the land is within the ‘strategic minerals and basic raw ... daps/southern jdap... · page 19...
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comprises plant species indigenous to the local catchment area and a range of storeys (lower, middle and upper), to provide an effective visual and nuisance buffer in the following locations: i) Immediately north of the proposed carpark along the full length of the
carpark area, and ii) Along the existing windbreak/vegetation line that lies approximately
60m east of the proposed building, for a length of at least 150m, and which screens both the carpark and proposed building when viewed from the east and south east.
b) Detail the location, species and size of vegetation to be removed. c) Detail the exact species, location, number and size at maturity of proposed
plants to be planted. A key or legend detailing proposed species type grouped under the subheadings of tree, shrub and ground cover is required.
7) Prior to the lodgement of the Building Permit Application, the owner/applicant must provide Council with an amended BAL assessment prepared by an accredited and experienced BAL assessor, which demonstrates that the additional vegetation planting required by any condition of this Development Approval does not increase the BAL rating submitted with the application.
8) Prior to the lodgement of the Building Permit Application, a detailed Engineering design plan of the stormwater disposal system shall be submitted for approval of the Shire of Capel, and thereafter implemented in accordance with the approved plan to the satisfaction of the Shire of Capel.
9) Prior to the lodgement of the Building Permit Application, a detailed
Engineering design for the car parking, maneuvering areas and drainage thereof being submitted for approval of the Shire of Capel, and thereafter implemented in accordance with the approved design to the satisfaction of the Shire of Capel.
Prior to Occupation/Use of Development Conditions:
10) Prior to occupation, a notification pursuant to Section 70A of the Transfer of
Land Act 1893 must be registered against the title to the subject land and a copy provided to Council. The notification must advise the owners and successors in title that: a) the land is within the ‘Strategic Minerals and Basic Raw Materials
Resource’ policy area, and may be impacted by mining activity on or near the subject land, and/or restricted by that policy, and
b) the land is within the ‘Priority Agricultural Land’ policy area, and may be impacted by farming activities on or near the subject land, and/or restricted by that policy.
11) Prior to Occupation, vehicle parking, manoeuvring and circulation areas shall
be suitably constructed, sealed, drained, kerbed, marked and signed (including loading and parking provided for the exclusive use of people with a disability) and thereafter maintained to the specification and satisfaction of the Shire of Capel.
d) Detail the reticulation of landscaped areas including the source of the water supply.
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12) Prior to occupation, the landscaped area(s) must be planted, established and reticulated in accordance with the endorsed landscape plan(s). These areas must be maintained as landscaped areas at all times and to the satisfaction of the Before the development is occupied, the landscaped area(s) must be planted, established and reticulated in accordance with the endorsed landscape plan(s). These areas must be maintained as landscaped areas at all times and to the satisfaction of the Shire of Capel.
13) Prior to occupation, the owner/applicant must provide an onsite waste storage
and collection area that is graded, drained and screened from public view.
14) Prior to occupation, the proposed development must be have access to a sufficient supply of potable water that is of the quality specified under the Australian Drinking Water Quality Guidelines 2004, and be in accordance with the draft Department of Health Country Sewerage Policy. The potable water supply must be additional to any water supply identified in the approved Bushfire Management Plan.
15) Prior to occupation, the proposed development must be connected to an
approved onsite waste water system. Approval from the Department of Health is required for any on-site waste water treatment process.
16) Prior to occupation, a mosquito management plan must be submitted to and
approved by the Shire of Capel, and implemented thereafter to the satisfaction and specification of the Shire of Capel.
Advice Notes: 1) This planning consent is confined to the authority of the Shire of Capel Town
Planning Scheme No.7 and any delegation pursuant to the GBRS (delete if not applicable) under the Planning and Development Act 2005. This decision does not remove the obligation of the applicant and/or property owner to ensure that all other required local government approvals are obtained, all other applicable state and federal legislation is complied with, and any restrictions, easements and encumbrances are adhered to, nor does it infer that other necessary approvals are forthcoming as an outcome of this planning consent.
2) The applicant will need to comply with the following requirements of other
legislation: a) The issue of a Building Permit and compliance with the Building Code of
Australia. b) Environmental Health requirements, including an application for a lodging
house and a septic system; c) Native Vegetation clearing permits that may be required by the Department
of Water and Environmental Regulation (DWER). d) Approval may be required by the Department of Health to install and use a
waste water system.
