TOWN PLANNING REPORT - Somerset · Boning Room Extension, Kilcoy Abattoir Town Planning Report 4830 D’Aguilar Highway, Winya, QLD 4515 T o w n P l a n n i n g | P r o j e c t M

Boning Room Extension, Kilcoy Abattoir Town Planning Report 4830 D’Aguilar Highway, Winya, QLD 4515

T o w n P l a n n i n g | P r o j e c t M a n a g e m e n t | D e v e l o p m e n t A d v i c e

TOWN PLANNING REPORT

Development Permit for Material

Change of Use for an Extension to a

High Impact Industry (Boning Room

Extension)

4830 D’Aguilar Highway, Winya, QLD

4515

Lot 2 on SP101100

September 2019



HPC Urban Design + Planning

ACN 095 337 661

BRISBANE

Level 12, 126 Margaret Street, Brisbane QLD 4000

GOLD COAST

Level 9, 1 Corporate Court, Bundall QLD 4217

PO Box 15038, City East QLD 4000

T: (07) 3217 5800 W: www.hpcurban.com.au

© HPC Urban Design + Planning 2019

This document is and shall remain the property of HPC Urban Design + Planning (HPC Urban). The

document may only be used for the purposes for which it was commissioned and in accordance with

the Terms of Engagement for the commission. Unauthorised use of this document in any form

whatsoever is prohibited.

Prepared by HPC Urban Design + Planning Pty Ltd

Reference Spaceframe_Kilcoy 19071

Document Control

Rev Date File Author Reviewer Status

01 30/9/2019 DA Report JT/JW JW Final for lodgement

http://www.hpcurban.com.au/



Application Overview

Site and Application Details

Address 4830 D’Aguilar Highway, Winya, QLD 4515

Lot 2 on SP101100

Site Area 43.720ha

Local Authority Somerset Regional Council

Local Authority Zoning High Impact Industry

Local Plan N/A

Precinct / Sub Precinct N/A

Existing Use/s Abattoir operations, manoeuvring areas and car parking.

Proposed Use High Impact Industry

Application Details Material Change of Use for an Extension to a High Impact Industry

(Boning Room Extension) – Development Permit

Category of Assessment Code

Referral Agencies The Department of State Development, Manufacturing, Infrastructure

and Planning

• Department of Transport and Main Roads – Material Change of

Use within 25m of a State-controlled road (D’Aguilar Highway).

Applicant Details Spaceframe Buildings Pty Ltd C/- HPC Urban

Level 12, 126 Margaret Street, Brisbane QLD 4000

Contact: Julian Wooderson

Phone: (07) 3217 5800

Email: [email protected]

Web: www.hpcurban.com.au

Land Owner Kilcoy Pastoral Company Limited

http://www.hpcurban.com.au/



Table of Contents

1 Introduction .................................................................................................................................... 1

1.1 Overview ................................................................................................................................... 1

1.2 Summary of Proposals ............................................................................................................. 1

1.3 Assessment Process ................................................................................................................ 2

1.4 Supporting Information ............................................................................................................. 2

1.5 Recommendations .................................................................................................................... 2

2 Site + Surrounding Development ................................................................................................. 3

2.1 Site + Locality ........................................................................................................................... 3

2.2 Surrounding Land Uses ............................................................................................................ 4

2.3 Development Approval History ................................................................................................. 5

3 Proposed Development ................................................................................................................. 6

3.1 Application Details .................................................................................................................... 6

3.2 Proposal Overview .................................................................................................................... 6

3.3 Key Planning Issues ................................................................................................................. 6

4 State Assessment Framework ...................................................................................................... 9

4.1 Planning Act 2016 ..................................................................................................................... 9

5 Local Assessment Framework ................................................................................................... 14

5.1 Somerset Region Planning Scheme Version Three ............................................................... 14

5.2 Approval Sought ..................................................................................................................... 14

5.3 Defined Land Use ................................................................................................................... 14

