Proposed Telecommunications Facility at Farleigh...Conduits and cable tray for feeder cables. Access...

Proposed Telecommunications Facility at Farleigh

Date

michellem

Received (Manual Date)

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Table of contents Executive Summary 3

1 Introduction 4

2 Proposal 5

3 Site Characteristics 9

4 Relevant Federal Legislation 12

5 State Planning Assessment 13

6 Planning Scheme 16

7 Environmental Impacts 20

8 Conclusion 22

Appendix 1 Site Plans

Appendix 2 Codes

Appendix 3 EME Report

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Executive Summary

Site and Proposal Details

Address of Site 555 Sugarshed Road, Farleigh, QLD, 4740

Real Property Description Lot 1 on RP716241

Site Area 13.52 Ha

Local Authority Mackay Regional Council

Planning Scheme Mackay City Planning Scheme 2006

Zone Rural

Purpose of Proposal under the Planning Scheme Telecommunications Facility (Major Impact)

Owner Gerard J. & K. A. Sherry

Application Details

Type of Development

Preliminary Approval Development Permit

Material Change of Use - Code Assessment

Building Works Code Assessment -

Applicant Details

Applicant Telstra Corporation Ltd

C/- Urbis Pty Ltd

GPO Box 3205

BRISBANE QLD 4001

Contact Person Matt Boyd Ph: (07) 3007 3800

Our Reference BA2294

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1 Introduction Urbis Pty Ltd has been commissioned by Telstra Corporation Ltd to prepare a development application for a proposed new telecommunications facility at 555 Sugarshed Road, Farleigh.

This town planning report addresses the merits of the development with regard to the provisions of the Mackay City Planning Scheme 2006 and the relevant sections of the Sustainable Planning Act 2009. For the purpose of this report, the Mackay City Planning Scheme 2006 will be referred to as the „Planning Scheme‟ and the Sustainable Planning Act 2009 will be referred to as the „SPA‟.

As outlined in the Executive Summary, the application is for a Development Permit for a Material Change of Use and a Preliminary Approval for Carrying out Building Work, and is subject to Code Assessment.

It is considered that the development is appropriate and justified; therefore Council‟s approval of the application is sought, subject to reasonable and relevant conditions.

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2 Proposal

2.1 Proposal Details

The proposal involves a Material Change of Use application (Code Assessment) to install a telecommunications facility over part of Lot 1 on RP716241, located at 555 Sugarshed Road, Farleigh. The proposed facility will be referred to by Telstra as the Farleigh facility.

The development will comprise:

30 metre high monopole;

Six (6) CHA010, Telstra Panel antennas (2.63m long) attached to the top of the monopole via a triangular headframe;

One (1) low impact equipment hut adjacent to the pole, with dimensions 3.2m by 2.28m x 3.0m (l x w x h); and

Conduits and cable tray for feeder cables.

Access to the proposed facility for maintenance is proposed to be via the existing entrance to the Telstra exchange off the Bruce Highway. The proposed site layout and elevation plans are included in Appendix A.

2.2 Construction and Maintenance Activity

The proposed telecommunications facility upgrade will be installed over a period of approximately 5 weeks. The following construction activities will occur at the site:

Site set out;

Truck delivery of materials;

Pouring Concrete Foundations; and

Installation of telecommunications equipment (antennas).

The proposed development will be „unmanned‟ once constructed, with routine maintenance conducted infrequently.

2.3 Investigations of Co-location

2.3.1 Identification of the Requirement for the Facility

The cellular mobile phone network is based on the use of small low powered intelligent two way radio transmitters (mobile phones) that are interconnected over radio channels to the telephone network via a series of mobile base stations.

The nature of the base stations is such that reliable communication is limited mainly to “line of sight” of the mobile. Whilst some buildings and foliage can be penetrated, radio signals cannot penetrate more substantial objects, such as hills. As a general rule, the higher a base station is elevated and the taller a base station structure is, the greater its range of coverage.

Due to the need to re-use the frequencies within the network to support traffic from a large number of users, the signals from the base stations must be restricted from travelling too far into the coverage area of adjacent base stations. Otherwise users experience interference and poor call performance, and potentially call drop-outs.

Telstra use a number of methods to identify those parts of the network that require improved coverage, capacity and call performance. These methods include drive surveys, statistical measures, computer modelling of coverage and the evaluation of customer complaints. When an area within the network is identified as providing poor service and performance, investigations are undertaken to determine the measures required to rectify these service and performance deficiencies.

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The first stage of the process is to consider if the deficiency can be improved through optimisation of the existing network hardware, to avoid the deployment of additional infrastructure. This involves a review of the antenna configurations at existing sites in the subject area, adjustments to software parameters and other similar changes to the existing network configuration. In many instances, network optimisation offers sufficient improvements and means that capital works or the construction of new facilities are not required to remedy the situation.

However, if optimisation cannot deliver a satisfactory outcome, the deployment of a new site is considered. The initial research undertaken is used to define the scope of the network deficiency and the performance objective of the proposed new facility.

2.3.2 The Need for the Telstra Farleigh Facility

The site is required within Farleigh to improve telecommunications coverage in an area of noted deficiency. The proposed facility needs to able to absorb additional traffic and provide improved depth of coverage in the area. It is noted that the decommissioning of the existing facility has been undertaken at the direction of Council.

The performance objective for the proposed facility is to provide a successful relocation through continued call quality and performance in the target area. The facility will provide matching depth of coverage to Farleigh and surrounding areas.

2.3.3 Investigations of Opportunities for Optimisation of Existing Telstra Sites

The opportunity for facility co-location was thoroughly explored as part of this proposal. No suitable alternatives for co-location, to achieve the desired coverage performance, were identified. Therefore, a new site in the area was required to be considered.

2.3.4 Process of Site Selection

Considering the inability to co-locate the proposed telecommunications facility with an existing facility, selection of a suitable alternative site was required. The process of site selection involves identification of sites that are capable of meeting the required service and performance requirements. Telstra apply and evaluate a range of criteria as part of the site selection process. The search ring for the proposed site is shown in Figure 1.

Telstra identifies potential sites that meet coverage requirements through the use of computer modelling tools that produce the coverage that may be expected from different sites.

There are also a number of other criteria that are used to assess options and select sites that may be suitable for the facility. These take into account factors other than the radio performance of the site, and include:

The potential of obtaining tenure at the site, as Telstra is unable to lodge a development application without the consent of the land owner;

Visual impact and the potential of obtaining relevant town planning approvals;

Proximity to sensitive uses and/or areas of environmental heritage; and

The cost of developing the site and the provision of utilities (power, access to the facility and transmission links).

2.3.5 Why was the selected site chosen?

The alternative target sites were limited given the residential nature of land uses in the area. Telstra identified 8 alternative sites for the proposed facility, detailed below (refer to Figure 1):

Candidate A: Sherry Property 1 – 555 Sugarshed Road, Farleigh

Candidate B: Sherry Property 2 – 555 Sugarshed Road, Farleigh

Candidate C: Hewbridge Property – 16 Powells Road, Farleigh

Candidate D: Water Reservoir – 16 Sunset Drive, Erakala

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Candidate E: Powerlink Pylon – Land off Eyre Place, Farleigh

Candidate F: Rural Fire Services – 627 Sugarshed Road, Farleigh

Candidate G: Camilleri Property – 645 Sugarshed Road, Farleigh

Figure 1 –Locality Map of Candidates

(Source: Google Maps 2010) Initially, following thorough analysis of planning controls, Candidate A and B appeared as the most suitable opportunities given the current land use, ease of access and overall coverage achievement. The remaining candidates were not pursued primarily due to the lack of required coverage performance. Furthermore, these candidates were identified as having significant issues with design, construction and access to infrastructure when compared to candidate A and B. Following land owners negotiations and preference, Candidate A was selected as the proposed facility location.

2.3.6 Why was the proposed site design chosen?

In the case of the Farleigh facility, Telstra has decided to utilise a 30 metre high monopole with antennas attached to the top via a headframe. It is acknowledged that the telecommunications facility proposes to utilise a headframe to mount the antennas, as opposed to a turret mount which would result in a more slender pole. Telstra‟s mobile network, known as Next G, is a 3G network which enables users to access high speed data and wireless broadband services in additional to standard voice services. The uptake of data and broadband services in Australia since the launch of Telstra‟s network has been substantial and has resulted in a significant number of sites needing to be upgraded to provide the capacity to meet this demand. This

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capacity is provided by increasing the number of antennas which are installed on the facilities. As shown on the proposed elevation plans for the facility (Q109860 S3) it is proposed to install six (6) antennas initially, with reservation being made for a further three (3) antennas if/when required. It is not practically possible to install more than six (6) antennas using a turret mount and therefore a headframe is required to ensure future capacity needs are met. It is noted that Telstra has an exemption from obtaining planning content for the upgrades to their facilities under the Telecommunications Act 1997 (Cwth). However Telstra wish to be transparent with Council regarding their potential future expansion plans and therefore have provided details of the potential scale of the ultimate facility, showing all potential upgrades.

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3 Site Characteristics

3.1 Location

The site is located at 555 Sugarshed Road, Farleigh (formally described as Lot 1 on RP716241), comprising a total area of approximately 13.52 Ha (refer to Figure 2 below). The site is located within the suburb of Farleigh, approximately 9km west from Mackay city centre, between the Bruce Highway and the Pioneer River inlet. The site is situated within a rural area, characterised by predominately agricultural land (sugarcane).

Figure 2 –Locality Map

(Source: Google Maps 2010)

3.2 Site Description, Topography and Vegetation

The site comprises one triangle-shaped allotment, with frontages to Ridolfis Road on both the west and south boundaries of the site (refer to Figure 3). Access to the site is achieved from Ridolfis Road via Sugarshed Road from the north (off Bruce Highway), and the Dumbleton-Farleigh Road from the south.

The site is used for agricultural purposes, comprising sugarcane crop production. The topography at the proposed facility location is generally flat. The existing land use and road frontage of the site is illustrated in the aerial photograph and site photos at Figure 3 and Figure 4 respectively.

