F-35A EIS Volume 9 AppE DWN V3 · 2015. 12. 17. · Volume 8 References and Glossary Volume 9...

EPBC Reference: 2010/5747

July 2014

Prepared by

VOLUME 9

DRAFT ENVIRONMENTAL IMPACT STATEMENT FOR FLYING OPERATIONS OF THE F-35A LIGHTNING II

APPENDICES A - E

Disclaimer This document is published in accordance with and subject to an agreement between Coffey and the client for whom it has been prepared, Department of Defence (‘Client’), and is restricted to those issues that have been raised by the client in its engagement of Coffey and prepared using the standard of skill and care ordinarily exercised by environmental scientists in the preparation of such documents. Any person or organisation that relies on or uses the document for purposes or reasons other than those agreed by Coffey and the Client without first obtaining the prior written consent of Coffey, does so entirely at their own risk and Coffey denies all liability in tort, contract or otherwise for any loss, damage or injury of any kind whatsoever (whether in negligence or otherwise) that may be suffered as a consequence of relying on this document for any purpose other than that agreed with the Client.

© Coffey Environments Australia Pty Ltd ABN 65140765902. July 2014 126 Trenerry Crescent Abbotsford Vic 3067 Australia t +61 3 9473 1400 f +61 3 9473 1450 coffey.com Report Reference No.:ENAUABTF1446_6 Project Director Carolyn Balint

Project Manager Kristen Hall

Record of Distribution

Report Status Details Date Authorised by

V1 First Draft to Client November 2013 Carolyn Balint

V2 Second Draft to Client February 2014 Carolyn Balint

V3 Final Draft to Client March 2014 Carolyn Balint

V4 Draft to Department of Environment April 2014 Carolyn Balint

V5 Final July 2014 Carolyn Balint

GUIDE TO THE ENVIRONMENTAL IMPACT STATEMENT The Draft Environmental Impact Statement for Flying Operations of the F-35A Lightning II consists of 12 volumes. A table of contents, including lists of figures, tables, plates and appendices, is located at the beginning of Volumes 1 to 7.

Executive Summary

Volume 1 Project Background (Chapters 1 to 7)

Volume 2 RAAF Base Williamtown and Salt Ash Air Weapons Range (Chapters 8 to 15)

Volume 3 RAAF Base Tindal (Chapters 16 to 23)

Volume 4 RAAF Base Townsville (Chapters 24 to 31)

Volume 5 RAAF Base Darwin (Chapters 32 to 39)

Volume 6 Other Bases (Chapters 40 to 42)

Volume 7 Environmental Management Framework

Volume 8 References and Glossary

Volume 9 Appendices A to E

Volume 10 Appendix F

Volume 11 Appendices G to I

Volume 12 Appendices J to M

EPBC Reference: 2010/5747

July 2014

Prepared by

DRAFT ENVIRONMENTAL IMPACT STATEMENT FOR FLYING OPERATIONS OF THE F-35A LIGHTNING II

APPENDIX E

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Planning and Land Use AssessmentF-35A Lightning II Environmental Impact StatementRAAF Base Darwin

Client:Coffey Environments Australia Pty Ltd

Date:10 March 2014

Contact: Marion Lourens02 9387 2600

Sydney 02 9387 2600

Level 6332 – 342 Oxford StreetBondi Junction NSW 2022

www.elton.com.au [email protected] | Canberra | DarwinABN 56 003 853 101

Prepared by Marion Lourens

Reviewed by Jenny Rudolph

Date 10 March 2014

Document name RAAF Base Darwin Land Use Assessment 100314.docx

VersionV8 100314

(supersedes: v1 020312; v2040412; v3 270912; v5 091013; v6 191113; v7 110214)

Contents

1 EXECUTIVE SUMMARY 6

2 INTRODUCTION 8

2.1 The Proposal 8

2.2 Approval Requirements 9

2.3 Purpose 9

2.4 Methodology 9

3 SITE IDENTIFICATION 12

3.1 RAAF Base Darwin 12

3.2 Study Area 12

4 ASSESSMENT OF RELEVANT PLANNING INSTRUMENTS 16

4.1 Commonwealth Planning Instruments 16

4.2 Territory Planning Instruments 194.2.1 Northern Territory Planning Act, 1999 194.2.2 Heritage Act, 2011 194.2.3 Northern Territory Planning Scheme, 2007 21

5 ASSESSMENT OF LAND TENURE AND STRATEGIC PLANNING MATTERS 24

5.1 Existing Land Use 24

5.2 Land Tenure 26

5.3 Native Title 26

5.4 Future Growth and Land Use 275.4.1 Population Growth 32

5.5 Assessment of Strategic Framework 33

6 ASSESSMENT OF IMPACTS ON LAND USE AND PLANNING 35

6.1 Likely Impact on Residential and Other Sensitive Land Uses 35

6.2 Likely Impact on Recreational Areas 36

6.3 Likely Impact on Property Values 36

7 CONCLUSIONS 42

8 REFERENCES 44

FIGURES

Figure 1 RAAF Base Darwin (DWN) ..................................................................................... 13Figure 2 RAAF Base Darwin (DWN) locality map .................................................................. 14Figure 3 Darwin International Airport Joint Civil and Military 2030 ANEF ............................... 15

Figure 4 Zoning of land surrounding RAAF Base Darwin ...................................................... 23Figure 5 RAAF Base Darwin (DWN) Town Planning zones .................................................... 25Figure 6 Land subject to claim - RAAF Base Darwin study area ............................................ 26Figure 7 Darwin Region – Residential growth areas ............................................................. 27Figure 8 Darwin Airport Master Plan - Airport Land Use Zone Plan ........................................ 29Figure 9 Extract from Towards a Darwin Regional Land Use Plan, 2014 ................................ 31Figure 10 Capital growth in median prices (houses) - Ludmilla ............................................... 39Figure 11 Capital growth in median prices (houses) – Marrara ............................................... 39Figure 12 Capital growth in median prices (units) – Ludmilla ................................................. 40Figure 13 Capital growth in median prices (units) – Marrara .................................................. 40

TABLES

Table 1 RAAF Darwin – Items on the Commonwealth Heritage List ..................................... 18Table 2 Items on the Northern Territory Heritage Register within the Darwin Region ........... 20Table 3 Estimates and Projections and Average Annual Growth Rates (5-Year Periods) ........ 32Table 4 Consistency with Strategic Framework .................................................................. 33Table 5 Property values - Darwin ...................................................................................... 38Table 6 Building Site Acceptability based on ANEF zones – AS2021-2000 ............................ 48

ABBREVIATIONS

Abbreviation Description

ANEC Australian Noise Exposure Concept

ANEF Australian Noise Exposure Forecast

ANEI Australian Noise Exposure Index

Defence Department of Defence

DSEWPaC Department of Sustainability, Environment, Water, Population and Communities

EIS Environmental Impact Statement

EPBC Act Environment Protection and Biodiversity Conservation Act 1999

F-35A aircraft F-35A Lightning II aircraft

JSF Joint Strike Fighter

NACC Project New Air Combat Capability Project

NSW New South Wales

NT Northern Territory

PER Public Environment Report

QLD Queensland

RAAF Royal Australian Air Force

RAAF Base Darwin Royal Australian Air Force Base Darwin

RAAF Base Tindal Royal Australian Air Force Base Tindal

RAAF Base Townsville Royal Australian Air Force Base Townsville

RAAF Base Williamtown Royal Australian Air Force Base Williamtown

6 RAAF Base Darwin Planning and Land Use Assessment Elton Consulting

1 Executive Summary

A planning and land use assessment for the proposed introduction of the F-35A Lightning II Joint Strike Fighter (F-35A) flying operations at Royal Australian Air Force Base Darwin (RAAF Base Darwin) has been carried out.

The Australian Government Department of Defence (Defence) will replace the existing F/A18A/B Hornet aircraft with a fleet of 72 F-35A aircraft under the Phase 2A/B of the New Air Combat Capability Project.

The 72 F-35A aircraft would be permanently based at the following Main Operating Bases.

» 56 are proposed to be based at RAAF Base Williamtown, New South Wales; and

» 16 are to be based at RAAF Base Tindal, Northern Territory.

The F-35A aircraft may also deploy to seven Forward Operating Bases for operations or training and use 14 Air Weapons Ranges and Exercise Areas. These include:

» RAAF Base Darwin, Northern Territory; and

» RAAF Base Townsville, Queensland.

The assessment has been prepared to address the land use assessment requirements of the EIS Guidelines. Specifically, the proposed replacement of existing F/A-18A/B Hornet aircraft operations with the F-35A aircraft has been assessed. The assessment included:

» A review of the relevant planning instruments and the strategic land use framework to determine the implications of relevant plans, strategies and policies on the proposed F-35Aaircraft operations and identify future planned urban growth;

» Identification of existing and future land uses that may be affected by the proposed operation of the F-35A aircraft were considered;

» Identification of the likely impact on land use planning and potential restrictions on future use of land and noise sensitive land uses; and

» Preparation of a discussion on the implications of a changing noise exposure environment on property values.

The outcomes of this assessment are detailed as follows:

Strategic Framework

A review of relevant strategic plans, policies and strategies applicable to the proposed action and future development within the Greater Darwin region has determined that identified future growth areas are mostly located outside the 20 contour of the 2030 ANEF.

It is considered appropriate that all future strategic planning, and in particular, development of the Darwin Region Land Use Plan give consideration to the 2030 ANEF contours and the potential impact of aircraft operations on identified growth areas.