5.4 Category of Assessment ........................................................................................................ 14

5.5 Applicable Planning Scheme Codes ...................................................................................... 14

6 Conclusion ................................................................................................................................... 16

Appendices

Appendix A: Architectural Plans Spaceframe Buildings Pty Ltd Appendix B: Land Title DNRM Appendix C: Appendix D: Appendix E:

Code Compliance Statements DA Form 1 Land Owner’s Consent

HPC Urban HPC Urban Kilcoy Pastoral Company Ltd


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1 Introduction

1.1 Overview

HPC Urban Design + Planning Pty Ltd (HPC Urban) have been engaged by Spaceframe Buildings Pty

Ltd (the Applicant) to prepare and lodge a development application seeking approval for a Development

Permit for a Material Change of Use for an Extension to a High Impact Industry (Boning Room

Extension) on land at 4830 D’Aguilar Highway, Winya, QLD 4515, and formally described as Lot 2 on

SP101100 (the development site).

This town planning report provides context to the proposed development by describing the subject site,

surrounding locality and the proposal design. Second, the report provides an independent assessment

of the proposal against the applicable statutory planning instruments, which demonstrates the

acceptability of the proposal.

1.2 Summary of Proposals

The subject site is currently owned and operated by Kilcoy Pastoral Company Ltd. Kilcoy Pastoral

Company commenced the abattoir operation on the site in 1953 and has incrementally upgraded and

expanded the facility over the intervening period. The acceptability of abattoir activities at the subject

site is therefore firmly established and within the expectations of the local community.

The proposed development involves the construction of a minor extension (442m2) to the existing

boning room on site and therefore constitutes an extension to the existing high impact industry abattoir

use. It should be noted that the proposal optimises existing operations and similar to the recently

approved chiller extension (DA18646-August 2019), the proposed boning room extension does not

increase the annual production output of the abattoir and therefore no increase in staff numbers, car

parking requirements or truck movements.

More specifically, the proposal comprises the construction of an extension to the north-western side of

the existing boning room to accommodate a new freezer room (183m2), processing area (182m2), plant

room (24m2), airlock room (37m2), bone and outfeed conveyors, tunnel (16m2) and an additional gas

tank sited alongside the existing tank. The built form of the proposed extension has been carefully

designed to seamlessly integrate with the existing boning room. The proposed boning room extension

is set back approximately 190m from the D’Aguilar Highway.

Figure 1: Site Plan Extract- Proposed Boning Room Extension Source: Spaceframe


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1.3 Assessment Process

Pursuant to the Somerset Region Planning Scheme Version Three (Planning Scheme), the subject site

is located within the High Impact Industry Zone and is currently used as an abattoir. The existing use

is identified as a High Impact Industry pursuant to the Planning Scheme.

The proposal is subject to Code Assessment and triggers referral to:

• The Department of State Development, Manufacturing, Infrastructure and Planning:

o Department of Transport and Main Roads:

⎯ Planning Regulation 2017 Schedule 10, Part 9, Division 4, Subdivision 2,

Table 4 SPR 2009 Schedule 7, Table 3, Item 1 – Material Change of Use

within 25m of a State-controlled road (D’Aguilar Highway).

The subject site is affected by the following overlays as identified by the Planning Scheme:

• Agricultural Land Overlay;

• Biodiversity Overlay (including biodiversity wetlands and koala conservation);

• Flood Hazard Overlay;

• High Impact Activities Management Area Overlay;

• Infrastructure Overlay; and

• Landslide Hazard Overlay.

1.4 Supporting Information

This town planning report should be read in conjunction and considered with the following supporting

documentation:

• DA Form 1 Prepared by HPC Urban

• Architectural Plans Prepared by Spaceframe Buildings Pty Ltd

• Code Compliance Statements Prepared by HPC Urban

• Land Owner’s Consent Kilcoy Pastoral Company Ltd

• Registered Land Title DNRM

1.5 Recommendations

This independent town planning report demonstrates that the proposal is an appropriate development

outcome for the subject site and accords with the relevant provisions of the Planning Scheme. As such,

the application is recommended for approval, subject to reasonable and relevant conditions.