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Figure 3 – Aerial Photograph

(Source: Google Maps, 2011)

Figure 4 – Existing Built Form on the Site

Picture 1 – View of the proposed site looking north Picture 2 – View of the proposed site looking south

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3.3 Surrounding Land Uses and Built Form

A description of adjoining land uses and built form are identified as follows:

North – land to the north of the site is predominately occupied by rural residential and agricultural land uses. The Bruce Highway is located approximately 2.3 km north of the proposed facility location.

East – land immediately to the east of the site similarly comprises agricultural practices. Rural residential development occupies land beyond Farleigh-Dumbleton Road, approximately 1.5km from the site. The town of Glenella is located approximately 5km east of the site.

South – Ridolfis Road bounds the south of the site. Land to the south occupies agricultural practices and scattered vegetation. The Pioneer River is located approximately 2.3km south of the site.

West – Land to the west of the site occupies agricultural practice throughout, across Ridolfis Road.

Refer to Figure 5 outlining an aerial photograph of the site and surrounding land uses and built form.

Figure 5 – Surrounding Land Uses

(Source: Google Maps, 2011)

SITE

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4 Relevant Federal Legislation The following information provides a summary of the Federal legislation relevant to telecommunications development proposals.

4.1 Telecommunications Act 1997

The Telecommunications Act 1997 (the Act) came into operation on 1 July 1997. The Act provides a system for regulating telecommunications and the activities of carriers and service providers.

Under the Act, telecommunications carriers are no longer exempt from State and Territory planning laws except in three limited instances:

1. There are exemptions for inspection of land, maintenance of facilities, installation of “low impact facilities”, subscriber connections and temporary defence facilities. These exemptions are detailed in the Telecommunications (Low-impact Facilities) Determination 1997 and the Amendment No. 1 of 1999 and these exceptions are subject to the Telecommunications Code of Practice 1997;

2. A limited case-by-case appeals process exists to cover installation of facilities in situations of national significance; and

3. There are some specific powers and immunities from the previous Telecommunications Act 1991.

The proposal is for a freestanding monopole and associated antennas and equipment. Therefore the facility cannot be considered low impact, as defined by the Telecommunications (Low-impact Facilities) Determination and thus the proposal is not exempt from State planning laws in this instance.

4.2 Telecommunications Code of Practice 1997

The Telecommunications Code of Practice 1997 (The Code) authorises a carrier to enter land, inspect land and install and maintain a facility. The Code emphasises “best practice” design, planning and installation of facilities, compliance with industry standards and minimisation of adverse impacts as much as practicable, particularly in terms of degradation of the environment and visual impact. It is considered that the subject proposal is “best practice” given that the proposal will:

Provide improved telecommunications and wireless internet coverage in the Farleigh area;

Be located on a non-residential site within the local area;

Comprise the smallest scale configuration possible for the site to reduce the visual impact of the proposal.

4.3 Commonwealth Environment Protection and Biodiversity Conservation Act 1999

The Environment Protection and Biodiversity Conservation Act commenced on 16 July 2000 and introduce a new role for the Commonwealth Government in the assessment and approval of development proposals where those proposals involve actions that have a significant impact on matters of National Environmental Significance, the environment of Commonwealth owned land and actions carried out by the Commonwealth Government.

The proposal is not of National Environmental Significance, as it will not impact on:

World Heritage Areas;

wetlands protected by International Treaty (The RAMSAR Convention)

nationally listed threatened species, communities and migratory species;

all nuclear actions; and

the environment of Commonwealth Marine area.

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5 State Planning Assessment

5.1 Sustainable Planning Act 2009

The purpose of the Sustainable Planning Act 2009 (SPA) is to achieve ecological sustainability by coordinating planning at all levels of government and by managing the development process as well as the impact of the development.

The subject application is for a „Material Change of Use‟ and is assessable development. A Development Permit is to be obtained prior to the commencement of the development. Assessment against the Planning Scheme indicates that the proposed use is subject to Code Assessment, in accordance with Section 313 of the SPA.

5.2 State Planning Policies

State Planning Policies are a mechanism by which the State Government expresses its interests in economic, social, or environmental issues that can be implemented through planning schemes and development assessments. State Planning Policies are required to be integrated into local government planning schemes and regional plans, and where this has not occurred, the Policies are to be considered when assessing development applications, if relevant.

5.2.1 State Planning Policy 1/92

SPP 1/92 - “Development and the Conservation of Agricultural Land” provides a framework within which land identified as Good Quality Agricultural Land (GQAL) can be protected from development which leads to its alienation or diminished productivity. This SPP is identified as having been appropriately integrated into the Planning Scheme. Therefore, assessment against this SPP is achieved via the relevant Overlay Codes in the Planning Scheme (see Section 6.10 of this document).


SPP 1/02 - “Development in the Vicinity of Certain Airports and Aviation Facilities”, requires local governments to take into account current and future aircraft operational requirements when considering development applications in the vicinity of such facilities.

This SPP is identified as having been appropriately integrated into the Planning Scheme. Therefore, assessment against this SPP is achieved via the relevant Overlay Codes in the Planning Scheme (see Section 6.10 of this document).


SPP 2/02 – “Planning and Managing Development involving Acid Sulfate Soils” seeks to ensure that development involving acid sulfate soils is planned and managed to avoid potential adverse effects on the natural and built environment. The site is not located within an area of acid sulfate soils and therefore is not subject to acid sulfate soils constraints.



SPP 1/03 – “Mitigating the Adverse Impacts of Flood, Bushfire and Landslide” seeks to minimise the potential adverse impacts of flood, bushfire and landslide on people, property, economic activity and the environment.


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SPP 1/07 – “Housing and Residential Development” seeks to ensure that large, higher growth local governments identify their community‟s housing needs and analyse, and modify if necessary, their planning schemes to remove barriers and provide opportunities for housing options that respond to identified needs.

The SPP has no effect when development applications are assessed and is therefore of no relevance to the consideration of this proposal.


SPP 2/07 – “Protection of Extractive Resources” identifies those extractive resources of State or regional significance where extractive industry development is appropriate in principle, and aims to protect those resources from developments that might prevent or severely constrain current or future extraction when the need for utilisation of the resource arises.

The proposed development is not located in an identified Key Resource Area nor is it within a designated Separation Area. The Farleigh Key Resource area and separation area occur north of the Bruce Highway, nearly 5 km northeast from the proposed development. Accordingly this SPP is of no relevance to the proposed development.


State Planning Policy 1/09 – “Reconfiguring of a Lot Code for Land in Indigenous Local Government Areas to which a Local Planning Scheme does not Apply” seeks to enable the construction of new dwellings and for housing related infrastructure in remote indigenous communities. The site is not located within an applicable local government area under State Planning Policy 1/09. This Policy is therefore not relevant to the application.


State Planning Policy 2/09 – “Acceleration of Compliance Assessment” applies for assessing requests for compliance assessment for development for reconfiguring a lot that require compliance assessment under schedule 18 of the Sustainable Planning Regulation 2009 (the Regulation). This Policy is therefore not relevant to the application.


State Planning Policy 1/10 – “Protecting Wetlands of High Ecological Significance in Great Barrier Reef Catchments” seeks to ensure development in or adjacent to wetlands of high ecological significance in Great Barrier Reef catchments is planned, designed, constructed and operated to minimise or prevent the loss or degradation of the wetlands and their values, or enhances these values. The site is not located in the Great Barrier Reef Catchment Area and therefore this policy is of no relevance to the proposed development.


State Planning Policy 2/10 – “Koala Conservation in South East Queensland” aims to ensure that koala habitat conservation is taken into account in planning processes within the South East Queensland Koala Protection Area. The State Planning Policy does not contain any specific requirements for development and instead specifies requirements for Council‟s when undertaking strategic planning and making land use decisions. The policy is not relevant to this application.

5.2.11 Coastal Management Plan

The State Coastal Management Plan describes how the coastal zone is to be managed as required by the Coastal Protection and Management Act 1995 (the Coastal Act). The State Coastal Plan provides coastal management policy direction and defines how these directions should be implemented by government, industry and the community.

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The site is located outside of a Coastal Management District; therefore, assessment under this policy is not required.


State Planning Policy 3/10 - “Acceleration of Compliance Assessment” applies for assessing requests for compliance assessment for development for reconfiguring a lot that require compliance assessment under schedule 18 of the Sustainable Planning Regulation 2009. Compliance assessment is not sought as part of this development application; accordingly this Policy is of no relevance to the proposed development.


State Planning Policy 4/10 – “Healthy Waters” was created to ensure that urban purposes are planned, designed, constructed and operated to manage stormwater and waste water in ways that protect the environmental values. The proposed telecommunication facility will not result in any discharge and is not considered to impact on water quality. Therefore this State Planning Policy is not relevant to the proposed development.


SPP 5/10 – “Air, Noise and Hazardous Materials” seeks to strategically plan and manage the interface between land zoned for industry and land zoned for sensitive land uses to support and protect industrial land uses in appropriate locations.

The site is not located within proximity to any major industry zoned land. This policy is therefore not applicable to the assessment of the proposed development.


State Planning Policy 2/11 – “Planning for Stronger, More Resilient Flood Plains” has been implemented to allow a local government to amend existing planning schemes to incorporate a Natural Hazard Management Area (Flood), and to inform strategic land use planning decisions for the preparation of new Sustainable Planning Act 2009 planning schemes. The site has not been identified as being affected by flooding.

5.3 Referral Agencies

A review of the referral triggers outlined in Schedule 7 of the Sustainable Planning Regulation 2009 has been undertaken. No referrals were identified as required for this application.

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6 Planning Scheme

6.1 Mackay City Planning Scheme

As highlighted earlier in this report, the planning scheme applicable to the proposed development is the Mackay City Planning Scheme 2006 (the „Planning Scheme‟).

