2014-09-16 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA   16 September 2014




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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                 16 September 2014

                                                                               ATTACHMENT 1
    calculations mentioned above have not considered the removal of litter from the site which would equate to
    approximately an additional 20 trips at the end of each batch. The highest number of traffic tips are
    created during the second half of the “batch” (days 36-63) with the trips increasing for feed delivenes and
    bird collection. It is noted that industry practice is for the bird collection to occur at night. It is also noted
   that the application refers to “5-6 batches” per year’.
    A breakdown of council's estimation of traffic movements to the site is included as Attachment 3. Notably,
    dunng peak times at the end of each batch cycle, the number of truck movements is anticipated to be 92
   trips (in and out) in any one week, with the last bird collection potentially being up to 90 truck trips over 1 to
    2 nights.
    Cooroy Belli Creek Road and Old Ceylon Road are sealed rural standard roads. These roads are of a
    suitable standard to cater for the vehicle types, although there are concems with the number of heavy
    vehicles proposed.
    The existing formation of Top Forestry Road is gravel with variable widths and a number of tight bends, and
    is not of a suitable standard to cater for the number of heavy vehicles expected to be generated by the
    poultry farm. The first section of Top Forestry Road extending from Old Ceylon Road to No. 101
    predominately runs along the ridgeline. There is limited opportunity to widen the formation due to the
    existing vegetation. The bends along Top Forestry Road are narrow with obscured sight lines. The most
    significant bend is located adjacent to the westem comer of No. 101. The bend is located in a gully with a
    formation width of approximately 4m. The sight lines across this bend are obscured by vegetation located
    within the road reserve. The topography of the gully at this point is such that a widening of the road at this
    location in either direction is not feasible. It is also noted that the school bus travels along Top Forestry
    Road from Old Ceylon Road to a tumaround area adjacent to the entrance to the subject site.
    In order to provide a safe environment for local road users (residents, school bus, etc.) it is considered that
    substantial improvements to Top Forestry Road would be required to cater for the number of heavy
    vehicles required to service the poultry use. These improvements would need to be sufficient to cater for
    the demands during inclement weather, especially during the peak times in the “batch” and at those times
   when the peak times in the “batch” coincide with the seasonal peaks of the cropping use. It is considered
    that the improvements suggested in the most recent Hayes traffic report are not sufficient to provide the
    necessary safe environment.
    It is considered that, given the natural topography and the extent of works required to construct Top
    Forestry Road to the required standard, it is neither feasible nor reasonable to condition the developer to
    construct the necessary improvements.
    Dust and Noise Nuisance
    The operations of the poultry farm have the potential to cause dust and noise nuisance for the surrounding
    residential properties. The Noise and Air Quality Impact Assessment, prepared by MWA Environmental
    concludes that the dust dispersion and noise amenity criteria for the poultry sheds meet the relevant
    guidelines. This report has been reviewed by council's specialists who advise the proposal will meet the
    relevant guidelines for on-site operations.
    However, the application does not address noise and dust emissions from the heavy vehicles using the
     1.3km section of Top Forestry Road, which is unsealed and built into the side of a hill, and noise from
    heavy vehicles on the remainder of the route. The noise pressure levels of trucks travelling along Top
    Forestry Road, both day and night, will affect the amenity of the residential properties adjacent to it. Dust
    nuisance could only be mitigated by the frequent application of dust suppressants or the permanent sealing
    of the road for those houses within 50m.
    The proposal is also likely to generate a noise nuisance for those residents living on the local roads, in
    particular for those residents on the residential streets of the route. While the applicant's preferred route,
    including Myall Street, Crystal Street, Maple Street then to Cooroy Belli Creek Road is a logical route, the
    second stage of each “batch” is likely to include night trips and noise from trucks is likely to be
    unacceptable for residents on these residential streets.

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