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2 Site + Surrounding Development

2.1 Site + Locality

The subject site is located approximately 2.6km east of the township of Kilcoy and 100km north-west

of Brisbane. It comprises of a single lot as described in Table 1 below with primary frontage to the

D’Aguilar Highway and secondary frontage to Winya Road. The abattoir operation is located wholly on

Lot 2 on SP101100. Wastewater generated by the abattoir is treated onsite and utilised for irrigation of

nearby lots. It is noted that the proposal will not increase the annual production output of the abattoir

and consequently no changes are necessary to the approved abattoir wastewater treatment and land

irrigation regime.

A copy of the Registered Land Title is included at Appendix B.

Street Address RP Description Zoning Site Area

4830 D’Aguilar Highway, Winya

Lot 2 on SP101100 High Impact Industry 43.720ha

Table 1: Site Details

The surrounding area is generally rural in nature as displayed in Figure 4 below. The site is owned and

operated by the Kilcoy Pastoral Company as an abattoir and contains a number of buildings that are

used for slaughtering, processing, packing, cold storage, warehousing and ancillary office purposes.

Figure 3 shows the existing site development, including buildings, hardstand, landscaping and access

to the road network.

Figure 3: Aerial view of the subject site Source: Nearmap


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Figure 4: Locality Plan Source: Nearmap

2.2 Surrounding Land Uses

The primary land use (i.e. the abattoir, including the proposed boning room extension) is located in the

High Impact Industry Zone pursuant to the Planning Scheme. The site is surrounded by land that is in

the Emerging Community Zone and the Rural Zone which is currently used for pasture and cropping

and/or rural residential purposes. The zoning of the land in the vicinity of the subject site is displayed in

Figure 5 below.

Figure 5: Zoning Map Source: Planning Scheme


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2.3 Development Approval History

There are a number of current and associated development approvals relevant to the consideration of

the subject site. These approvals are summarised in Table 2 below. We note that Council have recently

approved an extension to the existing abattoir chiller building (DA18646) which is connected to the

existing boning room via an overhead carcass tunnel.

Reference Application Details Status

DA18710 Office Fit out Approved 11/9/2019

DA18646 MCU for Extension to High Impact Industry (Hanger

Chiller Extension)

Approved 21/08/2019

DA16911 MCU for High Impact Industry (Abattoir) Approved 06/12/2018

DA16538 Boning Room Finalised 24/01/2017

DA16490 Multiple New Structures relating to Meat Processing Plant Approved 21/12/2016

DA16473 Pluming and Drainage Finalised 03/04/2017

DA15916 New Cold Store Approved 19/04/2016

DA15671 Plumbing and Drainage Finalised 27/01/2016

DA15594 Operational Works for earthworks, erosion and sediment

control, roadworks and stormwater drainage

Approved 28/01/2016

DA15453 Hanging Chiller Expansion Finalised 15/09/2015

DA15422 Material Change of Use for High Impact Industry (Abattoir) Approved 24/02/2016


DA14934 New Chiller, Loading Dock Facilities and Pipe Bridge Finalised 28/01/2015


DA14798 Operational Work for stormwater and earthworks Approved 30/01/2015

DA14076 Office and Warehouse Approved 17/12/2013

DA13154 Office Fit Out Finalised 06/11/2012

DA11364 New Chiller Tunnel Finalised 04/04/2011

DA10548 New Canteen Lapsed

DA10549 Plumbing and Drainage Lapsed

DA10527 Operational Works for construction of stormwater

diversion channels and associated works

Approved 30/08/2010

DA8693 Advertising Sign Lapsed

DA7808 Chiller and Freezer Room Finalised 17/09/2008


Table 2: Previous development applications over the subject site


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3 Proposed Development

3.1 Application Details

This development application is seeking approval for a Development Permit for a Material Change

of Use for an Extension to a High Impact Industry (Boning Room Extension) at 4830 D’Aguilar

Highway, Winya and described as Lot 2 on SP101100.