3) It is strongly recommended that early consultation be undertaken with Shire Officers in relation to condition compliance if delays in the issue of a Building Permit are to be avoided. For your assistance the Building Department may be contacted on (08) 9727 0222.
Page 21
6) An application to construct or install an apparatus for the treatment of sewage and the disposal of effluent and liquid wastes must be submitted for the approval of the Shire of Capel, in accordance with the Health (Treatment of Sewage and Disposal of Effluent and Liquid Waste) Regulations 1974.
7) Site specific testing will be required to determine the applicable type of effluent disposal and treatment device needed. The testing shall include soil permeability, soil absorption and depth of clay material, depth of sand and soil phosphorus retention index (PRI). An application to Construct or Install an Apparatus for the Treatment of Sewerage shall be included with all Building Permit applications. The Geotechnical Report should qualify the use if onsite effluent disposal in accordance with AS 1547.
8) The property is not connected to scheme water and will require a water supply service to the satisfaction of the Health Services staff and will require regular water monitoring to ensure compliance with the Australian Drinking Water Guidelines No 6. A minimum supply shall be the equivalent of a 92,000 litre rainwater tank, in addition to a 50,000L water tank for fire fighting purposes.
9) The proposed development may result in increased rates levied for the site. Further information regarding this matter can be obtained from the Shires Rates Department.
10) All food preparation areas are to comply with the provisions of the Food Act 2008 and related code, regulations and guidelines. Details available for download from: http://ww2. health.wa.gov.au/Articles/F_I/Food-regulation-in-WA.
Council Recommendation: Not applicable.
Conclusion: The proposed development is inconsistent with the Policies and Objectives of the Scheme and various state planning policies. It is considered that the concerns raised by DMIRS particularly cannot be assuaged given the proposed location of the development. Council considers the proposal to be incompatible with surrounding land uses, particularly with regard to nearby mining operations. It is therefore recommended that the application be refused.
4) The clearing of native vegetation in Western Australia requires a Clearing Permit under the Environmental Protection Act 1986 unless the clearing is for an exempt purpose. Proponents are advised to contact the Department of Water and Environmental Regulation on (08) 9725 4300 for further advice in this regard.
5) The clearing of native vegetation within the Shire of Capel may result in impacts upon threatened species that are protected under the Commonwealth Environment Protection & Biodiversity Conservation Act 1999. Proponents are advised to contact the Department of Environment and Energy (Federal) on 1800 803 772 for further advice regarding their obligations under the Act.
Proposed development site
Lot 842 Prowse Rd Capel
3
10
498
1
2
5307
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PROPOSED BUILDING
EXISTING SHED
EXISTING
SHED
PROPOSED FIRE TRUCK
HARDSTAND
PROPOSED 50,000L
WATER TANK
PROPOSED FIRE TRUCK ACCESS ROAD
A R C H I T E C T S
Collard Preston
PROPOSED OVERALL SITE / LOCATION PLAN
SCALE 1:2000
ATU
PROPOSED 50,000L
WATER TANK
ATU
VERANDAH
BED 1
ACC.
BED 2 BED 3 BED 4 BED 5 BED 6
KIT
CH
EN
LIVING
DINING
BED 7
PANTRY
SCULLERY
STORE
BED 8 BED 9 BED 10 BED 11 BED 12
ACC.
LAUNDRY
VERANDAH
VERANDAH
VERANDAH
ALFRESCO
ALFRESCO
OUTDOOR
KITCHEN
PAVED FOOTPATH
PAVED FOOTPATH
PA
VE
D F
OO
TP
AT
HS
TE
PS
ST
EP
S
ST
EP
S
ST
EP
S
RAMP 1:14
48m OF GRAF SICKER TUNNEL
PA
VE
D F
OO
TP
AT
H
PROPOSED 50,000L
WATER TANK
A R C H I T E C T S
Collard Preston
PROPOSED LANDSCAPING PLAN
NOT TO SCALE
LEGEND:
SHRUBS
CALOTHAMNUS SANGUINEUS
DAMPIER LINEARIS
HYPOCALYMMA ROBUSTUM
GROUNDCOVERS
SCAEVOLA CALLIPTERA
GREVILLEA CRITHMIFOLIA
ATU
5500
EXISTING SHED
PROPOSED 50,000L
WATER TANK
ATU
6000
25000
5000 2500 5000 95504093
1800
2000
3000
1800
4760
4760
6100
1590
3000
5750
3525
3000
5500
6100
VERANDAH
BED 1
ACC.