Likely Impact on Residential and Other Sensitive Land Uses

RAAF Base Darwin supports a relatively high number of civilian and military aircraft movements. As deployed F-35A aircraft operations are expected to occur at RAAF Base Darwin for approximately 3 weeks per year, the limited number of F-35A aircraft operations represents a

RAAF Base Darwin Planning and Land Use Assessment Elton Consulting 7

negligible influence on the endorsed aircraft noise exposure forecasts. Further, the pattern of movements associated with proposed F-35A aircraft operations is expected to be equivalent to that of current F/A-18A/B Hornet aircraft operations. Consequently, predicted impacts resulting from the proposed F-35A aircraft operations to the amenity of residential and other sensitive land uses located the within the study area are expected to be negligible.

Notwithstanding the above, any future residential development would be required to give consideration to the guidance on the acceptable location of new buildings proposals in relation to aircraft noise that is included within AS 2021-2000. This would be regulated through implementation of the Northern Territory Planning Scheme.

Likely Impact on Recreational Areas

The assessment of likely impact on recreational areas concluded that the predicted impact of the proposed activity on recreational areas is expected to be negligible.

Likely Impact to Property Values

Consideration to the likely impact of proposed operation of the F-35A aircraft on property values determined that a range of factors influence the selling price of a house, including: house attributes, seller characteristics; seller strategies; bargaining strength; spatial competition; and temporal factors –the time of the sale and season of the sale. Consequently, there is no certainty that the introduction of the F-35A aircraft will result in any direct impact to property valuations. Data indicates that house prices in Darwin and Palmerston increased over 2012, despite the proximity and operations of RAAF Base Darwin and airport.


2 Introduction

2.1 The Proposal The Australian Government Department of Defence (Defence) will replace the existing F/A18A/B Hornet aircraft with a fleet of F-35A Lightning II Joint Strike Fighter aircraft (F-35A aircraft) under the Phase 2A/B of the New Air Combat Capability Project.

The 72 F-35A aircraft would be permanently based at the following Main Operating Bases:

» 56 are proposed to be based at RAAF Base Williamtown, New South Wales; and

» 16 are to be based at RAAF Base Tindal, Northern Territory.

The F-35A aircraft may also deploy to seven Forward Operating Bases for operations or training and use 14 Air Weapons Ranges and Exercise Areas. These include:

» RAAF Base Darwin, Northern Territory; and

» RAAF Base Townsville, Queensland.

An additional 28 F-35A aircraft are proposed to be acquired under a Phase 2C of the New Air Combat Capability Project to replace the current F/A-18F Super Hornet aircraft currently based at RAAF Base Amberley in Queensland (Marshall Day, 2013). These aircraft do not form part of the proposal, which is the subject of this report.

This report provides an assessment of planning and land use impacts that may occur as a result of the proposed flying operations of the F-35A aircraft operating at RAAF Base Darwin. The proposed operations of the aircraft include:

» Taxiing and engine run-up (including during maintenance), take-off and landing, approaches and departures.

Deployed F-35A aircraft operations are proposed to occur at RAAF Base Darwin for limited periods each year, predominantly for military exercise periods with the majority of aircraft movements forecasted for 15 days (3 weeks combined generally on weekdays) per year.

During these periods, Defence expect that the pattern of movements associated with proposed F-35A aircraft operations will be equivalent to that of current F/A-18A/B Hornet aircraft operations (Marshall Day Acoustics, 2013).


2.2 Approval Requirements The Project requires an Environmental Impact Statement (EIS) for the proposed flying operations of the F-35A under the Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act).

The proposal was referred to the Department of the Environment, who determined an EIS isrequired in accordance with the Guidelines for an Environmental Impact Statement for Flying Operations of the F-35A Joint Strike Fighter, published by Department of Sustainability, Environment, Water, Population and Communities (DSEWPaC), dated May 2011 (the EIS Guidelines).

The relevant controlling provisions for the proposal are:

» Wetlands of International Importance (sections 16 and 17B);

» Listed threatened species and ecological communities (sections 18 and 18A);

» Listed migratory species (sections 20 and 20A); and

» Commonwealth action (section 28).

The proposed action is being undertaken by the Department of Defence on Commonwealth land and national airspace, triggering the provisions of the EPBC Act. The proposed action is therefore not subject to Territory or local government approval requirements.

2.3 Purpose The purpose of the EIS is to identify and assess environmental issues associated with the flying operations of the F-35A aircraft at various locations around Australia. Base operational matters such as ongoing maintenance tasks common to the operation of the all aircraft are not considered within the scope of issues.

The purpose of this report is to address potential land use impacts associated with the proposed flying operations of the F-35A aircraft at RAAF Base Darwin.

The potential land use impacts assessed in this report address the following sections of the EIS Guidelines:

» Section 6 Background:

> Relevant Planning Instruments.

» Section 7 Location and Tenure:

> Land tenure;

> Land zoning; and

> Strategic planning matters.

» Section 11 Environmental values and management of impacts:

> 11.1.2 Location and potential impact on noise sensitive land uses; and

> 11.2.3 Discussion of changes to occur to the noise environment on property values and potential restrictions on future use of land.

All matters relating to acoustic, environmental or social impacts are considered in separate reports prepared by other consultants.


2.4 Methodology The methodology for this study has been framed to respond to the relevant sections in the EIS Guidelines. The methodology includes:

1. A review of the relevant planning instruments that regulate development at a Commonwealth, Territory and local level has been undertaken.

Territory and local planning legislation does not apply to Commonwealth land, however land uses outside Commonwealth land are regulated by Territory planning provisions and local strategies. Consequently, consideration has been given to all statutory planning provisions that may be relevant to the proposed activity to identify and address potential land use impacts that may arise as result of the proposed flying operations of the F-35A aircraft.

A review of the following legislation has been undertaken:

Commonwealth Legislation

» Environment Protection and Biodiversity Conservation Act, 1999.

Northern Territory Legislation

» Northern Territory Planning Act, 1999;

» Heritage Act, 2011; and » Northern Territory Planning Scheme, 2007 The above matters are addressed in Section 4 of this report.

2. Review the strategic land use framework at a Commonwealth, Territory and local level to determine the implications of relevant plans, strategies and policies on the proposed F-35A aircraft operations and identify future planned urban growth.

A review of the following planning matters has been undertaken:

Commonwealth planning matters

» Sustainable Population Strategy; and

» Our Cities, Our Future – A national urban policy for a productive, sustainable and liveable future.

Territory planning matters

» Framing the Future draft blueprint.

Regional planning matters

» Darwin Regional Land Use Plan, 2014.

Local planning matters

» Darwin Airport Master Plan, 2010.

The above matters are addressed in Section 5.5 and Appendix B of this report.

3. Identify existing and future land uses that may be affected by the proposed operation of the F-35A aircraft.

4. A search of the Native Title tribunal website to identify if there are any registered Native Title determinations relevant to the proposal.

5. Identify the likely impact on land use planning and potential restrictions on future use of land and noise sensitive land uses. This involved a review of the Joint Strike Fighter


Operations in Australia RAAF Base Darwin and RAAF Base Townsville F-35-A Noise Impact Assessment prepared by Marshall Day Acoustics, 2013 to identify potential changes to the noise exposure environment and inform the discussion regarding the implications of a changing noise exposure environment on property values.

6. Obtain and analyse house price data in key locations in the study area to inform the discussion on the implications of a changing noise exposure environment on property values.

7. Following the analysis of items 1 – 6 above, an assessment was undertaken to outline potential land use and planning impacts that may be associated with the proposed flying operations of the F-35A aircraft:

» Likely impact on residential and other sensitive uses

» Likely impact on recreational areas

» Likely impact on property values.


3 Site Identification

3.1 RAAF Base Darwin RAAF Base Darwin will be a Forward Operating Base for the F-35A aircraft. Defence anticipates that the proposed F-35A aircraft operations at RAAF Base Darwin will be similar to the existing current F/A 18A/B Hornet aircraft operations.

RAAF Base Darwin is operated as a Joint User facility in conjunction with Darwin International Airport which shares a runway. Darwin International Airport leases approximately 310ha of the northern part of the Base from Defence for airport operations.

The location of RAAF Base Darwin is identified in Figures 1 and 2.

3.2 Study Area The study area for the land use assessment is identified as the extent of the geographical area required to appropriately assess possible impacts to land uses that may arise as a result of the proposed flying operations of the F-35A aircraft.

The study area comprises land encompassed by the endorsed 2030 ANEF, shown in Figure 3.

This area has been identified through Australian Noise Exposure (ANE) modeling which identifies land that may be affected by flight activity from RAAF Base Darwin.

The Australian Noise Exposure Forecast (ANEF) is the official forecast of future noise exposure patterns around an airport and they constitute the contours on which land use planning authorities base their controls (Marshall Day Acoustics, 2013).

Details relating to the ANE system and relevant Australian Standards are addressed in Appendix A.

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4 Assessment of Relevant Planning Instruments

Section 6 and 7 of the EIS Guidelines requires that consideration be given to relevant planning instruments and land zoning.

This includes Commonwealth, Territory and local government legislation that is relevant to planning and land use that may be impacted by or impact upon the proposed flying operations of the F-35A aircraft.

Consideration of relevant planning instruments is provided below.

4.1 Commonwealth Planning Instruments

4.1.1 Environment Protection and Biodiversity Conservation Act, 1999

The EPBC Act provides a legal framework to protect and manage nationally and internationally important flora, fauna, ecological communities and heritage places, defined in the EPBC Act as matters of national environmental significance.

The EPBC Act aims to:

» Provide for the protection of the environment, especially matters of national environmental significance;

» Conserve Australia’s biodiversity;

» Protect biodiversity internationally by controlling the international movement of wildlife;

» Provide a streamlined environmental assessment and approvals process where matters of national environmental significance are involved;

» Protect our world and national heritage; and

» Promote ecologically sustainable development.