3.2 Proposal Overview

The subject site is currently owned and operated by Kilcoy Pastoral Company Ltd. Kilcoy Pastoral

Company commenced the abattoir operation on the site in 1953 and has incrementally upgraded and

expanded the facility over the intervening period. The acceptability of abattoir activities at the subject

site is therefore firmly established and within the expectations of the local community.

The proposed development involves the construction of a minor extension (442m2) to the existing

boning room on site and therefore constitutes an extension to the existing high impact industry abattoir

use. It should be noted that the proposal optimises existing operations and does not increase the annual

production output of the abattoir and therefore no increase in staff numbers, car parking requirements

or truck movements.

More specifically, the proposal comprises the construction of an extension to the north-western side of

the existing boning room to accommodate a new freezer room (183m2), processing area (182m2), plant

room (24m2), airlock room (37m2), bone and outfeed conveyors, tunnel (16m2) and an additional gas

tank sited alongside the existing tank. The built form of the proposed extension has been carefully

designed to seamlessly integrate with the existing boning room. The proposed boning room extension

is set back approximately 190m from the D’Aguilar Highway.

Given the proposal does not increase operational throughput, no changes are necessary to the

approved abattoir wastewater treatment and land irrigation regime.

Please refer to the Architectural Plans included at Appendix A which demonstrate the proposed site

layout and built form.

3.3 Key Planning Issues The proposed development is Code Assessable within the High Impact Industry Zone in which the

development site is located and is consistent with the development envisaged for the land pursuant to

the zone code. The proposal therefore does not present any significant key issues for assessment,

however, the following sections provide more detail regarding the following matters:

• Proposed Land Use

• Hours of operation

• Traffic

• Servicing

• Noise

• Stormwater

• Access + Parking • Landscaping

• Boundary setbacks • Hazardous goods

• Building height

3.3.1 Proposed Land Use

High Impact Industry Zone

The primary land use (i.e. the abattoir, including the proposed boning room extension) is wholly located

on Lot 2 on SP101100 and within the High Impact Industry Zone. In accordance with 6.2.5.2 of the

Planning Scheme, the purpose of the High Impact Industry Zone is to provide for:


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a) High impact industry; and

b) Other uses and activities that –

(i) Support industry activities; and

(ii) Do not compromise the future use of premises for industry activities.

Response

The proposed development involves an extension to an existing high impact industry which has been

operating for 66 years and is therefore consistent with the overall intent of the zone, which is intended

to accommodate high/heavy impact industrial uses. Abattoir operations are activities classified as High

Impact Industry, which is subject to Code Assessment within the High Impact Zone, thereby

demonstrating Council’s in-principle support for such industrial activities in this location. An abattoir is

also specifically listed as an example of High Impact Industry within the Industry Thresholds of the

Planning Scheme. It is further noted that overall outcome (a) of the zone, identifies the Kilcoy abattoir

together with the adjoining soil conditioning manufacturing operation (Seales Garden Products) as

appropriate development outcomes for the zone.

In summary, having regard to this particular site and the immediate locality, the proposed use and

development is appropriate for the site and is compatible with the purpose of the zone.

3.3.2 Hours of Operation The proposal does not involve any change to the existing 24 hours per day / 7 days per week operation

and consequently will not generate any additional impacts.

3.3.3 Traffic Similar to the recently approved chiller extension (DA18646), the proposed boning room extension does

not result in an increase in production throughput. Consequently, there will be no change to the type,

volume and frequency of traffic accessing the site or the safety and efficiency of the highway network

to that previously approved. It is therefore considered that the proposal maintains acceptable highway

safety parameters and accords with the relevant plan policies and guidance in this regard.

