Bromelton SDA: Planning Report · Underground water mains from the earth dam will be installed to the centre of each irrigator. 3.3 Operational Procedures The turf farm will be conducted

Ryacon® Engineers Pty Ltd Consulting Engineers & Project Managers P.O. BOX 554, BEAUDESERT Q 4285 Telephone: 07 5541 3500 Facsimile: 07 5541 2244 Email: [email protected]

Proposed Turf Farm

223 Allan Creek Road, Gleneagle Lot 2-4 RP52458, Lot 28 W31790 and, Lot 21 W31790

PLANNING REPORT

Revision A

Prepared For

SH and JL STRUSS

05 August 2014 Job: 140503

© Ryacon® Engineers Pty Ltd – All Rights Reserved

RYACON® ENGINEERS PTY LTD SH & JL Struss CONSULTING ENGINEERS & PROJECT MANAGERS Turf Farm

Page 2 of 27 13/08/2014 10:44 AM R:\Jobs\140503 Struss Turf Farm Development\Planning Report\Planning Report.docx

Contents

Executive Summary ................................................................................................................................. 3

1. Introduction ..................................................................................................................................... 4

2. Site Details ....................................................................................................................................... 4

2.1 Location and Description ......................................................................................................... 4

2.2 Site Improvements .................................................................................................................. 5

2.3 Surrounding Development ...................................................................................................... 5

3. Proposal ........................................................................................................................................... 6

3.1 General .................................................................................................................................... 6

3.2 Design ...................................................................................................................................... 6

3.3 Operational Procedures .......................................................................................................... 7

4. Environmental Considerations ........................................................................................................ 7

4.1 Stormwater Management ....................................................................................................... 7

4.2 Flood Plain Management ........................................................................................................ 8

4.3 Water Supply ........................................................................................................................... 8

4.4 Traffic ....................................................................................................................................... 8

5. Bromelton State Development Area ‐ Development Scheme ........................................................ 9

5.1 Land Use Definition ................................................................................................................. 9

5.2 Level of Assessment ................................................................................................................ 9

5.3 Overall Objectives for Land Uses within the BSDA ................................................................ 10

5.4 BSDA Land Use Precincts – Land Use Intent .......................................................................... 12

5.5 Review of Development Scheme – General Requirements .................................................. 13

5.6 Review of Development Scheme – General Requirements of Rural Enterprise, Transition

and Rural Uses Precincts. .................................................................................................................. 17

5.7 Review of Development Scheme – Specific Requirements of Rural Uses Precinct............... 24

6. Report Schedule ............................................................................................................................ 25

7. Conclusion ..................................................................................................................................... 25

8. Appendices .................................................................................................................................... 26

8.1 BSDA Designation Map .......................................................................................................... 26

8.2 Proposal Plans ....................................................................................................................... 27



Executive Summary

OVERVIEW

SITE AND PROPOSAL DETAILS

Address of Site 233 Allan Creek Road

Real Property Description Lot 2-4 RP52458, Lot 28 W31790 and, Lot 21 W31790

Total Area of Site 89.8 ha

Government Authority Office of Coordinator General – Bromelton State Development Area

Planning Scheme Bromelton State Development Area - Development Scheme

Zone Rural Uses Precinct

Land Owner/s C Boath-Colley & Trevor J. Fields

Development Component/s Cropping

ASPECTS OF DEVELOPMENT

TYPE OF DEVELOPMENT APPROVAL LEVEL OF ASSESSMENT

Material Change of Use (Development Scheme)

Turf Farm Code Assessment

APPLICANT DETAILS

APPLICANT CONTACT PERSON OUR REFERENCE NUMBER

Struss Farming Pty Ltd c/- Ryacon Engineers Pty Ltd

Susan Shay Ph: (07) 5541 3500 Fax: (07) 5541 2244 Email: [email protected]

140503



1. Introduction

Ryacon Engineers Pty Ltd has been commissioned by SH and JL Struss to prepare this development application for a Material Change of Use of the subject premises for the purpose of an irrigated turf farm.