BED 2 BED 3 BED 4 BED 5 BED 6
KIT
CH
EN
LIVING
DINING
BED 7
PANTRY
SCULLERY
STORE
BED 8 BED 9 BED 10 BED 11 BED 12
ACC.
LAUNDRY
VERANDAH
VERANDAH
VERANDAH
ALFRESCO
ALFRESCO
OUTDOOR
KITCHEN
PAVED FOOTPATH
PAVED FOOTPATH
PA
VE
D F
OO
TP
AT
HS
TE
PS
ST
EP
S
ST
EP
S
ST
EP
S
RAMP 1:14
48m OF GRAF SICKER TUNNEL
PA
VE
D F
OO
TP
AT
H
3000
10000 26150
5500
1595 10000 1440
PROPOSED 50,000L
WATER TANK
A R C H I T E C T S
Collard Preston
PROPOSED SITE PLAN
SCALE 1:200
NOTES:
PROPOSED WASTEWATER TREATMENT SYSTEM
AQUARIUS O-2NR 4KLC (TRAFFICABLE) ATU TO TREAT THE WASTEWATER FROM THE RESIDENCEWITH 48m OG GRAF SICKER TUNNEL FOR DISPOSAL. THE DAILY LOAD EQUATES TO 3,600L/DAY.
12 BEDROOMS X 2 = 24 PEOPLE24 X 150L = 3,600LWITH A TOTAL HYDRAULIC LOAD OF 3,600LPD
PROPOSED STORMWATER MANAGEMENT
· FINISHED FLOOR LEVEL OF THE BUILDING WILL BE APPROXIMATELY 800mm ABOVE EXISTINGGROUND LEVEL TO ENSURE THE BUILDING DOES NOT GET FLOODED IN HEAVY DOWNPOUR.
· ROOF STORMWATER WILL BE COLLECTED WITH GUTTERS AND DOWNPIPES AND PIPED INTOTHE EXISTING RAINWATER TANK AND RECYCLED.
· ACCESS ROAD AND CAR PARK WILL BE SEALED AND GRADED TO ALLOW FOR STORMWATERRUN OFF INTO EXISTING STORMWATER DRAINS.
ATU
5500
4 CAR BAYS
ACCESS ROAD
ACCESS ROAD
AC
CE
SS
R
OA
D
10 CAR BAYS
4 CAR BAYS
EXISTING SHED
EX
IS
TIN
G F
EN
CE
EXISTING FENCE
AC
CE
SS
R
OA
D
6250
5640
PROPOSED 50,000L
WATER TANK
FIRE TRUCK
HARD STAND
ATU
6000
25000
5000 2500 5000 95504093
1800
2000
3000
1800
4760
4760
6100
1590
3000
5750
3525
3000
5500
6100
VERANDAH
BED 1
ACC.
BED 2 BED 3 BED 4 BED 5 BED 6
KIT
CH
EN
LIVING
DINING
BED 7
PANTRY
SCULLERY
STORE
BED 8 BED 9 BED 10 BED 11 BED 12
ACC.
LAUNDRY
VERANDAH
VERANDAH
VERANDAH
ALFRESCO
ALFRESCO
OUTDOOR
KITCHEN
PAVED FOOTPATH
PAVED FOOTPATH
PA
VE
D F
OO
TP
AT
HS
TE
PS
ST
EP
S
ST
EP
S
ST
EP
S
RAMP 1:14
48m OF GRAF SICKER TUNNEL
PA
VE
D F
OO
TP
AT
H
3000
10000 26150
5500
1595 10000 1440
5
2
0
0
6250
5640
3
4
2
0
PROPOSED 50,000L
WATER TANK
A R C H I T E C T S
Collard Preston
PROPOSED SITE PLAN - FIRE ACCESS ROAD
SCALE 1:200
NOTES:
PROPOSED WASTEWATER TREATMENT SYSTEM
AQUARIUS O-2NR 4KLC (TRAFFICABLE) ATU TO TREAT THE WASTEWATER FROM THE RESIDENCEWITH 48m OG GRAF SICKER TUNNEL FOR DISPOSAL. THE DAILY LOAD EQUATES TO 3,600L/DAY.