3.3.4 Access + Parking Ingress / egress to the abattoir is gained from the existing crossover off the D’Aguilar Highway in the

north-eastern corner of the site. No new crossovers or change to the existing access arrangements are

proposed. The current site operation involves the movement of a mix of vehicles to and from the site

including articulated vehicles and passenger vehicles. The existing site access is adequate to

accommodate the movement of vehicles to and from the site as required by the existing use. As

previously noted, there will be no increased throughput of livestock or staff numbers therefore no

additional car parking is proposed.

3.3.5 Boundary Setbacks The proposed development is located in the centre of the subject site, with setbacks in excess of 150m

achieved to all property boundaries.

3.3.6 Building Height The proposed boning room extension is of a low profile and substantially lower than the existing chiller

building and the recently approved chiller extension (DA18646). Overall it can be reasonably concluded

that the proposal is an appropriate bulk, scale, size, design and external appearance and is located in

accordance with the expectations for the area in which the land is located.

For further details please refer to the elevation extract included at Figure 6 overleaf and the full

elevations included within Appendix A.


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Figure 6: Proposed Boning Room Extension- Western Elevation Source: Spaceframe

3.3.7 Servicing The site is currently serviced by and connected to Council’s reticulated water supply and sewerage

network. Energex and telecommunications connections exist to the subject site.

3.3.8 Noise By virtue of subject site’s existing background noise context and given the proposed extension will not

generate excessive noise emissions, a Noise Impact Assessment is not required to accompany this

development application. The site is located in the centre of an established high impact industrial area

illustrating that an extension to an existing high impact industry, would be acceptable in this location. It

should also be noted that the majority of the activities associated with the proposal will primarily be

undertaken indoors, thereby minimising opportunities for adverse noise impacts on surrounding sites

and the locality. The current ambient noise environment including traffic and industrial activities will

therefore remain the dominant noise sources in the locality.

In summary, it is considered that the level of noise associated with the operation of the proposed boning

room extension is expected to be minimal for this zone and the proposed use will operate successfully

in this location, comfortably within the existing local noise context. As such, no specific noise

management measures are required during the operation of the boning room extension.

3.3.9 Stormwater Given the proposed extension does not result in an increase to the existing impervious area on the

site, the proposal will not create additional stormwater runoff or result in any additional stormwater

impacts. Therefore, the existing stormwater management regime will not be affected. No additional

stormwater management measures or changes to the existing stormwater strategy

are therefore necessary.

3.3.10 Landscaping The proposed development does not involve any changes to or affect the existing landscaping provision

across the site.

3.3.11 Hazardous Goods The Applicant has advised that the proposed boning room extension does not necessitate the increase

of on-site storage of any hazardous goods or chemicals.


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4 State Assessment Framework

This section of the report explains the applicable components of the state and regional town planning

framework and its relevance to the proposed development.

4.1 Planning Act 2016 The Planning Act 2016 (the Act) is the governing piece of legislation that regulates development within

Queensland. The Act seeks to provide for an efficient, effective, transparent, integrated, coordinated

and accountable system of land use planning and development assessment to facilitate the

achievement of ecological sustainability. Chapter 3 of the Act and the Development Assessment Rules

2017 set the framework and processes for integrating State and Local Government development

assessment. Relevant parts of the Act are addressed below, including referral agency assessment and

public notification, are addressed below.

4.1.1 Code Assessment Section 44(3) of the Act prescribes that a development approval is required to carry out assessable

development, as declared under the categorising instrument. In this instance, a Code Assessment

development application is required to be made to the assessment manager to acquire the necessary

development approvals prior to the commencement of use.

4.1.2 Public Notification According to Section 53 of the Act, public notification is required for a development application which is

subject to Impact Assessment or includes a variation request. As the development application requires

Code Assessment, public notification is not required.

4.1.3 Referral Agencies Under the Act and Planning Regulation 2017 (the Regulation) various components of development

applications trigger referral of the application to external Referral Agencies. Section 56 of the Act

prescribes the powers granted to referral agencies, which include the ability to request additional

information and to direct the assessment manager to approve development, impose conditions, or

refuse the application. The Regulation identifies where a referral agencies assessment powers are

limited to the provision of advice only.