6.2 Definition

Under the Planning Scheme, the proposal is identified as a Telecommunications Facility. A Telecommunications Facility is defined under the Planning Scheme as:

“Any premises used for the purpose of providing telecommunications services, which does not fall within the Schedule of Facilities and Areas under the Telecommunications Act 1997, Telecommunications (Low Impact Facilities) Determination 1997 as amended. The term may include, but is not limited to: (i) a telecommunications tower more than 5m in height; and (ii) an equipment shelter of more than 7.5m2 in area and 3m in height”.

The proposal includes the installation of a telecommunications tower that is 30m in height. As such the proposal is in line with the defined use and will require assessment against the relevant provisions outlined within the Mackay City Planning Scheme 2006.

6.3 Locality

Under the provisions of the Planning Scheme, the site is located within the “Mackay Frame Locality”, identified within the Goosepond Creek Precinct (see Figure 6).

A detailed assessment against the Mackay Frame Locality Code is provided in Appendix 2 of this application.

Figure 6 – Locality and Precinct Map (Source: MiMAPS 2006)

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6.4 Zoning

Under the provisions of the Planning Scheme, the site is included within the “Rural Zone” of the Mackay Frame Locality (see Figure 7). Figure 7 – Zoning Map (Source: MiMAPS 2006)

The overall key outcomes for the Rural Zone within the Mackay Frame Locality are identified as follows:

(a) Rural activities undertaken on land in the Rural zone continue unconstrained by encroachment of incompatible land uses.

(b) Rural land in the Glenella area within the Goosepond Creek precinct, maintains its floodplain storage function.

(c) Rural uses establishing adjacent to High Impact Activities (as identified on the Information Map – High Impact Activities), provide buffers to those activities.

(d) Non-rural activities do not occur.

(e) Development on rural zoned land adjacent to cane tramways and sugar mills includes buffers to protect the ongoing operation of that infrastructure.

(f) Intensive rural activities locating on rural zoned land are located to maximise accessibility to the City’s major infrastructure and minimise the need to upgrade rural infrastructure.

It is considered that the proposed facility generally complies with the overall outcomes for the Rural Zone within the Mackay Frame Locality. The proposal does not seek to impede on any existing rural activities, constrain the growth of future rural activities or encroach on existing rural activities.

6.5 Level of Assessment

The proposed development involves the establishment of a Telecommunication Facility within the Rural Zone (Frame Locality). The proposed facility within the Rural Zone (Frame Locality) under the Planning Scheme is subject to Code Assessment.

The Planning Scheme establishes that, where development is identified as having different assessment category under a zone than under an overlay, or under different overlays, the higher assessment category applies.

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The proposed development is identified as Code Assessable development within the Frame Locality and Good Quality Agricultural Overlay Codes; it is further identified as Exempt development in the Bushfire Management Overlay Code. Consequently, the prevailing assessment category is Code Assessment.

6.6 Codes

The application requires assessment against the following Primary Codes:

Mackay Frame Locality Code;

Rural Zone Code;

Telecommunications Facilities Code; and

Environment & Infrastructure Code.

Detailed assessment against each of these codes is provided in Sections A1 to A4 of Appendix 2 of this

application.

6.7 Overlays

The following Codes from the Planning Scheme have been identified as being applicable to the application: 6.7.1 Bushfire Management Overlay Code

A significant portion of the site is identified as subject to “Medium Risk” within the Bushfire Management Overlay (refer to Figure 8). Detailed assessment of the proposal against the applicable Code is provided in Section A5 in Appendix 2 of this document.

Figure 8 – Bushfire Management Overlay Map (Source: MiMAPS 2006)

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6.7.2 Good Quality Agricultural Land Overlay Code The lot subject of this application is located on land that is classified as Good Quality Agricultural Land with the Good Quality Agricultural Land Overlay (refer to Figure 9). Detailed assessment of the proposal against the applicable Code is provided in Section A6 in Appendix 2 of this document. Figure 9 – Good Quality Agricultural Land Overlay Map (Source: MiMAPS 2006)

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7 Environmental Impacts

7.1 Environmental Values

7.7.1 State and Local Values

The site does not contain any values of cultural, ecological or historical significance, either at the local or state levels.

7.1.2 Vegetation Communities

The site does not contain vegetation that is classified as a regional ecosystem (remnant or regrowth vegetation) protected under the Vegetation Management Act 1999. No vegetation is required to be removed as part of the construction of the facility.

7.1.3 Topography and Scenic Amenity

The site‟s topography is relatively flat. Views of the facility from the surrounding area will be possible; however given the relatively small scale of the facility, adverse impacts on scenic amenity will be limited.

7.1.4 Soil

The site is not located in an erosion prone area and no significant ground disturbance will result as part of the installation.

7.1.5 Waterways & Water bodies

There are no waterways or water bodies located on the site and no significant ground disturbance will result as part of the installation.

7.1.6 Declared Pests & Environmental Weeds

There are no known pests or environmental weeds on site.

7.2 Public Safety

Public safety will not be jeopardised as the facility will be secure from public access and warning signs will be placed at appropriate locations.

The Australian Radiation Protection and Nuclear Safety Agency (ARPANSA) have set limits for electromagnetic radiation exposure from mobile phone base stations. All licensed carriers must comply with the ARPANSA limits. The ARPANSA limits are consistent with the guidelines of the World Health Organisation. Please refer to the EME report in Appendix C.

7.3 Visual Impact

To ensure there are no „dead spots‟ or „drop outs‟ within the coverage perimeter and in order to achieve its desired coverage in the area, Telstra needs to sufficiently elevate its antennas above physical obstructions, such as built form and vegetation.

While the proposed antennas will adequately meet the required Telstra coverage objectives, due care was taken in the design and positioning of the facility so as to minimise impact on the surrounding areas. As a result, Telstra has chosen to install a 30 metre pole with antennas. The height of the facility is required to provide continued mobile and wireless broadband services to Farleigh and surrounding localities.

The limited visual impacts on the area and concealment of the facility can be attributed to the following factors:

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The visual impact of the facility from surrounding uses will be limited as a result of the remoteness of the proposed site from surrounding sensitive land uses;

The size and configuration of the installation represents the lowest impact option available for the site, to ensure coverage is achieved in the area; and

The proposed development will not impact on the existing use of the site or the surrounding land uses.

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8 Conclusion The proposed telecommunications facility at Farleigh will form an integral component in the enhancement of mobile telecommunications network for Telstra Corporation Limited. Importantly, the proposed facility will provide enhanced mobile phone coverage to the surrounding area, to ensure quality of coverage for users. Telstra, together with Urbis Pty Ltd, has undertaken an assessment of the relevant matters as required by the Telecommunications Act 1997, Environment Protection, Biodiversity and Conservation Act 2000 and the Sustainable Planning Act 2009. The proposal is considered appropriate in light of the relevant legislative, environmental, technical, radio coverage and public safety requirements. This assessment of the site at Farleigh for the development of a Telecommunications Facility indicates that the proposal is a suitable form of development on the site. The proposed facility is considered suitable for this location for the following reasons:

The size and configuration of the upgrade represents the lowest impact option available for the site;

The proposed facility will not impede or constrain the operation of existing or future rural (agricultural) uses on the site;

The proposed facility provides a structure on which other telecommunications carriers can co-locate in the future if required; and

The installation will address a number of customer complaints relating to mobile telephone coverage, capacity and the quality of mobile telephone calls in the Farleigh area.

The proposal represents sound planning, and will not result in any potential significant adverse impacts on the amenity of the site or the surrounding environment. On the basis of the assessment contained within this report, Mackay Regional Council is requested to favourably consider the development proposal, subject to reasonable and relevant conditions.

Candidate A

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Appendix 1 – Site Plans

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Appendix 2 – Codes

A.1 Mackay Fame Locality Code

Specific Outcomes Acceptable/Probable Solutions Assessment of Proposal

S1 - Commercial development occurs on land included in the Commercial zone and does not detract from the network of centres referred to in the Desired Environmental Outcomes.

A1 - No solution specified. Not applicable - The proposal is not for commercial development.

S2 – Residential development where residential use is the predominant activities (as distinct from farming for example) occurs on land located within the Village zone, Urban Residential zone and the Rural Residential zone.

A2 - No solution specified. Note applicable – The proposal is not for residential development, nor is residential the predominant land use activity.

Tourist development sites generally exhibit a number of the following characteristics:

(i) Proximity to infrastructure and services adequate to meet the day-to-day needs of the tourist population likely to be generated by development on the site; and

(ii) Proximity to a natural attraction without the potential for adverse effects upon the attributes or values which give rise to the attractiveness of the site; or

(iii) An area of land sufficient to contain fully the extent of the proposed development and the potential impacts likely to flow from it;

(iv) Land suitable in its physical characteristics to accommodate the form, scale and intensity of development proposed without improsing unnecessary or unacceptable impacts upon the surrounding area; or

(v) Are not located within established residential areas or accessed only via residential street.

A3 - No solution specified. Not applicable - The proposal is not for a tourist development.

S4 - Land uses adjacent to industrial areas and key extractive resources areas which are incompatible with

A4 - No solution specified. Not applicable - The site is not located adjacent to an industrial area or key extractive resource

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those areas include a buffer which mitigates any adverse impacts form the industrial use of the new use.

area.

S5 – Residential development on land zoned for residential uses, adopts or creates new traffic and transport systems which;

(i) Are based on the hierarchy of road;

(ii) Are appropriate to the transport and traffic tasks required by the proposed development, having regard to its scale, intensity and character;

(iii) Are linked efficiently and safely with the existing road network;

(iv) Promote the safe movement of traffic, cyclists and pedestrians throughout the development area; and

(v) Minimises the potential for through traffic and local traffic conflicts and for industrial and non-industrial traffic conflict.

A5 - No solution specified. Not applicable - The proposed development does not comprise residential development.

S6 – Rail infrastructure corridors in the City are protected from the constraining effects of proximate, sensitive land uses by seeking buffers, acoustic screens or other forms of physical separation. Where development occurs in close proximity to a rail corridor, mitigation measures in the design and siting of buildings and recreation space are provided.

A6 - No solution specified. Complies with S6 - The proposal is not located near a rail corridor. The proposal will not impact on the City‟s rail infrastructure.