The proposed turf farm will comprise of two centre pivot irrigation systems, 250m and 340m radius respectively, and an earth dam.

This report addresses the merits of the proposed development with regard to the provisions of the Bromelton State Development Area (BSDA) Development Scheme. For the purpose of this report the Bromelton State Development Area Development Scheme will be referred to as the BSDA Development Scheme.

Due to the nature of the business and low impact to the area, the proposed development is considered to be a minor development and accordingly should be subject to a minor assessment.

The turf farm is considered an appropriate use of the subject land. The supporting design and stormwater report demonstrate that the potential impacts are within acceptable and manageable limits. The Office of the Coordinator General favourable consideration is warranted.

2. Site Details

2.1 Location and Description

The site is approximately 6.7 km northwest of the township of Beaudesert. The subject land is comprised of five allotments described as:

Lot 2 RP52458 (10.952 Ha)

Lot 3 RP52458 (15.929 Ha)

Lot 4 RP52458 (0.275 Ha)

Lot 21 W31790 (28.328 Ha)

Lot 28 W31790 (34.297 Ha)

The Logan River is a dominant natural feature of the locality however, does not intersect with the subject land.

The general topography of the land is best described as flat flood plain, gently falling to the northwest.

The allotments have access to Allan Creek Road, a Scenic Rim Regional Council controlled road of bitumen standard. The development will utilise existing access and will not require an upgrade due to the low traffic volume.

The land is not burdened by any easements.

Refer to the Appendix 8.1 for Locality Map.



2.2 Site Improvements

Improvements to the land include two centre pivot irrigators and an earth dam. The property is currently operated as a farm for cattle grazing and cropping for fodder.

As the allotment is within the BSDA it is excluded from the Strategic Cropping Land designation. Additionally cropping is considered a consistent use in the designated Rural Use Precinct area.

2.3 Surrounding Development

The locality is exclusively rural in character. The predominant rural uses include farming and cultivation as well as animal husbandry based uses. Lot sizes vary but are typically large to medium rural holdings to the west and medium to smaller rural holdings to the north and south as demonstrated by the Cadastral Locality Map included in the Appendix. The subject site is designated Rural Uses under the BSDA.

The surrounding area is a mix of animal husbandry, grazing and cropping. The nearest turf farm is located 250 m to the north of the property and is also owned and operated by Struss Farming Pty Ltd.

All properties surrounding the subject site are located in either the Rural Uses Precinct of the BSDA.

Entry to the site will be gained via existing accesses along Allan Creek Road.



3. Proposal

3.1 General

The purpose of the application is to obtain a development permit for the following:

A Material Change of Use under the BSDA Development Scheme for cropping activity, namely, turf farming.

The development application seeks a permit for the staged construction of a turf farm comprising a total of 61 hectares.

The development will be constructed over two (2) stages. Stage 1 will see construction of the earth dam, turf area earthworks, and installation of centre pivot 1. Stage 2 will see the installation of centre pivot 2.

Stage Activities Proposed Completion Date

Stage 1 Earthworks to level smaller centre pivot area to the west Earthworks to level larger centre pivot area to the east Construction of earth dam Installation of centre pivot

November 2014

Stage 2 Installation of centre pivot November 2015 (earlier if turf demand necessitates)

No additional buildings to those already established on site are proposed as part of the turf farm development.

Refer to Appendix for Layout Plan.

3.2 Design

As previously stated, the proposed turf farm will consist of two centre pivots and an earth dam. No dwellings or outbuildings are proposed as part of the development. The proposed development will be constructed to the following scope:

Cropping Area Each of the cropping areas will be constructed with a shallow grade towards the outside of the irrigated area. A diversion drain surrounds each of the centre pivot pads collects any runoff and redirects the flow to earth dam.



Earth Dam The earth dam will be constructed using on site material. For safety and maintenance reasons, all dam batters will be no greater than 1:4. The proposed dam will have a total capacity of 200 ML to aid in on farm water consumption and turf crop irrigation. The dam spillway utilises the existing topography and will discharge into natural drainage lines. The dam will store water captured from overland flow and from water pumped form the Logan River under a flood harvesting license.