The Department of State Development, Manufacturing, Infrastructure and Planning is the single

lodgement and assessment point for all applications where the state has jurisdiction under the Act and

the Regulation.

Potential referral triggers have been mapped using the Development Assessment Mapping System

(DAMS), which includes SARA mapping, as depicted in Figure 7 below.


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Figure 7: SARA Mapping Source: DAMS

As per the SARA mapping system, the site is subject to the following matters of interest:

• SEQ Regional Plan land use categories – Urban footprint, Regional landscape and rural

production area

• Water resources – Water resource planning area boundaries

• Fish habitat areas – Queensland waterways for waterway barrier works (low and major)

• State transport – Area within 25m of a State-controlled road

Schedule 10 of the Regulation identifies where development requires referral agency assessment under

the Act. Assessment against Schedule 10 confirms that the following matters of interest do or do not

trigger referral for this development application:

Referral trigger Assessment

Schedule 10, Part 6, Division 4, Subdivision 3, Table 1:

Development application for operational work that is assessable

development under section 12, unless the chief executive is the

prescribed assessment manager for the application.

The proposed development

is not for operational works

and therefore does not

trigger referral.

Schedule 10, Part 9, Division 4, Subdivision 2, Table 4:

Development application for a material change of use, other than an

excluded material change of use, that is assessable development

under a local categorising instrument, if all or part of the premises –

(a) are within 25m of a State transport corridor; or

(b) are a future State transport corridor; or

(c) are –

The subject site is located

within 25m of the D’Aguilar

Highway, a State-controlled

road. Referral to SARA is

triggered.


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Referral trigger Assessment

(i) Adjacent to a road that intersects with a State-controlled

road; and

(ii) Within 100m of the intersection.

4.1.4 State Development Assessment Provisions The State Development Assessment Provisions (SDAP) provide assessment benchmarks for

development applications requiring referral to the chief executive (SARA). This development application

requires referral to the chief executive (SARA) as per section 4.1.3 above. The following applicable

State Codes have been addressed as part of this development application:

• State Code 1

Assessment of the applicable State Code(s) has been provided in Appendix C.

4.1.5 State Planning Policy The State Planning Policy (SPP), adopted on 3 July 2017, is a State planning instrument made by the

Minister under section 10 of the Act. The SPP defines the Queensland Government’s policies about

matters of state interest in land use planning and development. The State Planning Policy (SPP) is a

key component of Queensland’s land use planning system, which enables development, protects the

natural environment and allows communities to grow and prosper.

Pursuant to section 26 of the Regulation, an assessment manager must have regard to the SPP to the

extent that part E of the SPP is not adequately reflected in the planning scheme. The SPP (July 2014

version) is identified as being appropriately reflected within the Somerset Region Planning Scheme

Version Three. Notwithstanding this, an assessment against the current SPP has been undertaken

below:

State Interest Assessment

Planning for liveable communities and housing

Housing supply and diversity Not applicable. The subject site is zoned for industrial land uses.

Liveable communities The appropriate fire safety requirements will be met by the

proposal, including access and hydrants.

Planning for economic growth

Agriculture Despite the land being identified as agricultural land in the SPP

mapping, the site is occupied by an established high impact

industrial use. The proposal will continue to complement and

support agricultural activities in the region.

Development and construction The site is of an appropriate size and zone for the proposed

development.

Mining and extractive

resources

Not applicable. The proposal does not involve mining or

extractive resources.

Tourism Not applicable. The established land use and proposed

extensions are not suitable for tourism.

Planning for the environment and heritage

Biodiversity The proposed development will occur on land zoned for high

impact industry (rather than agricultural uses) and will expand an


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State Interest Assessment

established land use. The proposed works will not impact upon

koala populations or significant vegetation.

Coastal environment Not applicable. The subject site is not located within a coastal

environment.