(DoE, 2013a).

Approval is required to undertake an ‘action’ that is likely to have a significant impact on:

» A matter of national environmental significance;

» The environment of Commonwealth land; or

» The environment anywhere in the world if the action is undertaken by the Commonwealth.

An ‘action’ includes a project, development, undertaking, activity, or series of activities (DoE, 2013a).

Matters of National Environmental Significance

Under the EPBC Act, any action that has, or is likely to have, a significant impact on a matter of national environmental significance may progress only with the approval of the Commonwealth Minister for the Environment under Part 9 of the EPBC Act.


The nine matters of national environmental significance to which the EPBC Act applies are:

» World heritage sites;

» National heritage places;

» Wetlands of international importance (often called ‘Ramsar’ wetlands);

» Nationally threatened species and ecological communities;

» Migratory species;

» Commonwealth marine areas;

» The Great Barrier Reef Marine Park;

» Nuclear actions; and

» A water resource, in relation to coal seam gas development and large coal mine development.

(DoE, 2013a).

Discussion / Assessment

The relevant controlling provisions applicable to the natural environment are:

» Wetlands of International Importance (sections 16 and 17B);

» Listed threatened species and ecological communities (sections 18 and 18A); and

» Listed migratory species (sections 20 and 20A).

An assessment these Matters of National Environmental Significance has been undertaken by Ecological Australia as part of this EIS.

Commonwealth land or action undertaken by the Commonwealth

The EPBC Act also confers jurisdiction over actions that have a significant impact on:

» The environment where the actions affect, or are taken on, Commonwealth land; or

» Are carried out by a Commonwealth agency.

(DoE, 2013a).


The proposed operation of the F-35A aircraft is being undertaken by the Department of Defence on Commonwealth land and in national airspace. The relevant controlling provision applicable to Commonwealth land or an action undertaken by the Commonwealth under the EPBC Act is:

» Commonwealth action (section 28).

This land use assessment has been undertaken in response to the above controlling provision.

Commonwealth Heritage List and Managing Commonwealth Heritage Places

The Commonwealth Heritage List, established under the EPBC Act, comprises natural, Indigenous and historic heritage places which are either entirely within a Commonwealth area, or outside the Australian jurisdiction and owned or leased by the Commonwealth or a Commonwealth Authority; and which the Minister is satisfied have one or more Commonwealth Heritage values.

The List can include places connected to defence, communications, customs and other government activities. The Act provides that places in the Commonwealth Heritage List are protected for their values (DoE, 2013b).

The Darwin RAAF Base is listed on the Commonwealth Heritage List and is also identified on the Interim List for the Register of the National Estate. Details relating to the listing are provided within Table 4.


Table 1 RAAF Darwin – Items on the Commonwealth Heritage List

Description Location List Class Place ID

Legal Status

RAAF Base Commanding Officers Residence

1 Gandarra Cct, RAAF Base Darwin, NT, Australia

Register of the National Estate (Non-statutory archive)

Historic 16340 Registered(15/05/1990)

RAAF Base Commanding Officers Residence

1 Gandarra Cct, RAAF Base Darwin, NT, Australia

Commonwealth Heritage List

Historic 105430 Listed place(22/06/2004)

RAAF Base Precinct, Stuart Hwy,

RAAF Base Darwin, NT, Australia



RAAF Base Precinct,

Stuart Hwy, RAAF Base Darwin, NT, Australia

CommonwealthHeritage List


RAAF Base Tropical Housing Type 2

3,5,7 Rumbullara Cr, RAAF Base Darwin, NT, Australia




3,5,7 Rumbullara Cr, RAAF Base Darwin, NT, Australia











Water Tower 129, Gandarra Crt




Water Tower 129, Gandarra Crt




(DoE. 2013b)


The proposed action is to be undertaken on Commonwealth land and in national airspace and there are no on ground works required as part of this proposal. It is therefore assessed that the proposed action is not likely to impact on items of Commonwealth heritage.


4.2 Territory Planning Instruments

4.2.1 Northern Territory Planning Act, 1999 The Northern Territory Planning Act provides for planning and control of the use and development of land and related purposes and sets out processes for certain actions.

The Act:

» Establishes the Northern Territory Planning Scheme and provides for a development approval process;

» Provides for interim development control;

» Provides for an appeals regime and enforcement; and

» Establishes the Development Consent Authority.

The objects of this Act are to plan for, and provide a framework of controls for, the orderly use and development of land. The objects are to be achieved by:

» Strategic planning of land use and development and for the sustainable use of resources;

» Strategic planning of transport corridors and other public infrastructure;

» Effective controls and guidelines for the appropriate use of land, having regard to its capabilities and limitations;

» Control of development to provide protection of the natural environment, including by sustainable use of land and water resources;

» Minimising adverse impacts of development on existing amenity and, wherever possible, ensuring that amenity is enhanced as a result of development;

» Ensuring, as far as possible, that planning reflects the wishes and needs of the community through appropriate public consultation and input in both the formulation and implementation of planning schemes; and

» Fair and open decision making and appeals processes.

(Northern Territory Planning Act, 1999)


The proposed action is being undertaken by the Commonwealth on Commonwealth land and in national airspace, triggering the provisions of the EPBC Act. The proposed action is therefore not subject to the provisions of the Northern Territory Planning Act.

Land uses outside Commonwealth land are regulated by Territory and local planning instruments. Therefore the provisions of the Northern Territory Planning Act are relevant to any future development within the endorsed ANEF bands which may be impacted upon by the proposed flyingoperations of the F-35A aircraft. In this regard, the objects of the Act are in place to minimise potential impact from aircraft noise exposure, protect the on-going operation of RAAF Base Darwin and protect the community from undue risk from the aircraft operation.

4.2.2 Heritage Act, 2011 The object of the Heritage Act, 2011 is to provide for the conservation of the Northern Territory's cultural and natural heritage. This is achieved by:

» Declaring places and objects of heritage significance to be heritage places and objects;


» Declaring classes of places and objects of heritage significance to be protected classes of heritage places and objects;

» Establishing the Heritage Council;

» Providing for heritage agreements to encourage the conservation, use and management of heritage places and objects;

» Regulating work on heritage places and objects; and

» Establishing enforcement and offence provisions.

(Heritage Act, 2011)

The Act established the Northern Territory Heritage Register which contains details about all declared heritage places and objects, as well as those subject to provisional protection under the Act.

Registered Heritage Place

The Northern Territory Heritage Register has been established under the Heritage Act, 2011 and contains details about all declared heritage places and objects, as well as those subject to provisional protection under the Act. A review of the Heritage Register was undertaken and no items were identified within RAAF Base Darwin. There are however, 25 declared heritage items identified within the Darwin Local Government Area. These are identified in Table 2.

Table 2 Items on the Northern Territory Heritage Register within the Darwin Region

Item / Place Name Darwin's Cenotaph Steam Pump House

Former Methodist ManseLot 5601, Town of Darwin (Qantas/Guinea Airways Hangar)

Government House Commonwealth BankPalmerston Cemetery Browns MartFrog Hollow Christ Church Cathedral RuinsDarwin Botanic Gardens Administrator's Offices DarwinWWII Quarantine Anti-Aircraft Battery Site Myilly Point Heritage PrecinctLudmilla Salt Pans CWA/Red Cross Shop

Vestey's Tank (Darwin High School) WWII Frances Bay Explosives ComplexFormer Reserve Bank Darwin Fannie Bay GaolWWII Navy Victualling Yards Boab Tree, Cavenagh Street

Gardens Road CemeteryLyons Cottage or British Australian Telegraph Company

17 Shepherd Street

(NTG. 2013b)


The proposed action is to be undertaken on Commonwealth land and in national airspace and there are no on ground works required as part of this proposal. It is therefore assessed that the likely impact of the proposed action on items of Territory heritage is not significant.


4.2.3 Northern Territory Planning Scheme, 2007 The Northern Territory Planning Scheme applies to the whole of the Territory other than areas that are subject to a specific planning scheme. The Scheme includes strategic land use plans, policy, zoning, performance criteria guidelines and reference material.

As the proposed activity is to be assessed under the provisions of the EPBC Act, the provisions of the Northern Territory Planning Scheme do not apply. Notwithstanding, the provisions of the Northern Territory Planning Scheme are relevant to future land use planning, for which, consideration should be given to potential future flying operations of the F-35A aircraft.

Zoning

The operations and land uses of RAAF Base Darwin are not classified or defined by the Northern Territory Planning Scheme (identified as ‘CA – No Planning Scheme Controls’ on the zoning plan).

Planning within RAAF Base Darwin and on land immediately surrounding Darwin International Airport is to be undertaken in accordance with the Darwin Airport Master Plan 2010, detailed in Sections 5.4 and B-4-1 of this report.

Land surrounding RAAF Base Darwin and within the study area, comprises the following:

» North and North East- Land is predominately zoned for residential purposes;

» West - Some residential and light industrial zoned land with conservation zone beyond;

» South-West – Predominately residential zoned land;

» South – Land is zoned for commercial and industrial purposes, with conservation land beyond;and

» East – Land is zoned for a mix of purposes including restricted development, community purposes conservation and rural living.

A zoning plan is provided in Figure 4.

Other relevant provisions

The relevant clauses are identified below demonstrating how the proposed flying operations of the F-35A aircraft may be affected by the Northern Territory Planning Scheme.

Clause 2.8 Reference to guidelines

1. Applications for a use or development must demonstrate consideration of and the consent authority must have regard to any guidelines applicable to the use or development appearing in Schedule 3 and ensure that a use or development or proposed use or development is consistent with them.

2. Where there is an inconsistency between any applicable guideline and this Planning Scheme, the provisions of the Planning Scheme will prevail.

