village of Somerset that require a septic system pump-out rather than disposal through transpiration trenches. It is the company’s long-term goal to seek an amendment to the development approval once the waste by-product has been accepted as suitable for use as plant fertiliser. It is not proposed to include a horticulture element in the development application at this time. The disposal of waste output will be collected by licensed waste collector contractor. There will be no release of waterwater or liquid or solid waste to the land by the proposed development. The Site Layout Plan identifies a 50m setback to Redbank Creek. The existing house, rainwater tank, septic system, existing vehicle driveway, the proposed carpark, proposed landscaping and proposed aquaculture shed do not intrude within the 50m minimum setback to Redbank Creek. The Operational Plan attached as Appendix C details the wastewater and/or solid waste will be collected and stored in the waste collection tank as outlined in the works-flow programme describing how the aquaculture will operate. The saltwater to be used in the aquaculture can be continuously re-cycled and does not require complete replenishment. The technology to be used has been developed over many years in providing filtration systems for marine aquariums both small domestic and large walk-through aquariums. Over the four month grow-out period for 2500 prawns, it is expected 20 tonnes of liquid waste will be generated which will occupy 57m2. The sediment tank will have 200% capacity to handle double the amount of waste to be produced in each farming cycle of 120 days. Safeguards will be put in place, including an audible and visible alarm if in the event, the tank ever becomes 90% full. This will ensure the tank never overtops or causes a spill. The emergency warning system provides a considerable timeframe (weeks) to have the licensed waste collector contractor to collect the liquid waste from the waste collection tank. All tanks, pipes and fittings to be used in the aquaculture facility will be made from high quality food grade UV stabilised polyethylene that will carry the manufacturer’s warranty that it will be free from defects in materials and workmanship for a period of twenty-five years. It is considered any possible leakage through cracks or degradation is extremely unlikely. Given the construction material, the tanks will not rust or corrode. Alarm systems will be put in place to monitor water levels in each of the tanks to ensure there is no loss due to leaks or cracks in the polyethylene tanks. The entire aquaculture facility including tanks and pipe fittings will be either on a concrete base or contained in concrete bunding, so there is no possible means of saline water reaching and leading to groundwater contamination. Groundwater monitoring will be put in place as part of the operations, which will be described in detail in an Environmental Management Plan. No native vegetation is proposed to be cleared as part of the proposed operations and no vegetation of any type is proposed to be cleared within 25m from Redbank Creek or on slopes greater than 15% or at or below the 1% AEP flood level. No excavation or earthworks are proposed within 25m of Redbank Creek, or on slope greater than 15% or at or below the 1% AEP flood level.


of 19

All tanks will sit on an impervious surface being a concrete base or be contained in a concrete bund. The waste collection tank will be roofed with a plastic PVC sail so no rainwater collects in the bunded area. The shed to contain the aquaculture will have a slab on ground, the slab will be designed by a structural engineer to withstand the weight of water to be contained in the tanks but will be at least 300mm above ground level to ensure no stormwater ingress will occur into the shed. The shed roof water will be collected and drain to rainwater tanks to be used for domestic purposes (flushing of toilets, drinking water) as well as will be used as drip irrigation for landscaping. The proposed carpark and internal driveway will be of a gravel standard. No washdown of the internal shed is proposed either regularly or periodically. The floor area of the shed is to remain dry, with prawn feed and sugar to be stored in the part of the shed to contain the water treatment tank. The floor is only likely to be wet at time of harvesting/netting the prawns, icing the prawns which will occur once every four months. Any spilt water or ice will evaporate given the temperatures within the shed. The Aquaculture Operation Plan has been updated. Any residual sodium hypochlorite will be deposited in the waste collection tank to be removed off-site by a licensed liquid waste contractor. No antibiotics, hormones, fungicides, chemical (except salt), flocculation agents or medicinal compounds are proposed to be used in operations or stored on site. The only agents to be added to the water during the lifecycle and grow-out of the prawn will be soluble sodium hypochlorite, marine saltwater, brown sugar and prawn feed. No other additives are required to be added to the water during the prawn lifecycle and treatment of recycled water. All solid waste including protein to be removed by the skimmers will be collected and transported off-site to be disposed of lawfully by a licensed mobile waste collector. No prawns will be processed on-site. Prawns will be either iced or quick-frozen whole. No cleaning, cooking or preparation processes will occur on-site. There will be an initial three (3) staff to assist with set-up and connection of the aquaculture tanks and equipment for the first few months. The number of staff will than reduce to two (2) staff to run and operate the facility for the long term. There will be no visitors to the site except for the few days at time of harvest for farm door sales, every 120 days. The toilet within the house will be used by the staff. The demand to be placed on the septic system will be less than that currently by the two residents of the house. The septic system was installed in 1994 – other than being known to be located immediately to the rear of the house, the location of the transpiration trenches is unknown but has operated since that time without any known problems. It is considered it will continue to function efficiently and given the amount of effluent to be treated and disposed of is being reduced, it is considered the existing septic system is of sufficient capacity to cater for the expected demand to be placed on it by the staff/visitors to the business. It is unnecessary to demarcate the effluent disposal field. Any pedestrian and vehicular movement will be to the front of the existing house. There are no animals currently kept on the premises. It is considered the integrity and functioning of any sub-surface lines will continue without needing to be shown on a proposal plan. In regard to compliance with SEQ Water Development Guidelines, Element 1 – On-Site Wastewater Treatment and Effluent Disposal. The wastewater system is pre-existing and has been established for a long-time and no need for a site evaluation assessment. The current location being located approximately 50m away from Redbank Creek is considered a suitable location. The system was certified at the time it was installed; such certification is no longer held by the landowner. The effluent is treated to a secondary standard, and suitably disposed over by transpiration trenches. The irrigation area was designed taking into account the soil type of the land and climatic conditions.


