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

        ORDINARY MEETING UPDATED REPORT                            12 DECEMBER 2013
        Council's Traffic Engineer advises that the current width of the road is sufficient for its
        predominantly rural residential use and is being maintained by council twice a year, as a
        designated school bus route and therefore all necessary improvements shouki be
         undertaken by the applicant and not council. Council's Traffic Engineer also advises that the
        road improvements offered by the applicant are not considered suitable to cater for the
         number of heavy vehicles expected to be generated by the poultry farm. In order for the
        safety and amenity concerns to be properly addressed, Council's Traffic Engineer
        recommends Top Forestry Road be sealed for its entire length and the road widened to allow
        two trucks to pass one another.
        Infrastructure agreements allow local governments and developers to negotiate and agree on
        specific arrangements for the infrastructure networks that support developments. The
        process for negotiating an infrastructure agreement must be undertaken prior to issuing a
        development approval, in order to ensure the works are secured. In regard to the
        infrastructure agreement proposed by the applicant, it is not appropriate for Council to enter
        into an agreement without any details as to the scope and cost of the works.
            3. Composting and stockpiling methodology including data on management of
               emissions during these processes
        The applicant's consultant performed further odour modeling of the sheds and litter
        stockpiles only, with no modeling undertaken for the manure spreading, instead proposing a
         number of management techniques to minimise the potential for odour nuisance. The further
        modeling results in a much larger odour footprint than that which was originally submitted
        with the application. The modeling results are included as Attachment 3.
        During the review of the most recent modeling, it was identified that a sensitive receptor was
        not included. This missed receptor is located at 185 Top Forestry Road, and is 750m to the
        south of the subject site (see Attachment 3) and it appears the receptor maybe within the
         2.5 odour limit modeled. Accordingly council's odour consultant advises that the actual
        concentration at this sensitive receptor is uncertain and should therefore be analysed further.
        The odour modeling considers the cumulative impacts of the shed and stockpiling area
         (assuming good management of both), but no modeling has been undertaken to assess the
        impacts associated with spreading of the manure. While modeling of the manure spreading
        was not considered feasible by the applicant, council's odour consultant describes other
        cases where spreading has been modeled to determine the impacts. The modeling of
        spreading could lead to a situation where the predicted odour impacts increase and the 2.5
        odour limits are not met for a number of nearby houses.
        Council's consultant comments that the proposed management measures to control the
        risk of adverse off-site odour impacts. However, the management measures are likely to be
         onerous for ongoing poultry farm operations and difficult to enforce by councdl.
        The applicant acknowledges that several properties owned by themselves are adversely
        impacted upon by the odour associated with the development. To address this issue, the
        applicant proposes the inclusion of the following condition:
           The poultry farm can only operate as long as Lots 20 & 22 on SP 226606, Lot 1 on SP
            100788 and Lot 204 on RP892484 are owned and occupied by the operator or an
            employee of the poultry farm. in the event that the lands are not owned and occupied by

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