Cultural heritage Not applicable. The subject site does not feature any known

cultural heritage.

Water quality Given the proposed extension does not result in an increase to

the existing impervious area on the site, the proposal will

not create additional stormwater runoff or result in any additional

stormwater impacts. Therefore, the existing stormwater

management regime will not be affected. No additional

stormwater management measures or changes to the existing

stormwater strategy are therefore necessary.

Planning for safety and resilience to hazards

Emissions and hazardous

activities

The proposed development will occur on land with an

established industrial use. No additional emissions or impacts

are anticipated as a result of the proposal.

Natural hazards, risk and

resilience

The proposed extension will occur outside of Council’s mapped

flood hazard areas. Landslide risk will be managed accordingly.

The site is not affected by bushfire, storm tide inundation or

erosion prone areas.

Planning for infrastructure

Energy and water supply Not applicable. The proposal is not for major energy or water

supply infrastructure.

Infrastructure integration The proposal is to expand the existing industrial activity on site.

Strategic airports and aviation

facilities

Not applicable. The proposal does not involve an airport or

aviation facilities.

Strategic ports Not applicable. The proposal does not involve a port.

Transport infrastructure Not applicable. The proposal is not for transport infrastructure.

Assessment of potential impacts to the D’Aguilar Highway have

been conducted in section 4.1.4 above.

A map of the State interest items was obtained using the SPP Interactive Mapping System (IMS), as

depicted in Figure 8, below.


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Figure 8: State Planning Policy Source: SPP IMS

4.1.6 ShapingSEQ (South East Queensland Regional Plan 2017) The South-East Queensland (SEQ) Regional Plan 2017, also known as ShapingSEQ, is the pre-

eminent strategic land use plan for the region and provides a framework to manage growth, change,

land use and development in SEQ. The development site is located within the Urban Footprint and the

proposed development is urban in nature being an industrial use in industrial zone. The proposed

development is therefore consistent with the goals, elements and strategies of the SEQ Regional Plan.


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5 Local Assessment Framework

5.1 Somerset Region Planning Scheme Version Three

The subject site is located within the Somerset Regional Council Local Government Area. The Somerset

Region Planning Scheme Version Three (Planning Scheme) is the relevant planning instrument used

for assessing this development application. The following section of the town planning report evaluates

the proposed development against the relevant provisions of the Planning Scheme.

5.2 Approval Sought

This development application is seeking approval for a Development Permit for a Material Change of

Use for an Extension to a High Impact Industry (Boning Room Extension) on land at 4830

D’Aguilar Highway, Winya, QLD 4515.

5.3 Defined Land Use

The proposal is for an extension to an existing High Impact Industry, which is defined by the Planning

Scheme as:

“Premises for an industrial activity –

(a) that is the manufacturing, producing, processing, repairing, altering, recycling, storing,

distributing, transferring or treating of products, and

(b) that a local planning instrument applying to the premises states is a high impact industry;

and

(c) that complies with any thresholds for the activity stated in a local planning instrument

applying to the premises, including, for example, thresholds relating to the number of

products manufactured or the level of emissions produced by the activity.

Examples include: Abattoirs, concrete batching plant, boiler making and engineering and metal

foundry.”

The proposed extension to the boning room is entirely consistent with the aforementioned definition.

5.4 Category of Assessment

In accordance with Table 5.5.5 of the Planning Scheme, the proposed extension to high impact industry

is subject to Code Assessment. The relevant overlays do not affect the category of assessment.

5.5 Applicable Planning Scheme Codes

The following Planning Scheme codes are applicable (or not applicable as discussed) to this application:

Code Response

High Impact Industry Zone Code

The proposal complies with the intent of the zone, please refer to Section 3.3.1 above and the Code Compliance Statements included at Appendix C.

Industrial Activities Code The proposal complies or can be conditioned to comply with all relevant Performance Outcomes and Acceptable Outcomes of the Industrial Activities Code. For further details of the proposed development’s compliance with this code please refer to the Code Compliance Statements included at Appendix C.