of 19

7.0 ASSESSMENT AGAINST A CATEGORISING INSTRUMENT

In accordance with the Level of Assessment Table for the Rural Zone of the Somerset Regional Planning Scheme, the proposed development of Aquaculture is subject to Assessable (Impact) Assessment. This development application has been prepared in accordance Impact Assessment requirements pursuant to Section 45(5) of the Planning Act 2016. 7.1.1 Somerset Regional Planning Scheme

The premise is located within the Somerset Regional Council Local Government area, and has an applicable local planning instrument. The following sections of the Somerset Regional Planning Scheme requirements have been addressed in the subsequent sections. 7.1.2 Strategic Framework

The proposed development has been assessed against the Strategic Framework of Somerset Region Planning Scheme and determined not to compromise the strategic intent of the planning scheme and Somerset Regional Council’s overall vision. As per Part 3 of the Somerset Region Planning Scheme, this application has been duly assessed against the following themes that collectively represent the policy intent of the scheme:

Settlement pattern; Natural environment; Community identity and diversity; Natural resources and landscape; Access and mobility; Infrastructure and services; and Economic development

No inconsistencies were found when assessed against these themes. The proposed development is consistent with the strategic framework and policy intent of the Somerset Regional Planning Scheme. 7.1.3 Zone Code

The Somerset Regional Planning Scheme includes the premises within the Rural Zone, please refer to Figure 4 – Zoning Map of Premises. Assessment has been undertaken against the Rural zone code, and is attached in Appendix A.

7.1.4 Local Plan

Not Applicable. The subject site is not located within a local plan area.

7.1.5 Overlays

The following table identifies the Applicable Overlay Codes that will be addressed in Appendix A – Assessment of Planning Scheme Codes:

Table Two – Applicable Overlays

Applicable Overlays Agricultural Land Overlay

Applicable. This overlay applies where Assessable Development is proposed. Assessment against the Agricultural Land Overlay Code will be addressed, please refer to Appendix A – Assessment of Planning Scheme Codes.

Biodiversity Overlay

Applicable.


of 19

Applicable Overlays This overlay applies where Assessable Development is proposed. Assessment against the Bushfire Hazard Overlay Code will be addressed, please refer to Appendix A – Assessment of Planning Scheme Codes.

Koala Conservation Overlay

Applicable. This overlay applies where Assessable Development is proposed. Assessment against the Environmental Significance Overlay Code will be addressed, please refer to Appendix A – Assessment of Planning Scheme Codes.

Bushfire Overlay Applicable. This overlay applies where Assessable Development is proposed. Assessment against the Bushfire Overlay Code will be addressed, please refer to Appendix A – Assessment of Planning Scheme Codes.

Catchment Management Overlay

Applicable. This overlay applies where Assessable Development is proposed. Assessment against the Catchment Management Overlay Code will be addressed, please refer to Appendix A – Assessment of Planning Scheme Codes.

High Impact Activities Management Area Overlay

Applicable. This overlay applies where Assessable Development is proposed. Assessment against the HIA Management Area Overlay Code will be addressed, please refer to Appendix A – Assessment of Planning Scheme Codes.

Applicable Planning Scheme Codes The level of assessment Table sets out the required development codes for the assessment of aquaculture. The following listed codes are applicable and are contained within Appendix A – Assessment of Planning Scheme Codes. Zone and Secondary Codes

Rural Zone Code; Aquaculture Code; Services, works and infrastructure code; and Transport, access and parking code

Overlay Codes

Agricultural Land Overlay; Biodiversity Overlay; Bushfire Overlay; Catchment Management Overlay; and High impact activities management area overlay.


of 19

8.0 CONCLUSION

This Town Planning Assessment Report has been prepared to accompany a development application seeking Development Permit for Aquaculture over land described as Lot 13 on RP213529, situated at 55 O’Grady Road, Redbank Creek. Assessment has been carried out against the assessment benchmarks in a categorising instrument, having regard to any matters prescribed by the Planning Regulation 2017, and having regard to any other relevant matter in accordance with Section 45(5) of the Planning Act 2016. It is in the public interest to approve the proposed aquaculture as it will advance the purpose of the Planning Act 2016. Should you have any questions, please do not hesitate to contact this office. We thank you in advance for your assessment of this application.

Prepared by:

……………………………………………………………

Ian Adams RPIA Principal

Town Planning Assessment Report 6257 - Somerset · relevant town planning issues and requirements....

Documents

Transcript of Town Planning Assessment Report 6257 - Somerset · relevant town planning issues and requirements....