(Northern Territory Planning Scheme, 2007)

The guidelines referred to above are contained within Schedule 3 of the Northern Territory Planning Scheme and reference AS 2021 – 2000 Australian Standard Acoustics – Aircraft Noise Intrusion – Building Siting and Construction Table 2.1 Building Site Acceptability (Standards Australia). Details relating to AS 2021 – 2000 are included within Appendix A.

This clause requires that applications for a use or development must demonstrate consideration to AS 2021 – 2000.


Clause 6.1 General Height Control

Clause 6.1 notes that the NT Defence (Areas Control) Regulations restrict building height for land in the vicinity of RAAF Base Darwin.


Clause 6.9 Land in proximity to airports

1. The purpose of this clause is to:

(a) minimise the detrimental effects of aircraft noise on people who reside or work in the vicinity of an airport;

(b) prevent any new use or intensification of development on land that would prejudice the safety or efficiency of an airport; and

(c) retain the non-urban character of the land.

2. Despite anything to the contrary in this Planning Scheme, in Zones A, RL, R, CP, CN, RD, WM and FD, the use or development of land near an airport that is subject to the Australian Noise Exposure Forecast (ANEF) 20 unit value contour line or greater as defined on the ANEF maps produced by the Department of Defence (as in force from time to time), requires consent.

3. In determining an application for the use or development of land subject to the ANEF 20 unit value contour line or greater, the consent authority is to have regard to the Building Site Acceptability Table (Table 2.1) based on ANEF Zones taken from AS 2021–2000 as a guide to the type of use or development it may consent to.

4. Lighting associated with development on land within flight approach paths is not to prejudice the safe operation of an airport.

5. Use or development of land is not to be of a nature that attracts birds or bats to an extent that prejudices the safe operation of an airport.



Clauses 2.8, 6.1 and 6.9 of the Northern Territory Planning Scheme are in place to ensure that adequate consideration is given to the potential impact of aircraft operations in land use planning and assessment where land is affected by the endorsed ANEF.

It is considered necessary that land use regulations that relate to aircraft operations continue to be enforced by the Northern Territory Government as any relaxation of policy implementation has potential to lead to future land use conflicts.

The proposed operation of the F-35A aircraft does not require any specific amendments to the existing planning scheme provisions.

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5 Assessment of Land Tenure and Strategic Planning Matters

Section 7 of the EIS Guidelines requires that consideration be given to land tenure and strategic planning matters. These matters are considered below.

5.1 Existing Land Use RAAF Base Darwin is situated within the Local Government Area of Darwin, Northern Territory and is located approximately 7km North-East the Darwin City Centre. The Base comprises approximately 1,223ha.

The site is utilised for both RAAF operations and the Darwin International and Domestic Airport. Surrounding development is summarised as follows:

» North - The Marrara Sports Complex and Darwin Golf Club and Northlakes Estate;

» North of McMillans Road - Low density residential communities, including the suburbs of Millner, Jingili, Moil, Anula, Malak and Karama. These suburbs also accommodate a number of community uses such as churches, educational institutions, child care centres and parks. The Casuarina commercial precinct is located further to the north;

» West - Low density residential communities, including the suburbs of Eaton, Ludmilla and Coconut Grove;

» North-West on Bagot Road – Commercial and residential uses, light industry and bulky goods;

» South - Predominantly industrial and commercial. The commercial area accommodates retail showrooms and larger commercial uses;

» South West – Residential development in The Narrows.

» East - Open space and recreation areas, including the Marrara wetlands. Rural and rural residential areas are also present; and

» North-East to North-West - Rapid Creek Catchment.

Surrounding land uses are shown in Figure 5.


The Northern Territory Planning Scheme contains clauses to regulate future development within the above localities so that potential land use conflicts are minimised and to provide certainty that future development will not compromise the operation of Defence activities. Defence is actively engaged with the Northern Territory Government in the ongoing strategic planning for Darwin in relation to the future use of land in proximity to Defence facilities, particularly RAAF Base Darwin and to identify and mitigate potential urban encroachment issues early in the planning stage.Defence will continue to be involved in the strategic planning of Darwin and in dealing with encroachment issues around RAAF Base Darwin.

It is considered necessary that land use regulations that relate to aircraft operations continue to be enforced as any relaxation in policy implementation has potential to lead to future land use conflicts.

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5.2 Land Tenure RAAF Base Darwin is Commonwealth land managed by the Department of Defence.

Land within the study area is held under various forms of tenure, however specific details regarding land tenure were not available at the time of writing this report.


Actions on Commonwealth land and in national airspace is not subject to Territory or local approval requirements.

Future development on privately owned land within the study area is subject to Territory and local approval requirements and consequently, will be required to comply with the relevant clauses of the applicable planning scheme and other planning instruments.

5.3 Native Title A search of the National Native Title Tribunal website (2013) identified that there are no registered native title claims or determinations over land comprising RAAF Base Darwin. There are however, a number of Native Title Determinations affecting land within the study area and in particular, on land adjacent to RAAF Base Darwin. These areas are identified within Figure 6.

On land immediately surrounding RAAF Base Darwin, the Native Title Determinations include Representative Aboriginal and Torres Strait Islander Body areas gazetted in 01/07/2007 to the Northern Land Council (Tribunal No. DCD2006/001).


The proposed operation of F-35A aircraft is not expected to result in any impacts on Native Title as the proposed activity will not involve any development or operations on land external to RAAF Base Darwin.

Figure 6 Land subject to claim - RAAF Base Darwin study area

(National Native Title Tribunal, 2013)

RAAF Base Darwin (Indicative site boundary only)


5.4 Future Growth and Land Use Existing Identified Residential Growth Areas

Existing residential growth areas within the Greater Darwin region are listed below. These areas are shown in Figure 7 and include:

» The Heights Durack;

» Bellamack;

» Zuccoli; and

» Johnston.

Figure 7 Darwin Region – Residential growth areas

(Google Maps, 2013)


The above identified residential growth areas are all located outside all bands of the ANEF and consequently, future development within these areas is unlikely to be impacted by proposed flying operations of the F-35A aircraft. An analysis of potential impacts that may arise from flying operations of the F-35A aircraft on residential land uses is included within 6.1 of this report.

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Darwin Airport Master Plan

The Darwin Airport Master Plan, 2010 identifies approximately 80ha of land for commercial development, within the Service Commercial, Commercial and Tourist Commercial Zones. In addition, land within the Aviation Reservation Zone (46ha) can be utilised for a variety of commercial purposes in the short to medium term. The Land Use Zone Plan that accompanies the Master Plan is shown in Figure 8.

The 2030 ANEF contours affect land identified within the Darwin Airport Master Plan in the following manner:

» The majority of the Service Commercial zone is affected by ANEF 20-25;

» The Commercial and Tourist Commercial zones is affected by ANEF 20-25 and 25-30; and

» The Aviation, Aviation Reservation and Terminal Facilities zones are all affected by ANEF 25 or greater.

The building site acceptability standards identified within AS2021-2000 provides guidance for any future development within this locality.


RAAF Base Darwin supports a relatively high number of civilian and other military aircraft movements. As deployed F-35A aircraft operations are expected to occur at RAAF Base Darwin for approximately 3 weeks per year, the limited number of F-35A aircraft operations represents a negligible influence on the endorsed aircraft noise exposure forecasts. Further, the pattern of movements associated with proposed F-35A operations is expected to be equivalent to that of current F/A-18A/B Hornet aircraft operations.

Accordingly, it is considered that exposure to noise that may be generated from the proposed F-35A aircraft is not likely to result in any significant impact on the future development of affected under the Darwin Airport Master Plan.

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Future Urban Growth Areas

It is anticipated that future regional land use and development will be guided by the Darwin Regional Land Use Plan that is currently being developed. It is envisaged that the plan will provide a framework for facilitating future growth in the Darwin region. To support development of this plan, the Northern Territory Government released a consultation document in January 2014 titled Towards a Darwin Regional Land Use Plan, 2014. The plan was open for public comment until March 2014 and Defence made a submission as part of its continuing engagement with the Northern Territory Government on land planning in the vicinity of Defence bases.

The plan identifies urban growth options in the following locations:

» Infill options:

> Berrimah Farm and Berrimah North.

» Greenfield options:

> Glyde Point and Murrumujuk;

> Palmerston North;

> Elizabeth River, Palmerston and Weddell;

> Hughes and Noonamah; and

> Cox Peninsula.

» Retail and commercial:

> Darwin CBD;

> Palmerston; and

> Casuarina.

(NTPC, 2014).

Future growth is identified in the land use plan provided in Figure 9.


The 20 contour of the 2030 ANEF extends toward Berrimah. All other localities identified above are not likely to be affected by the 2030 ANEF. It would be appropriate that the future Darwin Regional Land Use Plan give appropriate consideration to flight operations occurring from RAAF Base Darwin and the Darwin International Airport.

Future land uses will be guided by the building site acceptability standards identified within AS2021-2000 and the provisions of the Northern Territory Planning Scheme.


Figure 9 Extract from Towards a Darwin Regional Land Use Plan, 2014

(NTPC, 2014)


5.4.1 Population Growth The Northern Territory Department of Treasury and Finance have prepared the Northern Territory Population Projections Interim – Update (2013 Release). The document provides population predictions for the Greater Darwin which includes Darwin City, Darwin Suburbs, Palmerston and Litchfield.

The estimates project that the Greater Darwin region population will increase by an average of 1.7 per cent per annum in the five years to 2016, before decreasing to 1.4 per cent per annum on average between 2021 and 2026.

Population in 2011 was identified at 130,585 and it is estimated that this population will increase to 164,916 by 2026. Refer to Table 3.