S7 – New uses and development within the rail corridor, including freight yards, stations and shunting yards, has regard for the environmental impacts upon adjacent and adjoining properties.

A7 - No solution specified. Not applicable - The site is not located within a rail corridor.

S8 - The network of cane tramways is protected from the effects of incompatible development. New estate development for urban residential, rural residential or village purposes is planned to minimise the potential for tramway traffic to conflict with vehicular, bicycle or pedestrian traffic through a combination of careful design and maintenance of adequate buffers or separations.

A8 - No solution specified. Complies with S8 - The proposal will not impact on cane tramways. The proposal does not constitute estate development.

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S9 - New development is services by the full range of urban infrastructure in an orderly, efficient and equitable manner as established in the priority infrastructure plan.

A9 - No solution specified. Not applicable - The proposed development is for an unmanned telecommunications tower. Proximity to existing or future urban infrastructure services is not critical for the operation of the proposed telecommunications facility.

S10 - Land uses on sites adjacent to the Bruce Highway have limited direct access to the highway in accordance with the requirements and specifications of the Department of Main Roads.

A10 - No solution specified. Not applicable - The site is not located directly adjacent to the Bruce Highway.

S11 – The route of the possible future Port Access corridor linking the industrial areas of the City with the Mackay seaport is preserved.

Open space areas are protected from potential impacts of development through:

(i) limiting development within open space areas to low impact activities, facilities and works that maintain the values of the area;

(ii) locating development on adjoining land in parts of the site less likely to have adverse effects;

(iii) providing buffers to open space areas of sufficient width to mitigate any adverse effects; and

(iv) adopting impact mitigation and management measures for development likely to cause adverse effects.

A11 - No solution specified. Not applicable - The site is not located in proximity to the route of the possible future Port Access corridor. Furthermore, the development is not expected to affect the operation of any transport corridor in the area.

S12 – The use and development of port land subject to freehold lease or similar title, or land adjacent to the airport, includes mechanisms to minimise, mitigate and manage any environmental impacts on the freehold land which may arise form he port operations.

A12 - No solution specified. Not applicable – The site is not situated within land of strategic importance for the Mackay (seas) Port or land that is adjacent to the Mackay Airport.

The site is located approximately 12km southwest from the Mackay Harbour strategic area and more than 8km northwest from the Mackay Airport area.

S13- The operational efficiency of the major road transport routes servicing the Mackay seaport, the airport, the railway and the Paget industrial area is maintained by:

(i) Ensuring adequate buffers or separations between noise and traffic sensitive activities and these major routes; and

(ii) Planning development according to the road hierarchy illustrated on

A13 - No solution specified. Complies with S13 – The site is not located within proximity to major road transport routes serving the Mackay seaport or airport.

The site is located approximately 10km northwest from the Paget industrial area; 2km from the closest railways line; and within close proximity of a Sub-Arterial road (Sugarshed Road).

Furthermore, the proposed facility

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the Information Map – Key Infrastructure.

will be unmanned during operation, as such; it is not expected to generate additional traffic affecting the local road network.

The use of buffers or separations is not necessary; since the proposed activity does not constitute a noise or traffic sensitive use.

S14 – Open space areas are protected from the adverse effects of development through:

(i) Limiting development within open space area to low impact activities, facilities and works that maintain the value of the area;

(ii) Location development on adjoining land in parts of the site less likely to have adverse effects;

(iii) Providing buffers to open space areas of sufficient width to mitigate any adverse effects; and

(iv) Adopting impact mitigation and management measures for development likely to cause adverse effects.

A14 - No solution specified. Not Applicable – The proposed development is not located within proximity to an open space area.

S1 – Open space and recreation areas are preserved by providing that development of land in proximity to high use areas is designed and sited to take in account:

(i) Noise;

(ii) Lighting; and

(iii) Traffic impacts of activities and major events.

A15 - No solution specified. Not Applicable – The proposed development is not located within proximity to an open space or recreation area.

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A.2 Rural Zone Code Specific Outcomes Acceptable/ Probable Solutions Assessment of Proposal

S1 - The use of land within the Rural Zone for rural purposes is sustainable over the long term by:

(i) avoiding fragmentation of agricultural lots; and

(ii) using the land according to industry best practice, including:

(a) risk reduction for natural hazards such as bushfire, flooding, land slips and soil erosion;

(b) the management of weeds and pests;

(c) waste reduction and management;

(d) ensuring the intensity of use is in keeping with the capacity of the land.

A1 - No solution specified. Complies with S1 - The proposed telecommunications facility is considered to be in keeping with the capacity of the land. The proposal does not promote the fragmentation of agricultural lots, and seeks to provide a sustainable long term outcome for the site that will support growth and change within the Mackay region through the provision of improved telecommunications services. The proposal will not cause an adverse increase in natural hazards such as bushfire, flooding, landslips and soil erosion, nor will the proposal cause an increase in weeds and pests.

S2 - The major infrastructure supporting the sugar industry mills and associated network of tramways and haul-out roads is protected from the effects of encroaching sensitive land uses.

A2 - No solution specified. Complies with S2 - The facility will not encroach upon or affect the major infrastructure supporting the sugar industry mills and associated network of tramways and haul-out roads.

S3 - Any expansion of either the Pleystowe or Racecourse mills is designed to mitigate any adverse impacts on surrounding land.

A3 - No solution specified. Not applicable - The proposal is not for the expansion of either the Pleystowe or Racecourse mills.

S4 - Intense forms of rural activity requiring upgrade of the existing service infrastructure are located within reasonable proximity to the urban area of Mackay and the Port of Mackay, providing that the environmental impacts can be managed and the particular nature of the activity does not require a more remote location.

A4 - No solution specified. Not applicable - The proposal is not identified as an intense form of rural activity requiring upgrade.

S5 - Non-rural activities do not occur on land included in the Rural Zone.

A5 - No solution specified. Complies with S5 - The proposed telecommunications facility is identified as supporting infrastructure that sustains surrounding rural and urban activities. The proposal will provide an improved telecommunications service for the Mackay region. In this way, the proposal is not considered strictly non-rural, but rather is considered supportive infrastructure, which is vital to the prosperity of the local rural and commercial industry.

S6 - Rural residential development does not occur.

A6 - No solution specified. Complies with S6 - The proposal does not seek the development of rural residential uses.

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A.3 Telecommunications Facility Code

Specific Outcomes Acceptable / Probable Solutions Assessment of Proposal

Visual Impact

S1 - Telecommunication facilities are to be designed and located to minimise their visual impact by:

providing finishes on structures compatible with the surrounding environment;

providing facilities in residential areas whose bulk, scale and height is consistent with the bulk, scale and height of the surrounding buildings and structures; and

providing facilities in areas included in the character/ heritage overlay code that is compatible with the overall and specific outcomes of that code.

A1 - No solution specified. Complies with S1 - The proposed telecommunications facility has been designed and located to integrate with surrounding land uses:

The size and configuration of the facility represents the lowest impact option available for the site;

The proposed structure will comprise selected finishes to minimises visual impact on adjoining uses; and

The facility is not to be located within proximity to premises of identified character or heritage value.

Environmental Impact

S1 - Premises are installed and operated to minimise the adverse impacts on the natural environment by:

avoiding impacts on locations containing remnant vegetation, fauna habitat, watercourses or sites of natural or cultural heritage;

minimising the need for earthworks through careful siting and design of facilities;

noise and dust emissions during construction and operations of the facility are minimised;

ensuring vegetation clearing associated with establishment of the facility does not extend beyond the installation site, associated power links and associated parking and access areas;

minimising vegetation loss on steep land;

minimising alterations to key landforms or landscape character to avoid the facility dominating the landform and landscape character;

being designed to be architecturally integrated with buildings on which the facility is mounted; and

being positioned and designed to minimise visibility to pedestrians.

A1 - No solution specified. Complies with S1 - The proposed Telecommunications Facility has been designed and located to:

be significantly removed from sensitive environmental areas, avoiding impacts on locations containing remnant vegetation, fauna habitat, watercourses or sites of natural or cultural heritage.

minimise earthworks, as only minor earthworks will be required during construction.

noise and dust emission will be controlled during the construction of the facility.

no vegetation clearing will be required.

the facility is not proposed for location on steep land.

S2 - Landscaping is low maintenance and semi-mature upon establishment.

A2 - No solution specified. Not Applicable – Given the rural location of the site, landscaping is not considered necessary.

Development Abutting Residential Uses

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S1 Appropriate setbacks and buffering are provided between telecommunication facilities and any adjoining residential development or any residential area or land included within the Open Space Zone to maintain the amenity of adjoining residential properties in terms of:

visual impact;

acoustic privacy; and

access to sunlight.

A1.1 - The facility is setback at least 50m from any dwelling unit or rooming unit.

A1.2 - A landscaped buffer strip 2m in width and including screen fencing is provided and maintained adjacent to any free-standing structures.

A1.3 - All potential noise sources (such as air-conditioning and other mechanical plant) are oriented away from any dwelling unit or rooming unit.

A1.4 - Residential open space areas or living areas are not overshadowed at any time.

A1.5 - Overshadowing of open space or activity areas associated with childcare centres, public areas, local parks and schools is limited to 3 hours on any day.

The site is surrounded by rural activities (open farmland) on all boundaries with the exception of the northern boundary (Sugarshed Road).

Based on the size and layout of the site, the proposed facility is considered to provide an appropriate outcome with regard to buffering and impact to adjoining land uses.

Complies with A1.1 – The facility is setback approximately 50m from neighbouring dwellings.

Not Applicable – Given the rural location of the site, landscaping is not considered necessary.

Complies with A1.3 – Noise and dust emissions will be controlled during construction of the facility. No additional noise generation is expected to result from the ongoing operation of the facility.

Complies with A1.4 – The design of the structure will not result in any overshadowing impact on adjoining dwellings.

Complies with A1.5 – The site is not located within proximity to a child care centre, public area, local park, school or any other community or public facility.

Co-Location

S1 - Premises are co-located with other telecommunications facilities or on buildings or other structures wherever feasible on the basis there is no existing adverse environmental or public health and safety impact.

S2 – Co-location will reduce cumulative visual impacts associated with the establishment of telecommunications facilities.

A1 Facilities are located on a new site only where co-location options are exhausted and proven not to meet Specific Outcome 1 and 2.

Complies with A1 – The proposed telecommunications facility is located on a new site, given there are no existing opportunities for co-location, whilst still achieving the desired levels of coverage.

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A.4 Environment & Infrastructure Code


Assessable Development

Infrastructure Provision

S1 - Adequate infrastructure is provided in time to meet the needs of the development.

A1 - The timing for provision of infrastructure for development complies with the standards and contribution requirements detailed in the Engineering Design Guidelines Planning Scheme Policy

Complies with A1 - The proposal can be serviced by the existing services and infrastructure currently available to the site.

No additional services are required. The development will also meet the requirements of the Engineering Design Guidelines Planning Scheme Policy, as relevant.

S2 - Premises are provided with appropriate areas of private and public open space.

Note: Guidance in regards to the design and provision of open space is provided in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy.

A2 - The provision of open space complies with the standards and requirements detailed in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy.

Not applicable - As the proposal is for supportive infrastructure (telecommunications facility), the proposal does not incorporate areas of public open space. The facility compound will be accessible to authorised personnel only.

S3 - Premises have

(i) an adequate, safe and reliable supply of water, including potable water, and is connected, where possible, to an existing reticulated water supply.

(ii) the planning and design of potable water infrastructure considers Water Sensitive Urban Design (WSUD) such as water conservation initiatives.

A3.1 - Premises are connected to Council‟s reticulated water supply system.

A3.2 - If connection to Council‟s reticulated water supply system is not possible, a potable water supply is provided in accordance with the standards detailed in the Engineering Design guidelines Planning Scheme Policy).

Not applicable – The proposal is for a telecommunications facility and will be unmanned throughout its operation.

No water supply is required. Notwithstanding, an existing water tank provides water to the site for use as needed.

S4 - Treatment and disposal of waste water ensures:

(i) no adverse ecological impacts on the environment, particularly nearby receiving environments including surface waters and ground water; and

(ii) the cumulative impacts of on site waste water treatment will not cause deterioration of environmental conditions;

(iii) the planning and design of wastewater infrastructure considers Water Sensitive Urban Design (WSUD) such as wastewater management measures.

A4.1 - Connection to Council‟s reticulated sewerage treatment system; or

A4.2 - Where connection to Council reticulated sewerage system is not possible, and where 20 people or less, Council will refer to the requirements of the Environmental Protection (Water) Policy 1997 and the On Site Sewerage Code (NR&M July 2002) and AS 1547. to ensure the premises are suitable for effluent disposal.

A4.3 - Where more than 20 people, no solution specified.

Not applicable - The proposal is for a Telstra telecommunications facility which will be unmanned during operation.

The facility will not allow unauthorised access, and therefore does not require the treatment and disposal of waste water.

Stormwater Management

S5 - Drainage works are planned for and designed to ensure that adjoining land and the existing upstream and downstream drainage systems are not adversely affected by development, taking into account:

(i) Water Sensitive Urban Design

A5 - Drainage works complies with the requirements of the Engineering Design Guidelines Planning Scheme Policy

Complies – The proposed development will not result in any significant increase in impervious surfaces on site. The new pole comprises a small footprint.

Accordingly there will be no change to existing drainage on site and no

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(WSUD) principles such as: - protect natural systems; - enhance natural waterway

systems within urban development using natural channel design principles;

- detention of stormwater instead of rapid conveyance;

- minimise impervious areas; - utilisation of stormwater to

conserve potable water; - integrate stormwater treatment

into the landscape; - water efficient landscaping; and - protection of water related

environmental values . (ii) need for a stormwater system that

can be economically maintained; (iii) safety of pedestrians and

vehicles; (iv) location of discharge; (v) construction of buildings,

structures or paving up to site boundaries which avoid blocking or concentrating natural flow paths2.

(vi) fauna movement is provided for through bridges and culverts.

stormwater collection.

Therefore, no new drainage works are considered necessary.

External Works

S6 - Kerb and channelling is provided to a satisfactory standard and constructed to:

(i) prevent edge fretting; (ii) perform required drainage

functions; (iii) provide the appropriate level of

control for vehicle movement; (iv) allow ready access to abutting

properties at suitable locations; and

(v) contribute to the desired streetscape character of the locality.

A6 - Premises are provided with kerb and channel in accordance with the Engineering Design Guidelines Planning Scheme Policy.

Complies with A6 - The site is located in a rural area, and as such no kerb or channelling is provided along the Ridolfis Road.

No changes to the road network are proposed as part of the development, and the site will utilise an existing access path. Therefore no new kerb and channelling are required.

Roads

S7 - All proposed road pavement surfaces:

(i) are of a quality and durability suitable to the intended traffic volumes and loads;

(ii) provide all-weather access; (iii) allow the discharge of rainfall; (iv) provide the safe passage of

vehicles and pedestrians; and (v) provide a reasonable, comfortable

riding quality.

A7 - Roads are provided in accordance with the Engineering Design Guidelines Planning Scheme Policy

Not applicable - No additional roads are proposed as part of the development.

Drainage networks

S8 - In urban areas, the major drainage network is designed and constructed with the capacity to

A8 - Design requirements of the Engineering Design Guidelines Planning Scheme Policy.

Not applicable – The site is located in a rural area.

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control stormwater flows under normal and minor system blockage conditions for the DFE applicable to drainage so that:

(i) floodways are restricted to areas where there is no damage to property or hazards for motorists, and

(ii) runoff is directed to a lawful point of discharge through competently designed and constructed outlet works.

Public Utilities

S9 - Street lighting and signs are provided to ensure the safety of both vehicles and pedestrians, and to facilitate access and movement.

A9 - Street lighting and signage comply with the requirements of the Engineering Design Guidelines Planning Scheme Policy.

Not applicable – Street lighting or signage is not proposed as part of the development.

Infrastructure Payments

S10 - The costs of providing infrastructure is funded by the development giving rise to the need for the infrastructure.

A10 - The funding of infrastructure complies with the requirements of the Contributions Planning Scheme Policy.

Not applicable - The development will not increase the demand for infrastructure.

Car Parking and Access

S11 Premises are provided with:

(i) adequate vehicle parking spaces to satisfy the anticipated requirements of the activity;

(ii) safe and efficient access and manoeuvring areas to meet the anticipated volume and type of traffic;

(iii) large vehicles are able to enter and leave the site without prejudicing the safety and efficiency of the road;

(iv) access driveways are located and designed to minimise conflicts with traffic and pedestrians; and

(v) vehicle crossings from the carriageway to the frontage of the site are constructed and finished to appropriate standards for the expected volume and type of traffic generated by activities on the site.

A11.1 - Vehicle parking on the site is in accordance with the rates specified in Schedule 2.

A11.2 - Vehicles are able to enter and exit the site (with the exception of dwelling house and duplex) in a forward gear.

A11.3 - The design of car parking and access complies with the requirements detailed in the Engineering Design Guidelines Planning Scheme Policy.

Not applicable – The site will be unmanned and accessed on an infrequent basis for maintenance.

Therefore, no additional vehicle parking is required as part of the proposal.

Environmental Amenity



Lighting Management

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S1 - Outdoor lighting does not cause a loss of amenity to adjacent premises or adversely impact on native fauna as a result of the light it emits either directly or by reflection.

Note: Council will refer to the provisions of AS4282 – Control of the Obtrusive Effects of Outdoor Lighting

A1 - No solution specified. Not applicable – As the site will not be accessible to the public, no outdoor lighting is proposed.

Overshadowing

S2 - The amenity of adjacent residential land is not adversely affected by shadows cast by adjoining building or structures.

A2 - Buildings do not cast a shadow over more than 30% of an adjoining residential lot at any time between the hours of 9am and 3pm on 22 June.

Complies with A2 – No new buildings are proposed for the site. The telecommunications tower will not cast a significant shadow over adjoining land due to its narrow profile.

Building Setbacks

S3 - Residential buildings are sited to minimise loss of amenity for residents‟ adjacent to cane tram lines.

A3 - Residential buildings are set back a minimum of:

(i) 50m from cane tram lines; and (ii) 100m from cane tram line level

crossings and sidings.

Not applicable - No residential buildings are proposed as part of the development.

S4 - Buildings are set back from a road frontage to:

(i) complement the existing built form; and

(ii) preserve the safety of vehicle movement along adjoining roads.

A4 - No solution specified. Not applicable – No new buildings are proposed for the site.

Noise and Vibration Management



S1 - Premises used for purposes likely to generate emissions such as air pollutants, heat and odours incorporate:

(i) physical measures for removing pollutants from emissions prior to discharge to the atmosphere;

(ii) physical measures for reducing the temperature gradient between emissions and the atmosphere prior to discharge; and

(iii) operational systems, including monitoring systems for major industry and major infrastructure, which maintain emissions within ANZECC guideline standards.

A1 - No solution specified. Not applicable – The proposed telecommunications facility will not generate emissions or other pollutants.

S2 - Premises accommodating uses which are likely to generate noise are designed and constructed with noise

A2 - No solution specified Not applicable - The proposed telecommunications facility will not generate noise or nuisance.

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attenuation measures to avoid noise nuisance to nearby uses.

S3 - Noise sensitive uses locating adjacent to State controlled transport infrastructure incorporate attenuation, building design and orientation measures.

A3 - No solution specified Not applicable – Whilst the proposal is adjoining a state controlled road, it is not considered to be a noise sensitive use.

Flooding



S1 - Premises subject to risk of inundation or damage through flood are provided with immunity to that risk in order to reduce potential property damage and to ensure public safety.

A1.1 - Development is sited on land that would not be subject to flooding during a DFE; or

A1.2 - For development comprising a residential element, the floors of all habitable rooms are located 300mm above the DFE; or

A1.3 - For non residential development or development involving temporary or moveable residential structures (e.g. caravan parks):

(i) buildings are located and designed so that floor levels (except areas used for car parking) are 300mm above the DFE; or

(ii) there is at least one evacuation route that remains passable for emergency evacuations during all floods up to and including the DFE.

Complies with A1.1 - The site is not identified as flood prone land. Additionally, the proposed telecommunications Facility will not generate an increase in the number of people living or working on the site. The site will be unmanned, and require infrequent site access for maintenance purposes only.

Not applicable A1.2 – The proposal does not comprise a residential element.

Not applicable A1.3 - No additional buildings are proposed as part of the development.

S2 - There is no increase in the number of people living or working on a flood prone site, except where the premises are occupied on a short term or intermittent basis.

A2 - No solution specified. Not applicable - The site is not identified as flood prone land. Additionally, the proposed telecommunications facility will not generate an increase in the number of people living or working on the site. The site will be unmanned, and require occasional site access for maintenance purposes only.

S3 - Development does not result in adverse impacts for the safety of people or the capacity to use land within a floodplain and does not involve:

(i) Any physical alteration to a watercourse; or

(ii) Net filling of 50 cubic metres; or (iii) The proposed works either:

(A) avoid any reductions of on-site flood storage capacity and

A3 - No solution specified. Complies with S3 - The proposed development will be accessible to authorised personnel only.

The site is not flood prone and no physical alteration to a watercourse will occur as part of the proposal.

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contain within the subject site any changes in depth/duration/velocity in flood waters of all floods up to and including the DFE; or

(B) do not change the flood characteristics at the DFE outside the subject site in ways that result in:

- loss of flood storage;

- loss of / changes to flow paths;

- acceleration or retardation of flows; or

- any reduction of flood warning times elsewhere on the floodplain.

S4 - Storage and handling of hazardous substances on sites that are subject to risk of inundation or damage through flood, ensures that persons and property are not placed at unreasonable risk.

A4 - Storage or handling of substances that may be a hazard to the environment or human safety by the risk of contamination due to flooding:

(i) is undertaken in accordance with a risk assessment; and

(ii) provides for the storage of any hazardous substances above or securely isolated from the DFE level.

Not applicable - The proposal does not involve the storage or handling of substances that may be a hazard to the environment of human safety.

S5 - The use is designed to minimise the impact of Cyclonic Hazards

A5 - No solution specified Complies with S5 - The proposal is designed with regard to Cyclonic Hazards.

Undefined Flood and Inundation Areas

S6 - Where flood limits are not identified, development is undertaken such that there is no adverse effects on flood levels or flows on the site or up-stream and down-stream of the site

A6 - No solution specified. Complies with S6 - The proposed telecommunications facility will not adversely impact flood levels, flows on the site or up-stream and down-stream.

Water Quality



S1 - Development does not detract from the maintenance of water quality in the City‟s watercourses and bulk water storages, in particular its:

(i) environmental values; and (ii) where applicable, potability of the

water supply.

A1 - No solution specified. Complies with S1 - The development will not impact on and will not increase run off from the site. Accordingly, the proposal will not adversely impact the environmental values or the potability of water supply.

S2 - Premises incorporate:

(i) physical measures for intercepting and treating surface water drainage and spilled substances prior to their release to the

A2 - No solution specified Complies with S2 - The proposal does not seek to alter the land or provide any additional buildings. As such, water treatment has not been considered as part of the

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watercourses; and (ii) bunding of sites or areas within

sites or integrated drainage systems which include waste water treatment measures, where chemicals, fuels, lubricants or other soluble pollutants are being handled or stored.

Note: Council will refer to the Environmental Protection Policy (Water) 1997

development and is not considered necessary.

S3 - The City‟s groundwater resources and surface waters are maintained by:

(i) providing a stormwater system that manages stormwater quantity and quality prior to discharging into receiving waters;

(ii) providing non structural source control measures;

(iii) providing structural source control measures;

(iv) retaining or rehabilitating natural waterway corridors such as natural channels, wetlands and riparian vegetation;

(v) providing storage of waste water in secure and sealed storage facilities;

(vi) ensuring efficient disposal areas and ground and surface water retrieval areas are buffered from each other;

(vii) ensuring that contaminants do not enter the groundwater resources; and

(viii) with reuse of reclaimed water, ensuring safe treatment and disposal of contaminated water.

A3 - No solution specified. Not Applicable – The proposal does not seek to alter the land or provide any additional buildings. As such, water treatment has not been considered as part of the development and is not considered necessary.

S4 - The biodiversity and habitat values of coastal areas and associated estuarine systems are protected from:

(i) increased nutrient or sediment levels; or

(ii) changed flow, inhibited passage, or hydrologic regimes of the natural coastal and marine margins, which may result from development.4

A4 - No solution specified. Complies with S4 - The proposal will not impact on the biodiversity and habitat values of coastal areas and associated estuarine systems as the proposal will not result in any increase in runoff from the site.

S5 - Sediment and nutrient loadings into a watercourse are minimised through:

(i) treated on-site effluent; (ii) adequate stormwater run-off

controls; and (iii) on-site and off site erosion and

sediment controls

A5 - No solution specified. Complies with S5 – As the proposal will not result in any increase in runoff from the site, the proposal will not result in an increase in sediment and nutrient loadings in surrounding watercourses.

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Erosion and Sediment Control



S1 - Minimisation of the risk of erosion and sedimentation either on-site or elsewhere, by a comprehensive approach to soil erosion control and sedimentation management, including:

(i) the minimisation of: (ii) earthworks;

(a) clearing of land; (b) long term stockpiling of

excavated materials; (iii) use of appropriate construction

management techniques; (iv) diverting surface water drainage

around disturbed areas; and (v) treating and removing sediments

from stormwater over disturbed areas prior to release from the site.

A1 - The control of Erosion and Sedimentation complies with Planning Scheme Policy 15.07 - Engineering Design Guideline D7 Soil and Water Quality Management.

Complies with A1 - Erosion and sediment control will be managed and minimised throughout construction in accordance with the requirements of the Planning Scheme.

S2 - Progressive rehabilitation of disturbed areas occurs within the site through a comprehensive rehabilitation program including:

(i) the grading and reshaping of the disturbed areas to provide controlled and stable drainage flow paths;

(ii) the construction of drainage paths which divert high velocity flows away from disturbed areas;

(iii) the re-spreading of stored top soil stripped from the site; and

(iv) the planting of the disturbed area with native species of grasses, ground covers and trees.

A2 - No solution specified. Not applicable – The proposed development involves minimal earthworks associated with construction and therefore, there will be no areas left disturbed following construction.

Coastal Management



S1 -

(i) there is no net loss of public access to the foreshore, or of public useability of coastal waters;

(ii) appropriate location and design is achieved with respect to sensitive coastal resources and their values;

(iii) roads that run parallel to the coast, are set back from erosion prone areas and significant coastal resources, with only

A1 - The control of Erosion and Sedimentation complies with Planning Scheme Policy 15.07 - Engineering Design Guideline D7 Soil and Water Quality Management.

Not applicable - The site is not located in close proximity to the coastline. As a result protection of foreshore areas is not relevant to this proposal.

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smaller access roads running to the coast; and

(iv) minor spur roads to the foreshore and associated car parks provide access to the foreshore at locations that are convenient to the public, have low environmental sensitivity, and avoid locations that may increase storm tide hazard.

S2 - Progressive rehabilitation of disturbed areas occurs within the site through a comprehensive rehabilitation program including:

(i) the grading and reshaping of the disturbed areas to provide controlled and stable drainage flow paths;

(ii) the construction of drainage paths which divert high velocity flows away from disturbed areas;

(iii) the re-spreading of stored top soil stripped from the site; and

(iv) the planting of the disturbed area with native species of grasses, ground covers and trees.

A2 - No solution specified. Not applicable - The proposed development involves minimal earthworks associated with construction and therefore, there will be no areas left disturbed following construction.

Erosion Prone Areas



S1 - Development and permanent buildings are minimised in erosion-prone areas as defined in this code (apart from temporary or relocatable structures required for safety and recreational purposes).

A1.1 - Reconfiguring a lot within erosion prone areas incorporates erosion prone land as undeveloped open space.

A1.2 - Relocatable structures such as picnic tables, barbecues, coastal trails, bikeways, demountable structures, equipment sheds, lookouts, elevated decks, shelter sheds etc are located within erosion prone areas only where they remain relocatable.

A1.3 - All other development is;

(i) located outside of the erosion prone area; or

(ii) as far landward as practical within the lot ; and

(iii) is coastal dependent development (as defined in this code).

A1.4 - All building works (excluding demolition), including extension to existing buildings, on lots wholly or partly within the erosion prone area are:

(i) For rural areas and undeveloped urban areas, located landward of the erosion prone area to minimise the extent of permanent building inside the erosion prone area; and

Not applicable - The site is not identified as an erosion prone area.

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(ii) For urban areas, located wholly landward of the alignment of existing neighbouring buildings and of a scale and intensity similar to that of the surrounding development.

S2 - Where there is existing development within an erosion-prone area, redevelopment and extensions do not (as defined in this code):-

(i) extend the intensity of the existing level; or

(ii) compromise coastal management outcomes and principles

Note: Supporting information required in order to demonstrate compliance is set out in the Erosion Prone Area Planning Scheme Policy.

A2 - No solution specified. Not applicable - The site is not identified as an erosion prone area.

High Impact Activity Areas


S1 - Land uses adjoining high impact activity activities, including activities as indicated on Figure 9-8.1; and Figure 9-8.2 “High Impact Activities” and Information Map “High Impact Activities”, are designed and sited to manage adverse effects on site users by providing:

(i) noise attenuation measures; (ii) buffers between sensitive uses

and the high activity areas; (iii) landscaping including bunding

between sensitive use areas and high impact activity areas; and

(iv) any other measures required to ensure that a nuisance is minimised.

A1 - Land uses adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.3.