Irrigation Two centre pivot irrigators will be installed, one at each of the production areas. The smaller being 250m radius and the larger 340m radius. Underground water mains from the earth dam will be installed to the centre of each irrigator.

3.3 Operational Procedures

The turf farm will be conducted in accordance with the current operational plan of the existing turf farm operation and in-line with Turf Queensland reference guidelines. The guide covers both farm properties and business operations and in particular, soil health and properties, the environment, pest, weed and disease management, waste and energy use. A copy of the reference guide is available from the Turf Queensland website.

The proposal is for the growing of turf only. The turfed area will be divided into portions with each portion only being harvested once per annum. Harvesting of the separate portions will be spread across the year.

Turf sales will not occur at the subject site.

4. Environmental Considerations

4.1 Stormwater Management

A Flood Plain and Stormwater Management Plan has been prepared in support of the establishment of the turf farm.

The establishment of the turf farm does not involve the introduction of additional impervious areas at the subject site. Accordingly there is not expected to be an increase in the volume and rate of stormwater discharging the site. Improved farming practices, the construction of the farm dam, and maintained drainage paths will also contribute to managing stormwater flows across and discharging from the site.

Refer to the Flood Plain and Stormwater Management Plan dated 5 August 2013.



4.2 Flood Plain Management

The allotment of the proposed turf farm site is impacted by the flood extents of the Logan River. The Flood Plain and Stormwater Management Plan addresses the impacts of the flooding on the proposed farm as well as the impacts of the farm on the flood plain storage.

As detailed in the report the determined flood plain impacts of the proposed earthworks are considered negligible on the surrounding properties. No additional properties will be impacted as a result of the development. Those properties already impacted by regional flooding of the Logan River are unlikely to experience any worse flood effects from the proposed development.

Refer to the Flood Plain and Stormwater Management Plan Rev B dated 4 August 2013.

4.3 Water Supply

The development will use water from the proposed earth dam. The earth dam will store water captured from upstream flow paths as well as water flood harvested from the Logan River, via a flood harvesting licence. Water from the earth dam will be supplied to the centre pivot irrigators via a pump at the dam and underground irrigation mains.

4.4 Traffic

The farm will be accessed by a variety of vehicle types including passenger vehicles, trucks and farming machinery. The majority of vehicle movements will occur during daylight hours.

Vehicles will access the site from the existing property crossovers with Allan Creek Road. These vehicles will be housed at the existing farm operation located immediately to the north.

Due to the nature of the operation, traffic numbers are expected to be low. Truck/vehicle movements will be in the order of 1160 movements per annum across the four lots based on the total area of turf production (approx. 61ha) proposed. A single lot in a countryside precinct is entitled to have approx. 520 truck movements per annum which equates to 2080 truck movements over the four subject lots. With this in mind the proposal is unlikely to generate any more truck movements than if a house was established at each of the four lots. This volume of vehicle movement is consistent with that of a rural dwelling, and no upgrade of existing infrastructure should be required.



5. Bromelton State Development Area - Development Scheme

5.1 Land Use Definition The proposed development is defined under the BSDA Development Scheme as Cropping. According to the BSDA Development Scheme the definition of cropping is; premises used for growing plants or plan material for commercial purposes where dependent on the cultivation of soil. The use includes harvesting and the storage and packing of produce and plants grown on the site and the ancillary repair and servicing of machinery used on the site.

5.2 Level of Assessment Pursuant to the conditions of the BSDA Development Scheme, a Material Change of Use for the purpose of cropping within the Rural Use Precinct is consistent with the scheme. Due to the nature of the business and low impact to the area, the proposed development is considered to be a minor development and accordingly should be subject to a minor assessment.



5.3 Overall Objectives for Land Uses within the BSDA The BSDA Development Scheme provides overall objectives for land uses within the BSDA. The following section provides an assessment of the proposal against these objectives.

Overall Objective Comment

(a) Land uses within the BSDA are consistent with the strategic vision for the BSDA, the land use precincts and the precinct’s preferred land use intent.

The proposed development is considered consistent with the strategic vision of the BSDA, the land use precincts and the preferred land use intent. The proposed development will not impact the

establishment of industrial activities of regional, state and national significance within the BSDA.

The proposed development will not impact the maximisation of the rail network nor the establishment of high impact and difficult to locate industries.

The proposed development provides for the continuation and establishment of rural uses in an appropriate location.

The proposed development will provide long term employment for two on site staff and support employment in off site operations in transport and retail.

The proposed development will be privately funded.

The proposed development will protect the values of the water supply catchments through appropriate stormwater management

(b) Land uses within the BSDA must use land efficiently and minimise adverse impacts on infrastructure and infrastructure corridors.

The proposed development enhances the agricultural potential of the land. It is considered that there will be no adverse impacts on infrastructure or infrastructure corridors by the proposed development.

(c) Land uses within the BSDA ensure the integrity and functionality of the BSDA is maintained and protected from incompatible land uses.

The proposed development will not impact the integrity and functionality of the BSDA. The proposed development is located within an area of compatible land uses.

(d) Land uses within the BSDA avoid or minimise adverse impacts on surrounding uses.

The proposed development as detailed in the supporting reports avoids adverse impacts on surrounding land uses.

(e) Land uses within the BSDA maximise the use of existing and planned infrastructure.

The proposed development utilises the existing road network for access.

(f) Land uses within the BSDA avoid, minimise or offset adverse impacts on environmental, cultural heritage and community values arising from development, including cumulative impacts, consistent with current best practice.

The environmental, cultural heritage and community values of the site will not be impacted as a result of the proposed development and will continue to be maintained. The proposed development is considered an extension of the existing farming operation on adjacent properties and consistent with surrounding uses.



Overall Objective Comment

(g) Land uses within the BSDA achieve appropriate levels of flood immunity consistent with current best practice.

The proposed development has been designed and will be constructed in accordance with the relevant engineering standards and to the current best practice with respect to flood immunity for the use. See Stormwater Management Report for further details.

(h) Land uses within the BSDA use water and energy efficiently and minimise potential impacts on water quality and climate change.

The proposed development has been designed and will be constructed to the current industry best practice with respect to water and energy usage and water quality management, whereby reducing the potential impacts to climate change.

(i) Land uses within the BSDA are designed and built in accordance with current best practice.

The proposed development has been designed and will be constructed to the current industry best practice and with respect to the applicable engineering and operational standards.



5.4 BSDA Land Use Precincts – Land Use Intent The BSDA Development Scheme provides preferred land intents of the precincts within the BSDA. The following section provides an assessment of the proposal against land use intent of the Rural Uses Precinct.

Preferred Land use Intent Comment

(a) The Rural Uses Precinct is to provide for rural uses including agricultural production, rural living and compatible tourism related uses that do not compromise existing or future industrial uses in the BSDA

The proposed development is considered consistent with the land use intent of the Rural Uses Precinct. The proposed development being a turf farm is an agricultural enterprise. It is considered that the proposed development will not compromise existing or future industrial uses in the BSDA. See section 5.7 for code assessment.

(b) Appropriate residential uses are provided for

No new residential dwellings are proposed as a part of this development. Additionally the proposed development does not impact the future establishment of residential dwellings on surrounding vacant land.

(c) Provide for infrastructure that may or may not be associated with activities within the BSDA.

The proposed development will not impact existing infrastructure or impact development of future infrastructure for activities within or outside of the BSDA.



5.5 Review of Development Scheme – General Requirements The BSDA Development Scheme provides general requirements for development in the BSDA. The following section provides an assessment of the proposal against the prescribed general requirements.

General Requirement Comment

Infrastructure

1. Development maximises infrastructure use and minimises infrastructure costs for infrastructure associated with telecommunications, transport, water, wastewater, recycled water and energy.

The proposed development will utilise existing infrastructure. There is not expected to be an impact to infrastructure costs as a result of the proposed development.

Emissions

2. Levels of emissions from development including noise, air pollutants, water pollutants, heat, light and electromagnetic radiation, are compatible with surrounding land uses and local environmental constraints, with emissions and hazards to be managed in accordance with the: Environmental Protection (Air) Policy 2008; Environmental Protection (Noise) Policy 2008; Environmental Protection (Water) Policy 2009; Waste Reduction and Recycling Act 2011; Work Health and Safety Act 2011 and Work Health and Safety Regulation 2011.

Emissions from the development are compatible with the surrounding land uses and local environmental constraints. There is not expected to be any negative impacts to the surrounding properties, receptors and environment. Emissions will be managed in accordance with the relevant policies, acts and regulations.

Visual impacts

3. Visual impacts of buildings are minimised through building design and landscaping when viewed from a significant publicly accessible view point such as major roads or public parks.

The proposed development does not include the construction of any buildings and the visual amenity will be consistent with the surrounding rural precinct.

Water sensitive urban design

4. Water sensitive urban design principles are integrated into the development.

Best practice water quality management systems and procedures for this type of development will be implemented – See Flood Plain and Stormwater Management Plan. Water Sensitive Urban Design is not applicable to the proposed development.

Road works

5. Increased traffic arising from development is either able to be accommodated within existing road networks or works are undertaken to minimise adverse impacts on existing and future uses.

No increase in traffic arising from the development is expected. The development traffic can be adequately accommodated in the existing road network. The impact of traffic is minimal as defined in Section 4.4 Traffic.




Environment, cultural heritage and community

6. Environmental values, cultural heritage values and community values of the site and immediate surrounds are identified and protected, consistent with current best practice. Note: Duty of Care Guidelines under Section 28 of the Aboriginal Cultural Heritage Act 2003 should be considered a minimum requirement of all development.

The environmental, cultural heritage and community values of the site will not be impacted as a result of the proposed development and will continue to be maintained. The proposed development is considered an extension of the existing farming operation on adjacent properties and consistent with surrounding uses.

Engineering standards

7. Development is to be designed and constructed in accordance with the Table of Relevant Engineering Standards below, except as provided for otherwise by Tables 9–18 for development. Alternative, innovative solutions are encouraged.

The proposed development will be designed and constructed in accordance with the relevant engineering standards and to the current best practice.

Table of relevant engineering standards

Sewer and water

Standards of the relevant water and sewerage service provider (e.g. Queensland Urban Utilities).

Not applicable to the proposed development.

Stormwater quality

State Planning Policy 4/10: Healthy Waters and associated guideline

South East Queensland -Regional Plan 2009-2031 Implementation Guideline No. 7 Water sensitive urban design: Design objectives for urban stormwater management

Environmental Protection Policy (Water)

Water Sensitive Urban Design Technical Design Guidelines for South East Queensland

Construction and Establishment Guidelines, Swales, Bioretention Systems and Wetlands

Healthy Waterways -Water Sensitive Urban Design Technical Design Guidelines for South East Queensland Concept Design Guidelines for Water Sensitive Urban Design

Standard Drawings for Water Sensitive Urban Design

Development Guidelines for Water Quality Management in Drinking Water Catchments 2010

The proposed development has been designed and will be constructed in accordance with the applicable stormwater quality standards for this type of development. See the Flood Plain and Stormwater Management Plan for further information.




Stormwater quantity

Queensland Urban Drainage Manual (QUDM) Australian Rainfall and Runoff (ARR) -where referenced by QUDM

The proposed development has been designed and will be constructed in accordance with QUDM. See the Flood Plain and Stormwater Management Plan for further information.

Roads (major)

DTMR's Road Planning and Design Manual -A guide to Queensland Practice (when available). (Note: This document is currently in preparation and will reference Austroads Guide to Road Design.). Until the Road Planning and Design Manual -A guide to Queensland Practice is available; refer to; DTMR's Interim Guide to Road

Planning and Design Practice DTMR Pavement Design Manual DTMR Bridge Design Manual Queensland Urban Drainage

Manual (QUDM) -Chapter 7 DTMR Drainage Design Manual Manual of Uniform Traffic Control

Devices DTMR Guide to Pavement

Markings Australian Standard AS1158

(Street Lighting) Complete Streets Manual 2010

(Section 17: Industrial Streets)


Roads (minor)

Relevant local government construction standards


Site access Relevant local government design and construction standards


Footpaths and cycle paths

Local government standards for construction Austroads -Guide to Road Design Part 6A: Pedestrian and Cyclist Paths


Soil erosion

International Erosion Control Association (IECA) -Best Practice Erosion and Sediment Control

The proposed development has been designed and will be constructed in accordance with IECA – Best Practice Erosion and Sediment Control. See the Flood Plain and Stormwater Management Plan and design drawings for further information.

Filling AS3798 -Guidelines on Earthworks for Commercial and Residential Developments


Non-resident workforce accommodation




8. Non-resident workforce accommodation is located to be easily accessible to: projects for which the accommodation is

required; facilities, infrastructure and services

capable of meeting the accommodation’s requirements; such that it avoids impacts on the intent of the precincts, specifically industrial and infrastructure uses.


9. Non-resident workforce accommodation is designed and operated to a high standard and should be in accordance with Queensland Development Code for Temporary Accommodation Buildings and Structures (publication date: 2 June 2010).


Built form

10. The scale, character and built form of development contributes to a high standard of amenity consistent with surrounding areas and the intent of the precinct.

The scale, character and built form of the proposed development is intended to be of a high standard maintaining the amenity of the Rural Uses precinct.

Landscaping

11. Development provides landscaping that: minimises the visual impacts of the development; incorporates at least 50% local species; and is low maintenance.

Landscaping is not proposed for the development as there is no impact to the visual amenity.

Legislation

12. New development is to demonstrate consistency with relevant legislation, regional plans, State Planning Policies to the extent practicable where the State interests articulated by these instruments may be affected by the proposed new use.

The proposed development is considered not in conflict with, or has no relevance, to the State Planning Policies, the South East Qld Regional Plan and the Sustainable Planning Act. It is considered that the proposed new use will not affect the State interests declared by these instruments.

Managing impacts

13. New uses are to avoid or minimise adverse impacts on existing or proposed State or local infrastructure.

The proposed development will avoid adverse impacts on existing or proposed State or local infrastructure.



5.6 Review of Development Scheme – General Requirements of Rural Enterprise, Transition and Rural Uses Precincts.

Performance outcomes Acceptable solutions Proposed solutions

General requirements

PO69 Infrastructure is provided to service the needs of development and does not impact on the timing or sequencing of development in the Rail Dependant Industry Precinct and Major Industry Precinct.

AS69.1 Development is serviced by infrastructure (whether or not managed on-site) that is adequate to meet the needs and operational capacity of the use with regard to water, waste disposal, drainage, telecommunications, energy a suitable road network.

The proposed development is serviced by infrastructure that is adequate to meet the needs and operational capacity of the use with regard to water, waste disposal, drainage, telecommunications, energy and a suitable road network. It does not impact the timing or sequencing of development in the Rail Dependant Industry Precinct and Major Industry Precinct.

PO70 Effective separation is provided between uses where there are potential impacts or conflicts of use with regard to matters including (but not limited to) spray drift, odour, noise, dust, smoke or ash emissions.

AS70.1 The development provides sufficient setbacks to: a) avoid nuisance to neighbours and manage conflicts between residential and non-residential uses; b) protect the operation of existing non-residential uses; c) protect residential amenity; and d) maintain the rural landscape character and scenic amenity.

The proposed development is not considered to have an impact to residential and non-residential uses in the area. The development provides for sufficient setbacks to avoid potential impacts or conflicts of use.

PO71 Development for animal husbandry, animal keeping or intensive animal industry ensures animals are appropriately secured in enclosures and/or contained on the site so as not to cause a nuisance beyond site boundaries.

AS71.1 Development for animal husbandry, animal keeping or intensive animal industry provides fencing to secure animals kept on the premises.

Not applicable. The proposed development is not intended for animal husbandry, animal keeping or an intensive animal industry.

Protection of infrastructure




PO72 Development provides for and protects the safe and efficient function of the Sydney-Brisbane Rail Corridor and identified existing and future transport infrastructure.

AS72.1 Development does not compromise the ability of the Sydney-Brisbane Rail Corridor and identified existing transport infrastructure and proposed Bromelton North-South Arterial identified on the Bromelton State Development Area Designation Map to provide for: a) high volumes of rail and road freight; b) a 24 hour public transport service for residents and workers; and c) the operational requirements of industry in the Bromelton State Development Area.

The proposed development will not affect the safe and efficient function of the Sydney-Brisbane Rail Corridor and identified existing and future transport infrastructure.

PO73 Development does not compromise the establishment and operation of existing and/or planned infrastructure.

AS73.1 Development does not compromise the establishment and operation of the future 100 metre wide corridor for the proposed Bromelton North South Arterial/Highway, future Bromelton Sewage Treatment Plant, future Bromelton Water/Recycled Water Reservoir and off stream storage; and the proposed Lions Way Pipeline.

The proposed development does not compromise the establishment and operation of existing and/or planned infrastructure.




Stormwater management

PO74 The development maintains or enhances, and protects the water quality of the waterway corridors and wetlands.

AS74.1 Development occurs in accordance with a Site Based Stormwater Management Plan which outlines the measures to be taken to reduce potential adverse impacts on water quality, prevent direct or indirect discharge of contaminants to surface or groundwater bodies, manage stormwater runoff, provide adequate treatment and distribution infrastructure, provide on-site disposal and treatment, and manage dangerous and/or hazardous substances.

The development will occur in accordance with the Flood Plain and Stormwater Management Plan to maintain or enhance, and protect the water quality of the waterway corridors and wetlands. See Flood Plain and Stormwater Management Plan.




Waterways, ecological corridors and nature conservation values

The ecological functioning and integrity of waterways, wetlands and their associated nature conservation values are protected and enhanced.

AS75.1 Development – a) does not involve the clearing, disturbance or modification to a waterway or wetland; and b) provides a dedicated buffer of suitable size and which is revegetated to (where possible) re-establish the pre-clearing regional ecosystem; and c) does not involve the clearing or disturbance of vegetation communities associated with a waterway or wetland; and d) rehabilitates a cleared or degraded waterway or wetland area using locally occurring native species complementary to the waterway or wetland community. Note: Proponents should refer to the Regional Vegetation Management Code for South East Queensland or the Queensland Wetland Buffer Planning Guideline to determine Appropriate setback distances between development and waterways/wetlands.

Not applicable. Advice from the Department of Natural Resources and Mines confirmed “there are no features traversing the development area that could be considered as watercourses as defined under the Water Act 2000. The take of overland flow water is not managed under the Water Resource (Logan Basin) Plan 2007” – Mark Beasley, Senior Natural Resource Officer.




PO76 Ecological corridors along the Logan River, Allan Creek and Sandy Creek are identified and protected from development with appropriate buffers that: a) maximise connectivity between ecologically significant areas by consolidating native flora and providing for the movement of native fauna taking into account the habitat and nature conservation values of the land and waterway(s); and b) include rehabilitation of land with locally occurring native plants where the ecological corridor includes a cleared or partially cleared area or weed infested area.

AS76.1 Development is setback the following minimum distance from a waterway: 50m to a minor or

intermittent watercourse

100m to a major or permanent watercourse

800m to any major water storage facility (eg Bromelton Offstream Storage). Note: The setback distance is measured from the high bank of the watercourse.

As detailed in the proposed solution for PO75, the proposed development does not contain features of a watercourse. The proposed development provides the minimum setback to the Logan River as described in the acceptable solutions. While the proposed development does not meet the 800 m setback from the Bromelton Offstream Storage, it does not impact on an ecological flora or faun corridor.




PO77 Development protects areas of local and regional nature conservation and scenic amenity values including – a) significant flora and fauna (including endangered, vulnerable, rare and/or threatened species) and their habitats; b) areas of significant biodiversity value; c) significant trees that contribute to scenic amenity and character; and d) riparian vegetation.

AS77.1 Development does not involve the clearing or disturbance of any significant vegetation, areas of significant biodiversity value, or riparian vegetation.

The proposed development does not involve the clearing or disturbance of any significant vegetation, areas of significant biodiversity value, or riparian vegetation, whereby protecting areas of local and regional nature conservation and scenic amenity values.

Access, servicing and on-site manoeuvring

PO78 Site access does not unduly impact on the safe and efficient operation of the use or external road or rail transport infrastructure.

AS78.1 Site layout facilitates safe and efficient vehicular site ingress and egress in a forward motion for the largest vehicle likely to access the site.

As detailed in section 4.4, the proposed development does not unduly impact on the safe and efficient operation of the use or external road or rail transport infrastructure. Site ingress and egress of the largest vehicle can be achieved in a forward motion.




PO79 Development satisfactorily addresses on-site access, servicing and manoeuvring requirements.

AS79.1 Off-street facilities for the loading/unloading, manoeuvring and parking of service vehicles are provided where necessary to meet the needs and operational capacity of the development that: a) Are adequate to meet the demands generated by the development; b) Are designed to accommodate the largest service vehicle likely to access the site; and c) Do not unduly impact on the safe and efficient operation of the use or external road or rail transport infrastructure.

As detailed in section 4.4 the proposed development utilises existing satisfactory on-site access, servicing and manoeuvring to meet the demands generated by the proposed use. It is considered that the use of the existing site access will not unduly impact the safe and efficient operation of the turf farm or external road or rail transport infrastructure.

Car parking

PO80 Development provides sufficient on-site car parking for staff and visitors (including for people with disabilities) to meet the needs of the development.

AS80.1 Parking is provided at a rate of 1 space per staff and 1 space for the average number of visitors which may be on-site at any one time.

Due to the nature of the development, no permanent designated car park spacing is provided.



5.7 Review of Development Scheme – Specific Requirements of Rural Uses Precinct


General requirements

PO83 Residential and/or other sensitive receiving environments are located a sufficient distance from the Transition Precinct to ensure: The development

and operation of industrial activities in the Transition Precinct is not compromised and occurs in accordance with the purpose of the Transition Precinct; and

The amenity of residential and/or other sensitive uses is not compromised by existing or future industrial activities in the Transition Precinct.

AS83.1 No acceptable solution provided.

The proposed development is not considered to have a negative impact to the surrounding receptors. The cropping of the turf farm is consistent with the BSDA and surrounding land uses. Additionally, the applicant owns the land adjacent to the development to the north, on which their existing turf farm is operated.



6. Report Schedule

Flood Plain and Stormwater Management Plan Rev A prepared by Ryacon Engineers Pty Ltd dated 5 August 2014.

7. Conclusion

The preceding assessment has demonstrated the merits of the proposal in respect to the relevant requirements of the Bromelton State Development Area (BSDA) Development Scheme.

The nature and scale of the proposal is considered appropriate for the site given the rural characteristics of the land and context of the site.

The accompanying Flood Plain and Stormwater Management Plan demonstrates that the potential impacts associated with the turf farm are within acceptable and manageable limits.

The proposal concurs with the BSDA Development Scheme’s environmental outcomes and is consistent with the planning intent for the area.

The development achieves compliance with the relevant BSDA Development Scheme requirements. In particular it achieves the general outcomes of the Rural Enterprise, Rural Uses and Transition Precinct and the specific outcomes of the Rural Uses Precinct.

Having regard to the details and circumstances outlined in the report, the Coordinator General is requested to provide its support to this proposal and issue the necessary approval in accordance with the BSDA Development Scheme.



8. Appendices

8.1 BSDA Designation Map

Proposed development area.



8.2 Proposal Plans

140503-01 Locality Plan

140503-02 Cross Sections Sheet 1 of 2

140503-03 Cross Sections Sheet 2 of 2

140503-04 Earthworks Volume Plan Cut/Fill Diagram

140503-05 Flood Depth Plan

140503-06 Sediment & Erosion Control Plan

Documents

Bromelton SDA: Planning Report · Underground water mains from the earth dam will be installed to the centre of each irrigator. 3.3 Operational Procedures The turf farm will be conducted