Table 3 Estimates and Projections and Average Annual Growth Rates (5-Year Periods)

(NTG, 2013)


The proposed operation of F-35A aircraft is not expected to result in any impacts on future growth areas for the following reasons:

» The proposed activity will not involve any land development;

» Deployed F-35A aircraft operations are expected to occur at RAAF Base Darwin for approximately 3 weeks per year (generally on weekdays); and

» The pattern of movements associated with proposed F-35A aircraft operations is expected to be equivalent to that of current F/A-18A/B Hornet aircraft operations.

2011 2016 2021 2026 2011-16 2016-21 2021-26no. no. no. no. % % %

Greater Darwin RegionIndigenous 13 742 15 488 17 461 19 652 2.4 2.4 2.4non-Indigenous 116 843 126 455 135 957 145 264 1.6 1.4 1.3Total population 130 585 141 943 153 419 164 916 1.7 1.6 1.4Share of total Territory population (%) 0.56 0.57 0.58 0.58

Rest of NTIndigenous 55 159 58 286 61 332 64 373 1.1 1.0 1.0non-Indigenous 45 587 48 395 51 837 55 875 1.2 1.4 1.5Total population 100 746 106 681 113 169 120 248 1.1 1.2 1.2Share of total Territory population (%) 0.44 0.43 0.42 0.42


5.5 Assessment of Strategic Framework A detailed outline and review of relevant policies, plans and studies is included within Appendix B. Table 4 provides an assessment of the proposed action against these documents.

Table 4 Consistency with Strategic Framework

Plan, Policy or Strategy Discussion / Assessment

Commonwealth planning matters

Sustainable Population Strategy

The proposed action is considered to be consistent with the intent of this strategy.

The primary objective of the strategy is to ensure that future changes in Australia’s population are compatible with the sustainability of our economy, communities and the environment.

To achieve this objective, it is important that land use planning take into account the endorsed ANEF and any potential impacts that may arise from operations of the proposed F-35A aircraft.

Reference Appendix B-1-1.

Our Cities, Our Future – Anational urban policy for a productive, sustainable and liveable future

This policy aims to achieve coordinated and integrated planning on and around airports.

This is relevant to the proposal to ensure that future development will not compromise the continued operation of RAAF Base Darwin and the proposed flying operations of the F-35A aircraft.

The proposed action is considered to be consistent with the intent of this policy.


The National Airports Safeguarding Framework

It would be appropriate that any future reviews of Territory,regional and local plans, policies and strategies take the Framework into account to ensure land use planning is appropriately managed.


Territory planning matters

Framing the Future draft blueprint

The draft blueprint identifies four strategic goals for the Northern Territory. These include:

» A prosperous economy;

» A strong society;

» A balanced environment; and

» A confident culture.

Additionally, the draft blueprint identifies the need to finalise theDarwin Region Land Use Plan which will identify future growth areas within this locality.

There are no matters relevant to the proposed activity that are likely to impact on the implementation of the above identified strategic goals.



Plan, Policy or Strategy Discussion / Assessment

Regional planning matters

Darwin Regional Land Use Plan, 2014

The Consultation document Towards a Darwin Regional Land Use Plan will be open for public comment until March 2014 and identifies likely future growth areas within the Greater Darwin region.

The only identified growth area that may be affected by the 2030 ANEF comprises land in the Berrimah locality. The 2030 ANEF will be particularly relevant to the identification of opportunities in this locality for more intense residential use and development limitations.


Local planning matters

Darwin Airport Master Plan, 2010

The Master Plan includes a Land Use Zone Plan to guide future development on land within the Darwin Airport precinct.

The building site acceptability standards identified within AS202-000 provides guidance for any future development within this locality.

It is considered that the proposed operation of the F-35A aircraftwill not result in any significant impact on future development of land affected by the Darwin Airport Master Plan.

Reference Section 5.4 and Appendix B-4-1.

Note: The 2030 ANEF is included in Figure 3.


6 Assessment of Impacts on Land Use and Planning

The following assessment of potential land use related impacts of the proposed F-35A aircraft operations comprises a review of the direct and indirect impacts on land use and relies on the 2030 ANEF surrounding RAAF Base Darwin.

6.1 Likely Impact on Residential and Other Sensitive Land Uses

Predicted noise exposure levels have been developed by Marshall Day Acoustics (2013) for the military exercise periods at RAAF Base Darwin. Operational strategies have been developed for F-35A aircraft operations at RAAF bases across Australia, with a key component of the operational strategy being the adoption of reduced departure thrust settings.

Noise exposure predictions prepared by Marshall Day Acoustics (2013) indicate that the proposed F-35A aircraft operations will produce significant levels of environmental noise exposure over a wide range of areas during the limited periods when the aircraft operates from RAAF Base Darwin.However, environmental noise exposure levels are generally predicted to be of a comparable magnitude to those which currently occur as a result of the existing F/A-18A/B Hornet aircraft operations.

On balance, Marshall Day Acoustics (2013) has determined that the areas which are predicted to experience changes in the number of events exceeding 70dB LAmax and 85 dB LAmax are also predicted to experience fewer events associated with the proposed introduction of F-35A aircraft operations. These reductions in event numbers solely relate to the change from F/A-18A/B Hornet to F-35A aircraft operations.

In overall terms, these changes will occur amidst the noise exposure of other increased military movements occurring during normal exercise periods at each base as well as the regular and significantly larger number of civilian operations.

Marshall Day Acoustics (2013) presented event level histograms for various locations to compare the range of maximum noise levels associated with existing and future conditions. The outcome of these investigations is summarised below:

» Bagot: During days of easterly movement flow, the range of noise levels is slightly greater than that of F/A-18A/B Hornet aircraft operations. Specifically, a number of F-35A aircraft events are predicted to exceed 90dB LAmax, although the number of these events is comparable to that of other aircraft.

The number of events exceeding 85dB LAmax is comparable to that of F/A-18A/B Hornet aircraft movements.

During days of westerly flow, noise from F-35A aircraft departures is not expected to exceed 100dB LAmax as frequently as F/A-18A/B aircraft or events from all other aircraft.

» Residences located in the vicinity of Darwin Golf Course: During days of easterly movement flow, noise from F-35A aircraft movements is expected to exceed 80dB LAmax as frequently as movements by F/A-18A/B Hornet aircraft and all other aircraft.


During days of westerly movement flow, the range of noise levels from F-35A aircraft movements is similar to noise from the equivalent F/A-18A/B Hornet aircraft movements, however F-35A aircraft events are expected to occur less frequently.


RAAF Base Darwin supports a relatively high number of civilian and military aircraft movements. As deployed F-35A aircraft operations are expected to occur at RAAF Base Darwin for approximately 3 weeks per year, the limited number of F-35A aircraft operations represents a negligible influence on the endorsed aircraft noise exposure forecasts. Further, the pattern of movements associated with proposed F-35A aircraft operations is expected to be equivalent to that of current F/A-18A/B Hornet aircraft operations.

Based on the above, predicted impacts resulting from the proposed F-35A aircraft operations to the amenity of residential and other sensitive land uses located the within the study area are expected to be negligible.

Notwithstanding the above, any future residential development that is affected by the endorsed ANEF would be required to give consideration to the guidance on the acceptable location of new buildings proposals in relation to aircraft noise exposure that is included within AS 2021-2000. This would be regulated through implementation of the Northern Territory Planning Scheme.

Details relating to the ANE system and AS 2021 – 2000 are included within Appendix A.

6.2 Likely Impact on Recreational Areas There are extensive recreational areas located within the RAAF Base Darwin Study Area. These areas include, but are not limited to open space, sporting fields, golf courses, water parks and numerous other recreation facilities.

The sudden appearance of an aircraft accompanied by a sudden loud noise, without visual or audible warning may startle people engaged in recreational activities such as organised sport, walking, cycling, boating or camping. Noise that may be generated from the proposed operation of the F-35A aircraft may affect people engaged in recreational activities.


The predicted impact of the proposed activity is expected to be negligible, based on the following:

» People who regularly use existing recreational facilities in the Darwin area are likely to be accustomed to aircraft noise to some extent, due to existing aircraft activity;

» The proposed operation of the F-35A aircraft will not involve any land development;

» Deployed RAAF F-35A aircraft operations are expected to occur at RAAF Base Darwin for approximately 3 weeks per year (generally on weekdays); and

» The pattern of movements associated with proposed F-35A aircraft operations is expected to be equivalent to that of current F/A-18A/B Hornet aircraft operations.

6.3 Likely Impact on Property Values The values of individual properties fluctuate for a variety of international, national and local economic reasons of which exposure to aircraft noise exposure is but one potential factor. Research has shown that a range of factors influence the selling price of a house, including: house attributes, seller characteristics; seller strategies; bargaining strength; spatial competition; and temporal factors – the time of the sale and season of the sale.


The assessment of the likely impact of the proposed F-35A aircraft on property values draws on the findings of existing research the impacts regarding exposure to aircraft noise on property values. The research adopts economic evaluation methods, which focus on ‘willingness–to–pay’. There are several different methodologies for undertaking this work, including:

» Hedonic price studies which are based actual behaviour, where preferences for quieter environments are revealed by higher prices paid for houses in those areas (MVA Consultancy, 2007); and

» Survey based methods:

> Contingent valuation method, which is a survey approach that asks people what they are willing to pay (MVA consultancy, 2007); and

> Stated preference, which is a survey approach which asks people to make valuation choices based on hypothetical scenarios (MVA Consultancy, 2007).