Table 9-8.3 Setbacks (measured from the boundary of the actual activity including ancillary site area for supporting activities or planned future expansion)

High Impact Activity

Buffer Distance

Sewerage Treatment Plants (in general)

50,000 EP plant 1.475 km

20,000 EP plant 500m

3,500 EP plant or less

500m

University 200m

Key Resource Areas (KRAs) (See Figs 9-8.1 and 9-8.2)

The Cedars – KRA23

Separation Area identified in Figure 9-8.2.

The Cedars Haul Route

100m

Farleigh – KRA24 Separation Area identified in Figure 9-8.1.

Farleigh Haul Route

100m

Activities Producing Spray Drift, Noise, Smoke or Odour

Min. Default Distance (m)

Min. Design distance with Buffer (m)

Agricultural chemical spray drift

300m open space

40m vegetated buffer

Intermittent odour (>88 hrs/yr)

500m 500m

Not Applicable - The site is not identified as adjoining a high impact activity area. Further, the proposed development is not for a sensitive use.

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Intermittent

noise as defined in planning

guidelines

60m day /

1000 night

15m day /

250 m night

Long term noise (< 50 hours /year)

500m day / 1000m night

120m day / 1000m night

A2 - Land uses other than Industry (High Impact) uses, adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.4.


Extractive

Industry (other than KRAs)

1000m

Slaughter Yard 1000m

Sugar Mill 1000m

Meatworks 1000m

A3 - Land uses other than Industry (High Impact) uses, adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.5.


Waste Facilities6 1000m

Transfer Stations7 300m

Greenwaste Facilities8 300m

S2 - Specific Sewerage Treatment Plants meet the following criteria:

PLANT BUFFER

DISTANCE

Mackay Southern Water recycling

Facility 97,000 EP

1.0km

S2 - No solution specified. Not Applicable - The proposal is not for a Sewerage Treatment Plant.

Landscaping and Fencing



S1 - Development is provided with adequate and suitable landscaping and screening on the site which ensures:

(i) an attractive streetscape

A1 - Landscaping is provided in accordance with the Landscaping Planning Scheme Policy


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appearance; and (ii) the privacy and amenity of any

adjoining residences.

S2 - Landscaping is designed to prevent encroachment upon electricity infrastructure.

A2.1 - Landscaping near electricity lines or substations, are designed and developed so that any vegetation at maturity or landscaping structures or works will not exceed 4.0m in height on land:

(i) in an electric line shadow9; or (ii) within 5m of an electric line shadow; or (iii) within 5m of a substation boundary. A2.2 - Elsewhere, vegetation is planted in a position that is further from the nearest edge of an electric line shadow or substation boundary than the expected maximum height at maturity of vegetation.

A2.3 - On land adjoining an electricity substation boundary, the vegetation foliage at maturity will not be within 3m of the substation boundary. However, where a substation has a solid wall along any part of its boundary, foliage may extend to, but not above or beyond, that solid wall.


S3 - Landscaping provides a 2m wide landscaped strip adjacent to the road frontage incorporating existing vegetation wherever possible.


S4 - A landscape strip is provided comprising either a 1.8m high solid fence or 2m wide planted screen adjacent to all side and rear boundaries of a site which adjoins any residential area.


S5 - Landscaping around buildings is designed to maximise shade and redirect cooling breezes in summer and to provide a windbreak in winter.


S6 - Landscaping incorporates planting for shading summer sun, including:

(i) tall shade trees to the west and east of the building; and

(ii) trellises or pergolas adjacent to windows to the north of the building.


S7 - Landscaping is designed to maximise the outdoor shade areas and minimise use of hard reflective surfaces around the building.


Landscaping for Outdoor Vehicle Parking Areas

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S8 - Landscaping for outdoor vehicle parking areas, where development is for the purposes of Accommodation units, multiple dwelling units, Sport and recreation, indoor entertainment, outdoor entertainment, child care centre, service station, motel, Industrial uses and retail or commercial uses, will:

(i) visually enhance the area along any road frontage;

(ii) screen the area from any adjoining residential or other sensitive uses;

(iii) provide visual relief and shade throughout the area; and

(iv) be compatible with local native species.

A8.1 - Landscaping of outdoor vehicle parking areas provides planting of trees and shrubs:

(i) in a strip 2m wide along any primary road frontage at a density and a scale appropriate to the size of the vehicle parking area and the function of the adjoining road; and

(ii) in median areas throughout the vehicle parking area at a rate of 1 shade tree for every 6 parking spaces.

A8.2 - Provide a wall, fence or continuous screen planting, to a height of at least 1.8m along any boundary to land used or likely to be used for residential or other sensitive use.

Not Applicable – No outdoor vehicle parking areas are proposed for the site.

Landscaping - General Requirements

S9 - Landscaping is designed and established to:

(i) an appropriate scale relative to both the street reserve width and to the size and nature of the development;

(ii) incorporate remnant vegetation, where possible;

(iii) provide summer shade and shelter for pedestrian comfort and energy efficiency of buildings;

(iv) maximise areas suitable for on-site infiltration of stormwater;

(v) allow for pedestrian and vehicle safety;

(vi) generate a cohesive and distinct visual character for the streetscape and locality;

(vii) be suitable to the tropical climate;

(viii) provides planting, paving and other landscape treatment according to a Landscaping Plan; and

(ix) minimise irrigation requirements through appropriate plant selection, mulching and water efficient irrigation systems.

Note: The Landscape Planning Scheme Policy should be referred to for information that may be required by Council to assist in assessment of an application.


Vegetation Management

S10 - Natural vegetation is maintained wherever possible.

Note: Assessable development being operational work that is clearing of native vegetation of

A10 - No solution specified. Not Applicable – No vegetation is to be removed as part of the development.

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freehold land consistent with Schedule 8, Part 1, 3A of IPA will be assessed under the provisions of the Vegetation Management Act 1999 and the State code for clearing of vegetation on freehold land.

Community Safety Design Principles


Surveillance and Sightlines

S1 - Premises provide opportunities for informal surveillance from surrounding buildings and land uses.

Note: Ways of showing compliance are as follows:

(i) Windows in buildings overlook pedestrian routes, open space areas and carparks.

(ii) No blank building facade is presented to any street frontage.

(iii) Street level windows are provided in buildings fronting onto public spaces and movement routes.

A1 - No solution specified. Complies with S1 - The new facility will allow for safety and surveillance and will not result in any hidden areas.

Additionally, the site will not be accessible by the public. Safety fencing is proposed around the facility for community safety.

S2 - Where located adjacent to public areas, premises are designed to permit surveillance of public areas.

A2 - No solution specified. Not Applicable - The site is not located adjacent to any public areas.

S3 - Buildings and street addresses in urban areas are easily identified.

A3 - No solution specified. Not Applicable - The site is not open to the public. As such the site has not specifically been designed to be easily located by the community.

Despite this, the site will still retain a street presence and will be accessible to authorised personnel for only maintenance and servicing.

S4 - Premises for uses other than dwelling houses and dual occupancy, are illuminated at night to:

(i) maximise personal safety of site users; and

(ii) minimise opportunities for attack by hidden persons.

(iii) provide lighting along access routes, in building entrances, site entries, car parking areas and other movement areas used after dark.

A4 - No solution specified. Complies with S4 - The proposal seeks to maximise personal safety on the site. The site includes two security fences which allow access for authorised personnel only.

S5 - Visibility is provided into stairwells, elevators, car parks, lobby entrances and bicycle parking facilities

A5 - No solution specified. Not Applicable - The site does not incorporate stairwells, elevators, car parks, lobby entrance or bicycle facilities.

S6 - Premises and their surrounds do not include:

(i) „blind‟ corners (including on stairs, in corridors or other situations where movement can be predicted);

A6 - No solution specified. Complies with S6 - The site will not incorporate any blind corners, sudden changes of grade on pathways, concealment spots or pedestrian tunnels.

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(ii) sudden changes of grade on pathways which reduces sightlines;

(iii) concealment spots (unless they can be secured after hours); and

(iv) pedestrian tunnels, excepting that where unimpeded sightlines or the absence of concealment points cannot be reasonably achieved, equipment (such as security mirrors) and good lighting is provided to enhance visibility.

(v) Potential concealment areas (i.e. dead-end alleys) are restricted or locked after hours.

(vi) Where a concealment spot is unavoidable, there are aids to visibility such as convex

S7 - Building entrances:

(i) are clearly defined; (ii) are well lit and face the street; (iii) do not create concealment spots; (iv) provide clear sightlines from the

building foyer so that occupants can see outside before leaving the building;

(v) have lobbies visible from the exterior; and

(vi) have staff entrances, if separate, which are well lit and maximise opportunities for informal surveillance and for clear sightlines.

A7 - No solution specified. Not Applicable - No additional buildings on site are designed for public access. The entrance to the site will be utilised by authorised personnel only and has clear sightlines from the road.

S8 - Landscaping is designed and maintained to provide informal surveillance and clear sight lines on accessways and to other public spaces.

A8 - “Vulnerable premises” provide landscaping designed to promote safety including:

(i) planting which does not obscure doors and windows overlooking public spaces and isolated areas;

(ii) shrubbery and low-level planting associated with footpaths which does not exceed 0.5m in height where abutting pavements;

(iii) trees in vulnerable settings which do not have branches below 1.5m; and

(iv) hard landscaping elements such as low fencing and walls (below 1.2m) which guide pedestrians and vehicles along designated paths.

Not Applicable - The site will not allow unauthorised access. Further, no landscaping is proposed maximising informal surveillance and sight lines.

Safe Movement and Access

S9 - The design of premises provides for unimpeded sightlines, particularly along pedestrian and bicycle routes.

A9 - All barriers (including landscaping features) along bicycle and pedestrian routes are visually permeable (i.e. can be easily seen through to reduce concealment

Not Applicable - The site will not be accessible to the public.

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points).

S10 - Car parking areas are:

(i) designed to optimise informal surveillance and illumination, and to minimise unlawful access;

(ii) well lit to enable visibility of all external edges and routes providing access to the car park;

(iii) designed to minimise instances of large numbers of cars being co-located (over 100 cars in a single block). If more than 100 cars, more than one entry / exit point is provided so that the car park does not become an entrapment area.

A10 - No solution specified. Not Applicable - No formal car parking areas are proposed. The site is to be accessed by authorised personnel only during daytime hours.

S11 - Underpasses and overpasses are designed and located to reduce opportunities for crime, so that:

(i) pedestrians are able to see what is in an underpass or tunnel and at the end of it before entering; and

(ii) signs at each end of an underpass indicate where it leads and an alternative route to use at night.

A11 - No solution specified. Not Applicable - The proposal does not include any underpasses or overpasses.

S12 - Underpasses are wide enough to accommodate both pedestrian and cycle traffic, (Note: Council will refer to the provisions of AUSTROADS Guide to Traffic Engineering Practice Part 14- Bicycles). ]

A12 - No solution specified. Not Applicable - The proposal does not include any underpasses.

S13 - The design and location of laneways and alleyways promotes community safety.

A13.1 - Laneways are straight and have more than one entrance.

A13.2 - Unnecessary access to buildings from laneways is avoided.

Not Applicable - The proposal does not include any laneways or alleyways.

Building Design and Lighting

S14 - Buildings contribute positively to the enhancement of public safety and security.

A14.1 - Ramps and elevator entrances are located in areas which are not isolated.

A14.2 - Lifts are located within a secure entrance, and incorporate graffiti and vandal-resistant measures (i.e. a fully glazed and enclosed vestibule area at the exit to the lifts).

A14.3 - Loading and storage areas are well lit or can be locked after hours.

A14.4 - Parking spaces are allocated near the building entry for employees working after hours.

A14.5 - Enclosed or underground

Not Applicable – No new buildings are proposed and the site will not be accessible to the public.

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car parks can only be accessed from inside the building or through a security system.

A14.6 - All windows, particular those at street level are secure, without creating a „fortress-like‟ appearance (i.e. avoid solid roller shutters).

S15 - Lighting is provided which:

(i) increases safety and security in and around the premises;

(ii) considers vegetation, in both its existing and mature forms, or other elements that may have the potential to block out light;

(iii) illuminates inset spaces, access/egress routes car parking areas and signage; and

(iv) supports visibility for pedestrians, as well as road users.

A15 - No specific solution.

Note: Council will refer to the following as guidance in assessment of compliance:

Security lighting is consistent with Australian Standard S 4282 (1997) (The Control of Obtrusive Effects of Outdoor Lighting.

Lighting of pedestrian and bicycle movement routes, public spaces and outdoor signage in public spaces is to the minimum Australian Standard of AS1158 (Public Lighting Code).

Not Applicable – As the site will not be accessible to the public, no additional lighting is proposed.

Constructed Lakes


S1 - Natural design concepts are a primary consideration for a constructed lake.

A1 - No solution specified. Not Applicable - The proposal does not include a constructed lake.

S2 - Constructed lakes are designed to be: (i) consistent with the area‟s social

and recreational masterplans; (ii) sustainable; (iii) appropriately managed; and (iv) have minimal adverse impacts on

surrounding environments.

A2.1 - Lake depth is ≤3 m. A2.2 - The design of a constructed lake complies with the Engineering Design Guideline Planning Scheme Policy.

Not Applicable - The proposal does not include a constructed lake.

S3 - Constructed lakes are to operate under a financially sustainable management regime.

A3 - Lakes are provided under private ownership.

Not Applicable - The proposal does not include a constructed lake.

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A.5 Bushfire Management Overlay Code Specific Outcomes Acceptable / Probable Solutions Assessment of Proposal

S1 - Development maintains the safety of people and property by: (i) avoiding the areas of High or

Medium bushfire hazard as indicated on the Bushfire Management Overlay Map; or

(ii) mitigating the risk through: a) allotment design and the

appropriate siting of building; and

b) including firebreaks that provide adequate setback between buildings / structures and hazardous vegetation and access for fire fighting and other emergency vehicles; and

c) providing adequate road access for fire fighting and other emergency vehicles and safe evacuations; and

d) providing an adequate and accessible water supply for firefighting purposes.

Note: To assist Council in assessing an application for Assessable Development in a bushfire hazard area information should be provided as detailed in the Bushfire Management Planning Scheme Policy.

A1.1 – Development is located on land that is not subject to High or Medium bushfire hazard as indicated on the Bushfire Management Overlay Map; or

A1.2 – For all development:

(i) buildings and structures on lots greater than 2,500m²;

a) achieve setbacks from vegetation of 1.5 times the predominant mature canopy tree height or 10 m, whichever is greater; or

b) 10 m from any retained vegetation strips or small areas of vegetation;

(ii) buildings and structures on lots 2,500m² or less are serviced by the following: a) a reticulated water supply that

has sufficient flow and pressure characteristics for fire fighting purposes at all times (minimum pressure flow of 10 litres a second at 200 KPA); or

b) an on site storage of not less than 5,000 litres (e.g. accessible dam or tank with fire brigade fittings, or swimming pool).

A1.3 – Firebreaks are provided by:

(i) a perimeter road that separates lots from areas of bushfire hazard and that road has:

a) a minimum cleared width of 20m; and

b) a constructed road width and all weather standard in accordance with Engineering Standards Planning Scheme Policy or

(ii) fire maintenance trails which:

a) have a minimum cleared width of 6m;

b) have vehicular access at each end;

c) provide passing bays and turning areas for firefighting appliances;

d) are either located on public land, or within an access easement that is granted in favour of Council and QFRS; and

e) cleared breaks of 6m minimum width are provided within retained bushland within the site (e.g. creek corridors and other retained vegetation) to allow burning of sections and access for

Not Applicable – The proposed facility will not result in an increase of risk for people of property. The proposed facility is adequately separated from surrounding vegetation and will be unmanned during operation.

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bushfire response.

S2 – For development that will result in multiple buildings or lots (being Community Title Lots):

(i) buildings and structures are sited on lots that are designed so that their size and shape allow for:

a) efficient emergency access to buildings for firefighting appliances (e.g. by avoiding long narrow lots with long access drive to buildings);

b) setbacks and buildings siting in accordance with 1.2 above.

A2 – No solution specified. Not applicable – The development will not result in multiple buildings or lots within the site.

S3 – Roads have:

(i) a maximum gradient of 12.5%;

(ii) exclude cul de sacs, except where a perimeter road isolates the development from hazardous vegetation or the cul de sac is provided with an alternative access linking the cul de sac to other through roads.

A3 – No solution specified. Not applicable – The proposal does not involve any additional roads.

Hazardous Materials

S4 - Public safety and the environment are not adversely affected by the detrimental impacts of bushfire on hazardous materials manufactured or stored in bulk.

A4 – No solution specified. Not applicable – The proposal does not involve the manufacture or storage of hazardous materials.

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A.6 Good Quality Agricultural Land Overlay Code Specific Outcomes Acceptable / Probable

Solutions Assessment of Proposal

S1 - Where the development is on land as shown on the Good Quality Agricultural Land Overlay Map as GQAL and involves the establishment of resident uses or any uses having a residential component: (i) the amenity of residential uses

are protected; and (ii) the operations of nearby

agricultural land is not constrained by the development.

A1 – The residential activity areas on the site are separated from the nearby agricultural land as follows:

(i) where in proximity to canelands or other horticultural activity:

a) a minimum 40m, where the distance incorporates vegetation; or

b) a minimum 300m where the distance is to be left as open ground; and

(ii) where in proximity to any intensive animal husbandry, a minimum 500m.

Not applicable - The proposal is not for a residential use, and nor does it include a residential component.

S2 - Where it is proposed to establish a residential use or any use having a residential component within those buffer distances shown in S1 above, then the premises incorporates mitigation measures to ensure that: (i) the amenity of residential uses

are protected; and (ii) the operations of nearby

agricultural land is not constrained by the development.

A2 – No solution specified. Not applicable - The proposal is not for a residential use, and nor does include a residential component.

S3 - Development on land as shown on the Good Quality Agricultural Land Overlay Map as GQAL does not result in land taken out of agricultural use unless: (i) an overriding community need

for the development is demonstrated; and

(ii) no alternative sites are available.

A3 – No solution specified. Complies with S3 – The proposed telecommunication facility seeks to occupy an existing clearing onsite, and will not result in a loss of agricultural land.

Furthermore, the proposal facility provides a direct response to an essential community need for improved telecommunication infrastructure within the Farleigh area.

S4 - Reconfiguring a lot on good quality agricultural land occurs only where new lots do not adversely affect the potential to sustain agriculture or the continued use of the land as an agricultural resource30 by: (i) not limiting the range of crops

able to be grown on any of the lots created; or

(ii) creating new lots only where they can be amalgamated or used economically in conjunction with other agricultural land.

A4 – No solution specified. Not applicable – The proposal is for a Material Change of Use and does not involve Reconfiguration of a Lot.

S5 - Where the reconfiguring of a lot is for residential purposes on land adjacent to good quality agricultural land, the lot size and layout accommodates a buffer area such that: (i) the potential to sustain

agriculture on the adjoining land is maintained; and


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(ii) future residential amenity on the new lot is protected.

S6 - Where reconfiguring a lot in the Rural zone involves boundary realignments and the primary use of the lot is residential: (i) the lot does not include good

quality agricultural land; and (ii) buffers to GQAL and associated

rail infrastructure (i.e. tram lines) are included in the lot.


S7 - Where the lots are identified for sugar cane production the lots are shaped to facilitate production.

A7 – No solution specified. Not Applicable - The proposed development does not seek to alter the configuration of the existing allotment.

S8 - Where development likely to result in the establishment of new activities / uses is proposed within 300 m of land identified on the Good Quality Agricultural Land Overlay Map as GQAL and is used for agriculture, a buffer to the GQAL is included on the subject site. Note: The buffer does not contain GQAL.

A8 – No solution specified. Not Applicable – The proposed development does not comprise any uses/activities for agricultural purposes.

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Appendix 3 – EME Report

Proposed Telecommunications Facility at Farleigh...Conduits and cable tray for feeder cables. Access...

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Transcript of Proposed Telecommunications Facility at Farleigh...Conduits and cable tray for feeder cables. Access...