Services, Works and Infrastructure Code

The proposal complies or can be conditioned to comply with all relevant Performance Outcomes and Acceptable Outcomes of the Services, Works and Infrastructure Code. For further details of the


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Code Response

proposed development’s compliance with this code please refer to the Code Compliance Statements included at Appendix C.

Transport, Access and Parking Code

The proposal complies or can be conditioned to comply with all relevant Performance Outcomes and Acceptable Outcomes of the Transport, Access and Parking Code. For further details of the proposed development’s compliance with this code please refer to the Code Compliance Statements included at Appendix C.

Agricultural Land Overlay Code

The proposed development is not located within the agricultural land area as identified on the overlay map. The proposal will therefore not result in any impacts on good quality agricultural land. Further assessment against the code is not required.

Biodiversity Overlay Code The proposed development is not located within any of the biodiversity overlay’s sub-categories as identified on the relevant maps. Notwithstanding this, the proposal is for an extension to an existing building located within an abattoir which has operated for 66 years and therefore will have no detrimental impact on the greenspace, biodiversity or ecology values of the locality. Further assessment against the code is therefore not required.

Flood Hazard Overlay Code

The proposed development is not located within any flood hazard areas as identified on the overlay map. Assessment against the code is therefore not required.

High Impact Activities Management Area Overlay Code

In accordance with Schedule 1.2 of the Planning Scheme, the proposal is not defined as a high impact activity. Assessment against the code is therefore not required.

Infrastructure Overlay Code

The proposed development is not located within the buffer areas as identified on the overlay map, does not involve a new sensitive land use and the subject site does not adjoin the Kilcoy Bypass alignment. Assessment against the code is therefore not required.

Landslide Hazard Overlay Code

The proposed development is not located within the landslide hazard area as identified on the overlay map. Assessment against the code is therefore not required.

Catchment Management Overlay Code

The proposal complies or can be conditioned to comply with all relevant Performance Outcomes and Acceptable Outcomes of the f the Catchment Overlay Code. The proposed development is located in the higher risk catchment area (water supply buffer area).

Table 3: Applicable Planning Scheme Codes


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6 Conclusion

This town planning report has been prepared on behalf of Spaceframe Buildings Pty Ltd in support of a

development application seeking approval for a Development Permit for a Material Change of Use for

an Extension to a High Impact Industry (Boning Room Extension) on land at 4830 D’Aguilar

Highway, Winya, QLD 4515.

The proposed development is a Code Assessable use in the High Impact Industry Zone and is

considered entirely appropriate to the site in which it is located and should be favourably determined.

The proposal is consistent with the relevant objectives and controls of the Planning Scheme and has

sufficient merit to warrant approval:

• The proposed land use is an extension to the existing high impact use and is appropriate for the

site in the context of the zoning, land use intent and established development in the locality;

• The proposed development optimises existing operations and similar to the recently approved

chiller extension (DA18646), the proposed boning room extension does not increase the annual

production output of the abattoir and therefore no increase in staff numbers, car parking

requirements or truck movements;

• The proposal will seamlessly integrate with the existing boning room and will operate in accordance

with the reasonable expectation for the land and the locality;

• The proposed high impact industry extension is located within a well-established high impact

industrial area;

• The proposal will not increase the operational throughput of the abattoir and will not have a

detrimental impact upon the site, surroundings or transport network;

• The proposed development will not result in any additional impacts on infrastructure.

In conclusion, it is considered that having regard to the context of the locality and adjoining abattoir

uses there is no substantive planning argument against the proposal. The application satisfies the

requirements of the planning Scheme and therefore warrants approval subject to reasonable and

relevant conditions.

Documents

TOWN PLANNING REPORT - Somerset · Boning Room Extension, Kilcoy Abattoir Town Planning Report 4830 D’Aguilar Highway, Winya, QLD 4515 T o w n P l a n n i n g | P r o j e c t M