Research using survey based methods (MVA Consultancy, 2007) has indicated that the results obtained from the survey methods were unreliable and it was safer to rely on sources based on hedonic pricing. The hedonic pricing model considers a matrix of transaction related characteristics (e.g. transfer tax, year of sale); structural characteristics (number of rooms, quality of maintenance) and spatial characteristics (accessibility, neighbourhood ethnicity, level of urban facilities) (Dekkers and van der Straaten, 2009). The appeal of this method is that the monetary value of exposure to aircraft noise is deduced from the differences between property prices in areas of higher and lower impact.

Hedonic price studies have derived values for the Noise Depreciation Index in residential areasaround civilian airports (Nelson, 2008, Boes and Nuesch, 2010, Dekkers and van der Straaten, 2009). The Noise Depreciation Index (also referred to as the Noise Sensitivity Depreciation Index) is the percentage change in house prices per dB increase in noise level.

The Noise Depreciation Index derived from previous studies of civilian airports range from around 0.5% to 1% per dB, all things being equal (MVA Consultancy, 2007). This implies a 5% to 10% reduction in price for a 10dB increase in noise levels. Nelson (2008) concluded that the interquartile mean for aircraft is 0.8% per dB, and further concluded that the Noise Depreciation Index values have been reasonably stable over time.

Direct application of the Noise Depreciation Index derived from previous studies requires caution for the following reasons:

» The data of hedonic pricing method has a number of limitations (MVA Consultancy, 2007):

> The method ideally requires actual selling prices of properties at more or less the same time, however many are based on advertised prices or estimates from estate agents (MVA Consultancy, 2007);

> There is difficulty in finding comparable properties in areas of different noise levels (MVA Consultancy, 2007);

> There is nothing known about the circumstances or purchases or vendors – i.e. their characteristics, strategy and bargaining strength (MVA Consultancy, 2007);

> The model is unable to provide a monetary valuation for variations in the temporal distribution of noise (MVA Consultancy, 2007). This is important for consideration of military airports given the temporal distribution of exercises; and

> The model offers no opportunity to separately weight the numbers of aircraft movements and noisiness per movement (MVA Consultancy, 2007). This is important for consideration of military airports given the nature of Defence exercises.


» The Noise Depreciation Index is measured by undertaking a comparison of houses at different locations around an airport at a given time. It is not derived from how much house values change as a result of changes in noise over time;

» Most existing research originates from Europe and does not reflect the current housing market in Australia, and in particular, regional Australia.

» The Noise Depreciation Index has been applied to both airports and road traffic but has not been applied to military airfields.

In general, F-35A aircraft operations at RAAF Base Darwin are predicted to provide reductions in the number of noise events exceeding 70dB and 85dB LAmax relative to existing F/A-18A/B Hornet aircraft operations.

The N70 figures indicate that some receivers in the industrial area along Tiger Brennan Drive may experience more events exceeding 70dB LAmax as a result of the proposed F-35A aircraft operations (Marshall Day Acoustics, 2013). The areas predicted to be affected by a change in noise level or more events are described in Section 6.1 of this report. Table 5 below provides an overview of property values in residential areas located near RAAF Base Darwin and demonstrates that house prices vary considerably and proximity to the base or the ANEF contours in which it is located does not necessarily reflect lower housing values.

In 2012, the median house and unit price within both the Darwin and Palmerston Local Government Areas increased, however the percentile change across surburbs surrounding RAAF Base Darwin varied from an almost 20% increase, down to a reduction in median sale price. This shows that existing house and unit values in areas around RAAF Base Darwin vary widely showing that many factors affect house and unit values regardless of exposure to aircraft noise. Additional factors such as economic conditions and changes in supply and demand for different types of housing are also considered likely to have an effect on house and unit values.

Table 5 Property values - Darwin

House Unit

Suburb Median Price, September 2012 ($)

Change 2012 (%)

Median Price, September 2012 ($)

Change - 2012

(%)

Anula 580,000 3.6% 430,000 6.7%

Coconut Grove

485,000 -19.4% 435,000 2.9%

Jingili 575,000 -3.4% 330,000 Not recorded

Karama 527,500 7.2% 350,000 4.4%

Ludmilla 625,500 4% 390,000 0%

Malak 620,000 12% 345,000 7.4%

Marrara 772,500 20.3% 410,000 11.1%

Moil Millner 450,000 9% 292,500 0%

Darwin LGA 604,999 5.5% 425,000 1%

Palmerston LGA

530,000 8.6% 350,000 6.3%


(RP Data, 2013)

Over the past ten years there have been fluctuations in house and unit prices in suburbs surrounding RAAF Base Darwin. Examples are shown in Figure 10 to Figure 13 below for the suburbs of Ludmilla and Marrara. These fluctuations appear to be broadly consistent with the overall housing market for the Darwin Local Government Area and in most cases, sale prices are above the average for the Local Government Area, despite the proximity and operations of the airport and RAAF Base Darwin.

Figure 10 Capital growth in median prices (houses) - Ludmilla

(RP Data, 2014a)

Figure 11 Capital growth in median prices (houses) – Marrara

(RP Data, 2014b)

%change

%change


Figure 12 Capital growth in median prices (units) – Ludmilla

(RP Data, 2014a)

Figure 13 Capital growth in median prices (units) – Marrara

(RP Data, 2014b)


Based on the matters outlined above, it is concluded that:

» Previous hedonic price studies have derived a range from around 0.5% to 1% per dB values for the Noise Depreciation Index in residential areas around civil airports (MVA Consultancy 2007, Nelson 2008, Boes and Nuesch, 2010, Dekkers and van der Straaten, 2009). This implies a potential 5% to 10% reduction in property value for a 10dB increase in noise levels;

» Direct application of previous hedonic price studies and the Noise Depreciation Index value must be applied with caution for a range of reasons, listed above. Consequently, there is no certainty that the introduction of the proposed F-35A aircraft will result in any direct impact to property valuations;

%change

%change


» In general, F-35A aircraft operations are predicted to provide reductions in the number of noise events exceeding 70dB LAmax and 85dB LAmax relative to existing F/A-18A/B Hornet aircraft operations; and

» Data indicates that house and unit prices have generally increased in suburbs surrounding RAAF Base Darwin over the past ten years, despite the proximity and operations of the airport and RAAF Base.

Based on the above, it is considered unlikely that possible noise levels that may be generated by the F-35A aircraft will directly affect house values within the study area. Additional factors such as economic conditions and changes in supply and demand for different types of housing are likely to have a greater effect on house and unit values.


7 Conclusions

A planning and land use assessment associated with the proposed introduction of the F-35A aircraft flying operations at RAAF Base Darwin has been carried out.

The assessment has been prepared to address the land use assessment requirements of the EIS Guidelines. Specifically, the proposed replacement of existing F/A-18A/B Hornet aircraft operations with the F-35A aircraft has been assessed. The outcomes of this assessment are detailed as follows:

Strategic Framework

A review of relevant strategic plans, policies and strategies applicable to the proposed action and future development within the Greater Darwin region has determined that identified future growth areas are generally located outside the 20 contour of the 2030 ANEF.

It is considered appropriate that all future strategic planning, and in particular, development of the Darwin Region Land Use Plan gives consideration to the 2030 ANEF contours and the potential impact of aircraft operations on identified growth areas.

Likely Impact on Residential and Other Sensitive Land Uses

RAAF Base Darwin supports a relatively high number of civilian and other military aircraft movements. As deployed F-35A aircraft operations are expected to occur at RAAF Base Darwin for approximately 3 weeks per year, the limited number of F-35A aircraft operations represents a negligible influence on the endorsed aircraft noise exposure forecasts. Further, the pattern of movements associated with proposed F-35A aircraft operations is expected to be equivalent to that of current F/A-18A/B Hornet aircraft operations.

Predicted impacts resulting from the proposed F-35A aircraft operations to the amenity of existing residential and other sensitive land uses located the within the study area are expected to be negligible.

Notwithstanding the above, any future residential development on land within the 2030 ANEF would be required to give consideration to the guidance on the acceptable location of new buildings proposals in relation to exposure to aircraft noise that is included within AS 2021-2000. This would be regulated through implementation of the Northern Territory Planning Scheme.

Likely Impact on Recreational Areas

The assessment of likely impact on recreational areas concluded that the predicted impact of the proposed activity on recreational areas is expected to be negligible, based on the following:

» People who regularly use existing recreational facilities in the Darwin area are likely to be accustomed to aircraft noise to some extent, due to existing aircraft activity;

» The proposed operation of the F-35A aircraft will not involve any land development;

» Deployed RAAF F-35A aircraft operations are expected to occur at RAAF Base Darwin for approximately 3 weeks per year (generally on weekdays); and

» The pattern of movements associated with proposed F-35 aircraft operations is expected to be equivalent to that of current F/A-18A/B Hornet aircraft operations.

Likely Impact on Property Values

Consideration to the likely impact of proposed operation of the F-35A aircraft on property values determined that:


» Previous studies relating to civil airfields indicate that a 5% to 10% reduction in property value may arise for a 10dB increase in aircraft noise levels however the values of individual properties fluctuate for a variety of international, national and local economic reasons of which exposure to aircraft noise is but one potential factor. Research has shown that a range of factors influence the selling price of a house, including: house attributes, seller characteristics; seller strategies; bargaining strength; spatial competition; and temporal factors –the time of the sale and season of the sale.

Consequently, there is no certainty that the introduction of the proposed F-35A aircraft will result in any direct impact to property valuations.

» Data indicates that house prices throughout Darwin and Palmerston generally increased over 2012, despite the proximity and operations of RAAF Base Darwin and airport.


8 References

Australian Government 2011a. Department of Sustainability, Environment, Water, Population and Communities. Sustainable Australia – Sustainable Communities.

Australian Government 2011b. Department of Infrastructure and Transport. Our Cities, Our Future. A national urban policy for productive, sustainable and liveable future.