12 BEDROOMS X 2 = 24 PEOPLE24 X 150L = 3,600LWITH A TOTAL HYDRAULIC LOAD OF 3,600LPD
PROPOSED STORMWATER MANAGEMENT
· FINISHED FLOOR LEVEL OF THE BUILDING WILL BE APPROXIMATELY 800mm ABOVE EXISTINGGROUND LEVEL TO ENSURE THE BUILDING DOES NOT GET FLOODED IN HEAVY DOWNPOUR.
· ROOF STORMWATER WILL BE COLLECTED WITH GUTTERS AND DOWNPIPES AND PIPED INTOTHE EXISTING RAINWATER TANK AND RECYCLED.
· ACCESS ROAD AND CAR PARK WILL BE SEALED AND GRADED TO ALLOW FOR STORMWATERRUN OFF INTO EXISTING STORMWATER DRAINS.
75205
4465 26290 2660 8400 2645 26280
4465
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4100
BED 1
280 4100
BED 2
280 4100
BED 3
280 4100
BED 4
280 4100
BED 5
280 4100
BED 6
140
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410 9648
LIVING
3247
KITCHEN
400
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BED 7
280 4100
BED 8
280 4100
BED 9
280 4100
BED 10
280 4100
BED 11
280 4100
BED 12
1404615
VERANDAH
4465
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75
1620
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ACC.
BED 2 BED 3 BED 5 BED 6
KIT
CH
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LIVING
DINING
BED 7
PANTRY
SCULLERY
STORE
BED 8 BED 9 BED 10 BED 11 BED 12
ACC.
LAUNDRY
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75
A R C H I T E C T S
Collard Preston
PROPOSED FLOOR PLAN
SCALE 1:100
Contents
Introduction 1 Proposal 3 Town Planning Framework 5 Town Planning Assessment 6 Conclusion 8
Figures Figure 1 Subject Site 2 Figure 2 Perspective images of the proposed development 4 Figure 3 Bushfire Managment Response 7
Tables Table 1 Summary of Property Details 2
Appendices Appendix A Bushfire Management Plan Appendix B Proposal Plans Appendix C Certificate of Title
Introduction This report has been prepared and submitted on behalf of the Owners of the Land, Guo Group/ Capel Meadows Pty Ltd, in support of an application for planning approval for the use and development of the land for the purpose of a Residential Building. In summary, this planning submission:
Provides a detailed overview of the subject site and broader context in which it is located
Describes the use and development proposal to be considered by Council
Identifies relevant planning controls and policies for the purposes of a planning assessment
Provides an assessment of the planning merits of the proposal against policies and controls.
This report addresses the key planning matters that require consideration in determining this proposal:
Continuing lawful use and operation of the proposed residential building
Parking, access and movement
Bushfire risk
Stormwater management
Waste water disposal
This report should be read in conjunction with the following documents attached to this report and submitted in support of this application:
Architectural Plans prepared by Hodge Collard Preston (refer Appendix B);
Landscape Plans prepared by Hodge Collard Preston (Refer Appendix B - SK37);
Bushfire Management Plan prepared by Xero Fire and Risk (Appendix A).
SUBJECT SITE
The subject site, shown in Figure 1 below comprises one lot, being lot 3 on Diagram 79676, at 234 Capel Tutunup Rd, Ludlow. A summary of the property details is contained at Table 1.
The surrounding locality comprises predominantly rural activities and is approximately 33 km South of Bunbury. Capel Tutenup Road runs along the site’s eastern boundary.
The site area is approximately 69ha.