Australian Standards. Australian Standard AS2021-2000 - Acoustics-Aircraft noise intrusion-Building siting and construction.

Boes and Nuesch 2010. Quasi-experimental evidence on the effect of aircraft noise on apartment rents. Journal of Urban Economics . 2011.

Dekkers and van der Straaten 2009. Monetary valuation of aircraft noise. A hedonic analysis around Amsterdam airport. Ecological Economics. 2009.

Darwin International Airport 2010. Darwin International Airport Master Plan.

DLP&E 2013. Northern Territory Government. Department of Lands. Planning and the Environment. Northern Territory Land Information Systems. Available: http://www.lands.nt.gov.au/land-info/ntlis. Last Accessed: 14 November 2013.

DoE 2013a. Department of Environment. Environment Protection and Biodiversity Conservation Act 1999. Available: http://www.environment.gov.au/cgi-bin/ahdb/search.pl. Last accessed 18 Sept 2013.

DoE 2013b. Department of Environment. Australian Heritage Database. Available: http://www.environment.gov.au/cgi-bin/ahdb/search.pl. Last accessed 18 Sept 2013.

Ecological Australia 2013. Ecological Assessment. Flying Operations of the F-35 Joint Strike Fighter.

Faburel 2005. Properties Value Depreciation, Social Segregation and Environmental Injustices Caused by Aircraft Noise, InterNoise 2005, Rio de Janeiro.

Google Maps 2013. Available: https://maps.google.com.au/ Last accessed 11 Oct 2013.

Marshall Day Acoustics 2013. Joint Strike Fighter Operations in Australia RAAF Base Darwin & RAAF Base Townsville F-35A Noise Impact Assessment.

NASAG 2012. The National Airports Safeguarding Advisory Group. National Airports Safeguarding Framework.

National Native Title Tribunal 2013. Search the Register of Indigenous Land Use Agreements.Available: http://www.nntt.gov.au/Indigenous-Land-Use-Agreements/Search-Registered-ILUAs. Last accessed 26 Sept 2013.

Nellthorp, J. et al 2007. Introducing willingness-to-pay for noise changes into transport appraisal: an application of benefit transfer, Transport Reviews.

Nelson 2008. Hedonic Property Value Studies of Transportation Noise: Aircraft and Road Traffic in Hedonic Methods in Housing Markets – Pricing Environmental Amenities and Segregation by Baranzini et al, Published by Springer.

NTG 2013a. Northern Territory Population Projections, Interim – Update (2013 Release).


NTG 2013b. Northern Territory Government. Department of Lands, Planning and the Environment. Heritage Register. Available: http://www.ntlis.nt.gov.au/heritageregister. Last accessed: 14 November 2013.

NTPC 2014. Northern Territory Planning Commission (January 2014). Towards a Darwin Regional Land Use Plan.RP Data 2014a. Suburb Statistics Report – Ludmilla. 13 February 2014.

RP Data 2014b. Suburb Statistics Report – Marrara. 13 February 2014.

Legislation

Northern Territory Planning Act, 1999 (NT)

Northern Territory Planning Scheme, 2007 (NT)

Environment Protection and Biodiversity Conservation Act, 1999 (Commonwealth)

Northern Territory Heritage Act, 2011 (NT)

46 F-35A Lightning II Environmental Impact Statement Elton Consulting

Appendices A Forecasting Aircraft Noise and Land Use AssessmentB Strategic Framework Review

F-35A Lightning II Environmental Impact Statement Elton Consulting 47

A Forecasting Aircraft Noise and Land Use Assessment

The Australian Noise Exposure (ANE) rating system is used for forecasting aircraft noise exposure levels around aerodromes and provides for the production of noise exposure forecast maps which may be used to guide future land use planning within the vicinity of airports and designated flight paths. This allows land use planners to give consideration to forecast aircraft noise and plan future development accordingly.

The Australian Noise Exposure Forecast (ANEF) is the official forecast of future noise exposure patterns around an airport. It is the recognised national standard used to guide land use planning in the vicinity of airports in Australia and is set out in Australian Standard AS 2021–2000.

The ANE rating is a complex metric designed to represent noise exposure across an average annual day. This information may be displayed as noise exposure contours in one of three ways:

» Australian Noise Exposure Concept (ANEC): these are noise exposure contours for different potential operating scenarios, for example, in the process of examining flight path options or alternative aircraft operating procedures.

» Australian Noise Exposure Forecast (ANEF): these are the official forecasts of future noise exposure patterns around an airport and they constitute the contours on which land use planning authorities base their controls. At any given time, there can only be a single ANEF contour endorsed for an airfield.

» Australian Noise Exposure Index (ANEI): these are contours showing historic noise exposure patterns for a given year and are used in environmental reporting and benchmarking.

Each of the above contour types relate to the same type of noise information, but describe different scenarios (Marshall Day Acoustics, 2013).

The Australian Standard AS 2021-2000 provides guidance on the acceptable location of new buildings proposals in relation to aircraft noise exposure. Table 6 identifies specific forms of development considered acceptable, conditionally acceptable and unacceptable within specific ANEF contours as outlined in Table 2.1 of AS 2021-2000. This allows land use planners to give consideration to forecast aircraft noise exposure and plan future development accordingly.


Table 6 Building Site Acceptability based on ANEF zones – AS2021-2000

Building Type

ANEF zone of site

Acceptable Conditionally Acceptable Unacceptable

House, home, unit, flat, caravan park

Less than 20 ANEF (Note 1)

20 to 25 ANEF

(Note 2)

Greater than 25 ANEF

Hotel, motel, hostel Less than 25 ANEF 25 to 30 ANEF Greater than 30 ANEF

School, university Less than 20 ANEF (Note 1)

20 to 25 ANEF

(Note 2)

Greater than 25 ANEF

Hospital, nursing home

Less than 20 ANEF (Note 1)

20 to 25 ANEF Greater than 25 ANEF

Public building Less than 20 ANEF (Note 1)

20 to 30 ANEF Greater than 30 ANEF

Commercial building Less than 25 ANEF 25 to 35 ANEF Greater than 35 ANEF

Light industrial Less than 30 ANEF 30 to 40 ANEF Greater than 40 ANEF

Other industrial Acceptable in all ANEF zonesNotes: 1. The actual location of the 20 ANEF contour is difficult to define accurately, mainly because of the variation in flight

paths. Because of this, the procedure of Clause 2.3.2 may be followed for building sites outside but near to the 20 ANEF contour.

2. Within 20 ANEF to 25 ANEF, some people may find that the land is not compatible with residential or educational uses. Land use authorities may consider that the incorporation of noise control features in the construction of residences or schools is appropriate.

(AS 2021 -2000)

Under AS 2021-2000, all building types are classed as being ‘acceptable’ where the ANEF value is less than 20. Below this value, it is usually considered that there is no need for aircraft noise exposure reduction measures such as the incorporation of noise exposure control features as part of new buildings.

One of the limitations of ANEF modeling is that ANEFs may contribute to a misconception that aircraft noise exposure impacts will not be experienced outside the ANEF 20 contour (NASAG, 2012).


The Northern Territory Planning Scheme contains specific provisions relevant to the application of AS 2021-2000 and requires that applications for a use or development must demonstrate consideration to AS 2021 – 2000 and the endorsed ANEF.


B Strategic Framework Review

B-1 Commonwealth Planning Matters

B-1-1 Sustainable Population Strategy, 2011 The Sustainable Population Strategy outlines the Australian Government’s framework for a sustainable nation. It is intended to help to ensure that future population change is compatible with Australia’s economic, environmental and social wellbeing.

The Strategy focuses on the necessary policy settings and governance arrangements in place to deliver improvements in our wellbeing, at the local, regional and national levels.

The main objective is to ensure that future changes in Australia’s population are compatible with the sustainability of our economy, communities and the environment. Six underlying principles guide how the Government addresses population issues now and into the future:

1. Freedom of choice: Where to live; household structure and family composition; engagement with the community, economy and our institutions, and the use of government services and infrastructure are a matter of choice for individual Australians and their communities;

2. Valuing diversity: Recognising the benefits of diversity – in culture (including Australia’s Indigenous culture), age, beliefs and lifestyle.

3. Enhancing our prosperity: Capacity to provide the opportunities, benefits and investments expected by Australians depends on enhancing our prosperity and living standards, in real terms, into the future. This can only be achieved through investment in the long term drivers of economic growth and productivity;

4. Good custodianship:The protection of the natural and built environment; sustainable use of Australia’s natural resources; and the conservation of biodiversity and our heritage is an essential responsibility we owe to past and future generations and the global community.

5. Place matters: Quality of life and sense of community is linked to physical location and shared experiences; and

6. Joint responsibility: Commonwealth, State, territory and local governments all have particular responsibilities and must work together to support a sustainable Australia.

(Australian Government, 2011a).


Initiatives that may be of relevance to the proposed action include promotion of regional development through the ‘Sustainable Regional Development’ program and supporting the liveability and sustainability of regional communities across Australia through the ‘Promoting Regional Living’ program.


B-1-2 Our Cities, Our Future – A National Urban Policy for a Productive, Sustainable and Liveable Future

The National Urban Policy establishes the Australian Government’s objectives and directions for Australia’s cities. It sets a vision for cities to deliver future prosperity and wellbeing for Australia’s communities and reinforces the Council of Australian Governments’ national objective to “ensure Australian cities are globally competitive, productive, sustainable, liveable, socially inclusive and well placed to meet future challenges and growth.”

The National Urban Policy recognises the strong interrelationships between cities and regions and the role that our major regional centres play and the challenges that they face dealing with the complexities of the modern economy.

The goals and objectives of the National Urban Policy are:

» Productivity: To harness the productivity of Australia’s people and industry, by better managing our use of labour, creativity and knowledge, land and infrastructure.

> Improve labour and capital productivity;

> Integrate land use and infrastructure; and

> Improve the efficiency of urban infrastructure.

» Sustainability: To advance the sustainability of Australia’s natural and built environment, including through better resource and risk management.

> Protect and sustain our natural and built environments;

> Reduce greenhouse gas emissions and improve air quality;

> Manage our resources; and

> Increase resilience to climate change, emergency events and natural hazards.

» Liveability: To enhance the liveability of our cities by promoting better urban design, planning and affordable access to recreational, cultural and community facilities.

> Facilitate the supply of appropriate mixed income housing;

> Support affordable living choices;

> Improve accessibility and reduce dependence on private vehicles; and

> Support community wellbeing.

» Governance

> Improve the planning and management of our cities;

> Streamline administrative processes; and

> Evaluate progress.

(Australian Government, 2011b).

With specific regard to infrastructure provision, the policy recognises the need to ensure our roads, railways, ports, airports, communications, water and electricity networks can adequately provide for economic and population growth.


Initiatives that may be of relevance to the proposed action and have been identified to integrate land use and infrastructure include:

» Commission Infrastructure Australia to further review how nationally significant transport, communication and energy corridors, sites and buffers in our major cities can be better planned, protected and managed, while minimising disruption to communities.


» Building upon the findings of this work, the Australian Government will further develop an effective national land use planning framework for land near airports and flight paths. The framework supports the protection of operational airspace and processes to ensure that communities are not exposed to unacceptable levels of aircraft noise.

It is noted that the National Airports Safeguarding Framework has been released.

» Engage with capital city airport operators, and States and local government on coordinated and integrated planning on and around airports through existing Planning Coordination Forums.

B-1-3 The National Airports Safeguarding Framework An initiative of the Council of Australian Governments was the establishment of the Standing Council on Transport and Infrastructure in September 2011 which brings together Commonwealth, State, Territory and New Zealand Ministers with responsibility for transport and infrastructure issues, as well as the Australian Local Government Association. The Council prepared a National Airports Safeguarding Framework which has been agreed to by its members to be implemented as part of the strategic planning process.

The National Airports Safeguarding Framework was released in 2012 and addresses planning matters relating to both civilian and military airports. It provides a national land use planning framework that aims to:

» “improve community amenity by minimising aircraft noise-sensitive developments near airports including through the use of additional noise metrics and improved noise-disclosure mechanisms; and

» improve safety outcomes by ensuring aviation safety requirements are recognised in land use planning decisions through guidelines being adopted by jurisdictions on various safety-related issues.”

(NASAG, 2012)

The national land use planning framework has been implemented to ensure that future airport operations and their economic viability are not constrained by incompatible residential development.

The Safeguarding Framework covers planning for the larger civilian airports subject to the Commonwealth Airports Act 1996 as well as military airports and smaller regional and general aviation airports.

It is the responsibility of each jurisdiction to implement the Safeguarding Framework into their respective planning systems.

Principles for a National Airports Safeguarding Framework

The following seven principles have been identified as fundamental to an effective National Airports Safeguarding Framework:

Principle 1. The safety, efficiency and operational integrity of airports should be protected by all governments, recognising their economic, Defence and social significance.

Principle 2. Airports, governments and local communities should share responsibility to ensure that airport planning is integrated with local and regional planning.

Principle 3. Governments at all levels should align land use planning and building requirements in the vicinity of airports.

Principle 4. Land use planning processes should balance and protect both airport/aviation operations and community safety and amenity expectations.


Principle 5. Governments will protect operational airspace around airports in the interests of both aviation and community safety.

Principle 6. Strategic and statutory planning frameworks should address aircraft noise by applying a comprehensive suite of noise measures.

Principle 7. Airports should work with governments to provide comprehensive and understandable information to local communities on their operations concerning noise impacts and airspace requirements.

(NASAG, 2012)

In relation to military aircraft noise exposure, clause 14 of Guideline A also notes that:

“It is recognised that the pattern of flying at military airfield might not readily lend itself to the same suite of frequency based noise measurements. This is because military jets exhibit a pattern of lower frequency but higher individual noise events that may require different measures, such as N80s. These airfields might continue to rely more heavily on the ANEF.”

Notwithstanding the above, the Safeguarding Framework provides specific guidelines relevant to:

» Rezoning of greenfield areas to permit noise sensitive uses;

» Rezoning of brownfield areas to permit noise sensitive uses; and

» Assessment of new development applications for noise sensitive uses within existing residential areas.

The Safeguarding Framework proposes the use of supplementary metrics for defining the extent of noise effects around airports in the form of Number Above values which include the N60, N65 and N70 values along with details of the number of such events. The Safeguarding Framework proposes guidelines for areas where:

» The ANEF is greater than 20; or

» There are 20 or more daily events greater than 70dB LAmax (N70 20 events); or

» 50 or more daily events greater than 65dB LAmax (N65 50 events); or

» 100 or more daily events greater than 60dB LAmax (N60 100 events); or

» 6 or more events greater than 60dB LAmax between 2300-0600hrs.

(NASAG, 2012)

For brownfield sites the Safeguarding Framework recognises that exposure to some aircraft noise may be acceptable, given the other benefits the site may have to offer. In order to allow such development, the Safeguarding Framework recommends that permit or approval conditions should be used to reduce noise exposure impacts (through sound insulation), and disclosure processes applied that ensure residents are aware of these impacts prior to purchase.


The Northern Territory Government relies on the Northern Territory Planning Scheme to manage the potential impact of aircraft noise exposure throughout the majority of the Territory, including land within the Greater Darwin region.

Specifically, the Northern Territory Planning Scheme contains standards that are intended to ensure land use impacts arising from aircraft operations are minimised. It is considered necessary that land use regulations that relate to aircraft operations continue to be enforced as any relaxation in policy implementation may potentially lead to future land use conflicts.


B-2 Territory Planning Matters

B-2-1 Framing the Future Draft Blueprint The Northern Territory Government is developing a blueprint called Framing the Future to support the Northern Territory Government’s vision for the next three years. The draft document was released for public comment in August 2013 and it is understood that the Northern Territory Government is currently focusing on completion of the final blueprint.

The draft blueprint identifies four strategic goals of the Northern Territory. These include:

» A prosperous economy focusing on:

> Creating wealth and jobs;

> Being open, competitive and innovative;

> Building on exports and the needs of trading partners;

> Capture of ideas, energy and opportunities; and

> Landing new local, national and international investment.

» A strong society that:

> Values rights to freedom and ensures access to opportunities and resources;

> Supports the most vulnerable; and

> Is safe for all.

» A balanced environment that is:

> Sustainable;

> Balances use with protection; and

> Has well managed urban design and public spaces.

» A confident culture that is:

> Proud and confident;

> Values and celebrates diversity;

> Supports significant occasions and events; and

> Focuses on healthy, active and enjoyable lifestyle.

(Northern Territory Government, 2013)


The draft blueprint identifies the need to finalise the Darwin Region Land Use Plan which will identify future growth areas within this locality.

There are no matters relevant to the proposed activity that are likely to impact on the implementation of the above identified strategic goals.


B-3 Regional Planning Matters

B-3-1 Darwin Regional Land Use Plan, 2014 Future regional land use and development within the Greater Darwin region will be guided by the Darwin Regional Land Use Plan that is currently being developed. It is anticipated that the plan will provide a framework for facilitating future growth in the Darwin region.

To support development of this plan, the Northern Territory Government released a consultation document in January 2014 titled Towards a Darwin Regional Land Use Plan, 2014. This plan will remain open for public comment until March 2014.

The plan identifies urban growth options in the following locations:

» Infill options:

> Berrimah Farm and Berrimah North.

» Greenfield options:

> Glyde Point and Murrumujuk

> Palmerston North

> Elizabeth River, Palmerston and Weddell

> Hughes and Noonamah

> Cox Peninsula

» Retail and commercial:

> Darwin CBD;

> Palmerston; and

> Casuarina.


The Consultation document Towards a Darwin Regional Land Use Plan identifies likely future growth areas within the Greater Darwin region. Most of the growth areas will not be affected by the 2030 ANEF contours, with the exception of some areas within the Berrimah locality. Consequently, any future land use planning within the identified growth areas will need to give consideration to the endorsed ANEF.

B-4 Local Planning Matters

B-4-1 Darwin Airport Master Plan, 2010 Darwin International Airport Pty Ltd has a 50 year lease plus 49 year option over the Darwin International Airport from the Commonwealth of Australia under the Airports Act 1996. Darwin International Airport Pty Ltd is also a Joint User Airport under the Airports Act 1996 and a joint user deed with the Department of Defence relating to the co-located operation of the airport and RAAF Base Darwin (Darwin International Airport, 2010).

The Darwin Airport Master Plan identifies that Darwin International Airport can accommodate forecast growth in aircraft movements and passenger activity, expanded aviation support facilities and commercial developments.


With regard to land use planning, the master plan includes a Land Use Zone Plan that aims to achieve the following:

» Ensure adequate land for expansion of aviation activity;

» Separate aeronautical and non-aeronautical uses;

» Where possible, make use of terminology and definitions consistency with the Northern Territory Planning Scheme;

» Provide land for conservation reserves; and

» Commercial Development.

(Darwin International Airport, 2010)


Future development that will be affected by the Land Use Zone Plan is addressed in Section 6.1 of this report. The building site acceptability standards identified within AS2021-2000 provides guidance for any future development within this locality.

It is considered that the proposed operation of the F-35A aircraft will not result in any significant impact on future development of land affected by the Darwin Airport Master Plan.

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