2 Proposed Residential Building - Lot 3 Capel Tutunup Rd, Ludlow
Version 1.0 – Job No. 21597 VERIS.COM.AU
FIGURE 1 SUBJECT SITE
TABLE 1 SUMMARY OF PROPERTY DETAILS
ZONE
LOT PI PARCEL AREA (ha) TOWN PLANNING SCHEME GREATER BUNBURY REGION
SCHEME
3 D079676 68.8 Rural Rural
EXISTING DEVELOPMENT
The subject site is currently used as a ‘rural pursuit’ as defined under the Shire of Capel Town planning Scheme No.7. It is understood that the rural pursuit previously included pastoral activities including grazing and milking of cows. The dairy is no longer commercially viable or operational on the site. However, the land remains viable with the capability to continue to be used for pastoral activities, in particular grazing of livestock.
Subject Site: 234 Capel-Tutunup Rd, Ludlow
3 Proposed Residential Building - Lot 3 Capel Tutunup Rd, Ludlow
Version 1.0 – Job No. 21597 VERIS.COM.AU
The subject site contains 2 existing agricultural buildings (previously used for storage, for holding livestock and as a dairy,). These structures will be retained and used as part of the ongoing pastoral activities on the land.
ACCESS
The site has direct access to Capel Tutenup Road and currently utilises a well maintained unsealed access way.
SITE SURROUNDS
The site is found within a rural locality. Uses within the surrounding area consist predominantly of rural pursuits.
Proposal The proposal is for a Residential Building which will be conducted in addition to the pastoral activities (defined under the town planning scheme as agricultural pursuit) currently occurring on the site. It is intended that use of the proposed residential building will be limited to accommodation for the property manager and short-term accommodation and ancillary use for employees (and their families) of Guo Development being the owners of Capel Meadows Pty Ltd., guests, associates and affiliates for the agricultural pursuits.
The residential building comprises 12 bedrooms and a main dining, living room and kitchen. Relevant support infrastructure includes:
laundry and store;
parking for up to 17 cars;
a waste water treatment unit (the subject of a separate application under the Health Act )
a vehicle access loop which is provide to cater for emergency access needs.
Access to the site is via the existing access way
Perspective images of the proposal are shown in Figure 2.
4 Proposed Residential Building - Lot 3 Capel Tutunup Rd, Ludlow
Version 1.0 – Job No. 21597 VERIS.COM.AU
FIGURE 2 PERSPECTIVE IMAGES OF THE PROPOSED DEVELOPMENT
5 Proposed Residential Building - Lot 3 Capel Tutunup Rd, Ludlow
Version 1.0 – Job No. 21597 VERIS.COM.AU
Town Planning Framework This section identifies the key planning instruments and considerations that should be applied to this proposal.
The proposal is subject to assessment under the Greater Bunbury Region Scheme (GBRS) and the Shire of Capel Local Planning Scheme No. 7 (LPS). In addition the proposal should be considered in the context of State Planning Policy 2.5 Rural Planning (SPP 2.5). These matters are discussed below.
State Planning Policy Framework
STATE PLANNING POLICY 2.5 RURAL PLANNING
The purpose of State Planning Policy 2.5 Rural Planning is:
…to protect and preserve Western Australia’s rural land assets due to the importance of their economic, natural resource, food production, environmental and landscape values. Ensuring broad compatibility between land uses is essential to delivering this outcome.
The matters relevant to this proposal that are highlighted within the policy include:
Objective (a) support existing, expanded and future primary production through the protection of rural land, particularly priority agricultural land and land required for animal premises and/or the production of food;
Objective (d) provide a planning framework that comprehensively considers rural land and land uses, and facilitates consistent and timely decision-making;
Objective (e) avoid and minimise land use conflicts;
GREATER BUNBURY REGION SCHEME
The Greater Bunbury Region Scheme (GBRS) establishes the purpose of the Rural Zone (refer clause 12(a)) as:
to provide for the sustainable use of land for agriculture, assist in the conservation and wise use of natural resources including water, flora, fauna and minerals, provide a distinctive rural landscape setting for the urban areas and accommodate carefully planned rural living developments;
The GBRS also clarifies that determination of the proposal may be either made by the Western Australian Planning Commission or alternatively delegated to the Local Government for determination. In prelodgement discussions with the WAPC it was suggested that the key consideration that will be applied to the proposal by the WAPC will include whether the proposal prejudices the viability of the rural land.
SHIRE OF CAPEL LOCAL PLANNING SCHEME
Pursuant to clause 5.7.1 of the TPS the objective of the Rural Zone is: