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Planning Statement
Attached to the e-mail MCU14/0039 - 305 Lake Macdonald Drive Cooroy - Application lodgement.
Our Reference: 01569 L04 NG th 4 June 2014 Chief Executive Officer Noosa Council Po Box 141 TEWANTIN QLD 4565 Confidential Email Transmission: [email protected] Original in Post: No Dear Sir/Madam RE: LODGEMENT OF DEVELOPMENT APPLICATION_______________________________ Development Application for Material Change of Use for Cultivation – Type 2 Intensive for Premises at 305 Lake Macdonald Drive, Lake Macdonald and described as Lot 1 on SP108094 Martoo Consulting has been engaged by Como Glasshouse Pty Ltd, as applicant and owner for the above proposal, to submit a development application to Noosa Council under the Sustainable Planning Act 2009. This application seeks approval for a Material Change of Use for Cultivation Type 2 Intensive for greenhouses on the site. This letter details the proposal and provides an assessment of the relevant code provisions contained within The Noosa Plan. 1. THE SUBJECT SITE The subject site comprises an existing irregular shaped lot, located at 305 Lake Macdonald Drive, Lake Macdonald described as Lot 1 on SP108094. The site is an almost level parcel of land that is bounded by on three sides by tributaries of Six Mile Creek. The area directly surrounding the creek contains riparian vegetation whilst the remainder of the site is cleared which reflects the previous turf farm activities. The site has an area of 33.4 hectares and is currently used for agricultural activities including the growing of tomatoes and cucumbers in a greenhouse on the site. Access to the site is from an access handle that extends from Lake Macdonald Drive which also contains an existing residential dwelling located close to the road frontage. The site is located in an area that contains a mixture of rural activities (existing turf farm, rural paddocks), industrial uses (CSR Brick Works) as well as rural residential lots along Lake Macdonald Drive and the Noosa Botanic Gardens to the east. Figure 1 shows an aerial photograph of the subject site which illustrates the existing site characteristics and surrounding character.
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Page 2 Figure 1: Aerial photograph (Near Maps 2014) The subject site is included in the Rural Zone under The Noosa Plan 2006 and the Biodiversity Overlay (Environmental Enhancement, Protection Area and Riparian Buffer Area), Natural Hazard (Flooding, Acid Sulphate Soils & Bushfire) Overlays and Natural Resources Overlay are applicable to the site as illustrated below. Figure 2 – Zone map – Noosa Plan 2006
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Page 3 Figure 3 - Biodiversity Overlay Figure 4 – Natural Hazard: Landslide & Flooding Overlay Figure 5 – Natural Hazard: Bushfire & Acid Sulfate Soils Overlay Figure 6 – Natural Resources Overlay
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2. THE DEVELOPMENT APPLICATION
The application seeks a Development Permit for a Material Change of Use for a Cultivation Type
2 Intensive for crops within three greenhouses on the site. The following details are considered
relevant to the application:
• Three Greenhouses are proposed for the site to be constructed over 2 to 4 years
dependant on demand and success of venture;
• Two Greenhouses of 144 metres x 140 metres are proposed to be located in the centre of
the site and one Greenhouse of 144 metres x 212 metres in the northern cleared portion.
Attachment A provides a plan of the proposed Greenhouses.
• Greenhouses are to be constructed with a metal frame with concrete foundations and
covered by Polyethylene plastic for both roof and walls. It is noted that the plastic walls extend
50 cm into the ground.
• Four centrifugal fans are located at each corner of the greenhouses to circulate air throughout
the greenhouse. Six motors are located across the greenhouses for air circulation throughout.
• No vegetation to be removed as the Greenhouses will be located in existing cleared areas;
• Packing shed to be located in centre of site near greenhouses;
• Packing shed to be used for packing of crops and storage of fertilizer.
• Carparking for up to 70 vehicles located in centre of site near greenhouses.
Operations:
• The greenhouses will be planted with tomato and cucumber plants. Initial seedlings are delivered
by a small rigid truck to the greenhouses at an approximate size of 25 centimetres and are in a
100mm cube. This cube is then planted onto a slab of Rockwool which sits directly on the
ground.
• A fertigation room is located in the existing packing shed on site and is where water is mixed with
nutrients. The plants are irrigated with the mixed nutrient water via a main irrigation line which
runs into the greenhouse and then separates to different areas with a dripper going into each
plant. The Rockwool slab is where the roots of the plant grow, this slab is covered in plastic to
hold the water however does have a slit in plastic to allow excess water to drain off. The excess
water runs onto the ground in the Greenhouse and is absorbed into the ground.
• Approximately 50,000 litres per day is used to feed the plants in the greenhouses which is made
up of the following:
• 1% Calcium
• 1% Potassium
• 1% Nitrate
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• 0.5% Magnesium
• 0.5 % Sulphate
• 96% Water
Approximately 80% of this water and nutrient is taken up by the plants and 20% is runoff into the
ground. The existing grasses surrounding the greenhouses will take up this nutrient.
• Each Greenhouse roof has a gutter system which allows the rain water to be drained to the end
of the Greenhouse and connected and drained to a bio-retention basin located near each
Greenhouse.
• The tomato seedlings will generally be planted in late March/early April and run through until late
November/early December depending on the crop health. The plants will grow for
approximately 8 weeks before the first tomatoes are ready to be picked and then picking will
occur approximately 2 per week per plant. Once picked the tomatoes will be loaded into bulk
tubs (approx 200kgs) and transported off site for packing.
• Cucumbers may also be grown in the Greenhouse during the December to March period,
cucumbers are grown very similar manner as Tomatoes however have a 2 week period from
seedling to picking and then 8 to 12 weeks of picking.
• One semi trailer will collect the picked tomatoes and cucumbers four mornings a week during the
relevant picking season.
• Delivery of fertilisers and seedlings will be by a small rigid vehicle twice year.
• During construction of the greenhouses one to two semi trailers will access the site to deliver the
building materials.
• Access to the site will be via the existing access handle off Lake Macdonald Drive.
• Approximately 25 staff are employed for every 2 hectares of Greenhouse which will equate to up
to 71 staff when all three greenhouses are operational. It is noted that less staff are required
during the winter months. Carparking for up to 70 cars is available on site near the packing shed.
• Staff activities including planting, picking and cropwork which include de-leafing, pruning and
pollinating the plants.
• Staff hours - 6am to 7 am start and 3pm to 4pm finish
• Manager on site in existing dwelling
• Packing shed used to store up 20 tonnes of fertiliser.
3. ASSESSMENT
The Noosa Plan includes the site in the Cooroy & Lake Macdonald Locality and provides the site with a
Rural Zone. In accordance with the Noosa Plan, Council staff consider the use to be Cultivation Type 2
Intensive which is defined below:
Cultivation - means the growing of any plant for produce for commercial purposes, but does
not include trees to be harvested for timber or roadside stall. The term includes the following
types:
Type 1 Traditional - The growing of more than 20 fruit trees or more than 100m2 of any
other crop on a commercial basis.
Type 2 Intensive - The growing of any crop on a commercial basis requiring multiple
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applications of fertilisers, pesticides, fungicides or herbicides each season. The use
includes wholesale plant supply, sugar cane farming, turf farming. The term does not
include Forestry Type 2 Plantation as separately defined.
The assessment table for the Rural Zone indicates that a Cultivation Type 2 Intensive use is a
consistent code assessable use and is to be assessed against the Agricultural Uses Code and the
Building Works Code.
Use and Works Codes:
A comparison of the proposal against the relevant provisions of Agricultural Uses Code and the Building
Works Code is detailed below:
Overall Outcome Specific Outcome Proposal Response
Probable solutions- if code
assessable
Separation distances
O1 Sufficient separation distance is S1.1 A separation distance of not less
Proposed greenhouses represent the
provided between new Cultivation than 100m is provided between all
Uses and incompatible uses on other cultivated cultivated area and are over 100 metres
premises to ensure noise, dust or areas and land in a residential zone; from land in the rural residential zone to
odour associated with the Agricultural OR the east.
Use does not have a significant
adverse effect on users of other S1.2 A vegetated buffer area of not Complies – 40m to 70m vegetated buffer
premises less than 40m is provided between
cultivated areas and premises in a provided along Six Mile Creek which
residential zone; buffers the adjoining rural residential lots
AND to the east.
S1.3 The vegetated buffer area is Complies - existing creek vegetation
planted and maintained in accordance
with Section 3 of the Planning provides vegetated buffer.
Guidelines: Separating Agricultural and
Residential Land Uses using species of
local origin.
Environmentally Sensitive Areas
O2 The use does not have adverse S2.1 Cultivated areas have a slope of
Complies – site flat.
impacts on environmentally sensitive less than 1 in 4 (25%); OR
areas including—
a) for sloping sites — impacts of soil S2.2 For cultivated areas with a slope Not applicable – site flat.
erosion or landslide; and of 1 in 4 (25%) or more —
b) for watercourses, drainage lines and a) any ploughing or cultivation is
wetlands — impacts of sediments, parallel to contours; and
nutrients and other chemicals flowing b) sediment barriers are provided and
into these areas. maintained downslope of cultivated
areas to prevent sediment flowing into
watercourses, drainage lines and
wetlands either on or off the property;
or
c) grassed or vegetated buffer areas
are provided and maintained
downslope of cultivated areas to slow
overland flow and prevent sediment
flowing into watercourses, drainage
lines and wetlands either on or off the
property.
Cultivation Type 2
O3 For Cultivation Type 2, the use S3.1 For Cultivation Type 2, vegetated
Complies – Existing riparian vegetation to
does not have significant adverse buffer areas are provided and
impacts on environmentally sensitive maintained between cultivated areas be maintained to slow and filter any run
areas, including riparian zones, and any watercourse, drainage line off. Three bio-retention basins will be
watercourses, drainage lines and or wetland on the premises or adjacent proposed near each greenhouse to slow
wetlands. premises, to slow and retain overland and filter any nutrients or sediment.
flow, filter sediment and nutrients and
contain chemical run- off.
Walls of the greenhouses extend 50cm
below the ground which forms an
effective barrier to the movement of water
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from the greenhouse. These barriers
effectively form a ‘dam’ which slows the
flow of nutrients from the greenhouses.
As detailed in the operational aspects,
only 20% of the nutrient water is not
taken up by the plants, however due to
the cyclical nature of the process these
nutrients are likely to be taken up by the
following crop.
The applicant also advises that the
application of fertilizer is carefully
monitored and any excess reduced due
to costs. It is also noted that the
controlled application of fertilizers within
the greenhouses has a lesser impact that
that of the approved turf farm that
operated on the site.
O4 For Cultivation Type 2, if a S4.1 Structures or covered areas Not applicable – not a nursery.
wholesale nursery, the use does not associated with the use do not exceed
adversely affect the amenity, including 1,000m2in total; AND
visual amenity, enjoyed by users of S4.2
other premises. Any cover to shade houses or similar
is of a colour other than white (colours
that blend with the hues and tones of
the natural environment are preferable)
Environmental Best practice
O5 The use is conducted in a manner No solution provided
Complies – existing greenhouses have
that minimises risk of environmental
been located away from existing riparian
harm.
areas
The most relevant provisions of the Building Code are detailed below:
• S1.1 -Minimum setbacks of buildings – Complies - setbacks greater than 10 metres provided to the side boundaries.
• S2.3 - filling other than for access ways does not extend more than 1m beyond the footprint of the building – Complies
• S10.1 - The maximum building height in storeys and meters is: 8 metres or 9m where the pitched roof but no other part of
the building exceeds 8m and not exceeding 2 storeys - Complies - maximum building height of 7.5 metres proposed.
• S11.1- site cover not to exceed 50% - Complies - site cover approximately 21%
Overlays
The proposal has been assessed against the Biodiversity Overlay and it is noted that no vegetation is to
be removed as part of the development proposal as the greenhouses are to be located in areas
previously used for turf farming activities.
The existing greenhouse is located clear of the mapped riparian areas and it is noted that two of the
proposed greenhouses partially extend into the 100 metre riparian buffer of Six Mile Creek. These two
greenhouses have been located clear of existing vegetation.
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Overall Outcome Specific Outcome Proposal Response
Environmental Protection Area &
Environmental Enhancement Area
Vegetation & Riparian Buffer Area
O1 Vegetation of local origin local S1.1 Not applicable to Riparian a) Complies - No vegetation to be
origin on premises identified as — Buffer removed as part of construction of
a) Environmental Protection Area greenhouses or associated carparking or
or Riparian Buffer Area on the storage areas. All infrastructure located
Biodiversity Overlay Maps OM1.1 to clear of existing riparian vegetation.
OM9.1, is retained and conserved in its
Existing access tracks to the site utilised.
present form or improved to ensure its
ongoing contribution to the natural
resources and biological diversity of
the former Noosa Shire; and
b) Environmental Enhancement Area
b) Not applicable – all development
on Biodiversity Overlay Maps OM1.1
–OM9.1, is protected from the impacts located away from Environmental
of development by— Enhancement areas around Six Mile
i. avoiding edge effects; Creek. Existing vegetation along Six Mile
ii avoiding fragmentation; and Creek to be retained in its current state
iii. maintaining vegetation in
with new infrastructure located 22metres
manageable and viable configurations
to 58 metres from existing riparian
vegetation.
O2 – reconfiguration of a lot Not applicable
O3 Interference with vegetation S3.1 No solution provided Complies - No interference to vegetation
only occurs where—
a) no other suitable cleared or partially
cleared area is available on the
premises;
b) the development minimises the total
footprint within which all activities,
buildings, structures, driveways and
other works are contained; and
c) the development is located in areas
of low ecological value over other
areas, to the greatest extent
practicable.
Wetlands
O4 Wetlands are protected from S4.1 A minimum separation distance of All greenhouses are located clear of
removal or degradation and any 100m is provided between a Wetland
adverse impacts on wetlands and any adjacent development or use. existing wetlands and are a greater
are prevented, minimised or mitigated distance than the previous turf farm
by — activities
a) maintaining adequate separation
between the wetland and any adjacent a) Proposed greenhouses are located
development or use;
away from the existing riparian vegetation
and the actual watercourse of Six Mile
Creek. It is noted that Six Mile Creek has
defined banks which combined with the
existing riparian vegetation provides
appropriate separation between the
proposed use.
b) minimising any modification of the b) No modification to wetland areas
natural characteristics of the wetland, proposed.
including the topography, surface and
groundwater hydrology, water quality
and flora and fauna species;
c) preventing any new development c) No new development located within
within wetlands; Six Mile Creek
d) No access proposed to Six Mile Creek.
d) minimising access to the wetland;
Existing access points across Six Mile
Creek maintained.
e) minimising impacts associated with e) Proposed greenhouses manage all
pest insect control and invasion by waste on site to minimise any possible
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undesirable plant species; and impacts by pests. All waste crops are
collected and removed from site to
minimise the potential for pest build up.
No undesirable plant species to be
introduced as all crops stringently
managed.
f) providing for the rehabilitation and
replanting of degraded wetlands. f) Existing wetlands to be maintained in
current state and no works proposed.
Riparian Buffer Area
O5 The biodiversity and ecosystem S5.1 No new development occurs on, The existing greenhouse on site is
values of watercourses, drainage lines, or partly on, premises indicated as
wetlands and adjacent riparian zones Riparian Buffer Area on Biodiversity located clear of the Riparian Buffer Areas.
are protected by — Overlay Maps OM1.1 to OM9.1, except It is however noted that the two future
a) avoiding any new development in for— greenhouses to the west and north of the
the riparian buffer area; a) temporary use of the land; or site extend within the mapped riparian
b) infrastructure which provides access buffer.
to a watercourse for recreational
a) The northern and western greenhouse
purposes
are located in areas previously cleared by
turf farm activities and do not impact on
any existing vegetation or wetlands. All
stormwater from the greenhouses will be
collected and treated in bio-retention
basins on site.
b) retaining aquatic and terrestrial b) Existing vegetation and habitat to be
habitat in riparian zones; retained.
c) Existing vegetation along Six Mile
c) maintaining wildlife corridors along
Creek to be maintained.
watercourses and drainage lines
for native fauna movement;
d) Proposed agricultural use consistent
d) avoiding edge effects and with the rural zoning over the site.
incompatible uses in riparian zones; Disturbed areas to re-seeded with grass.
e) Riparian area and creek not be
e) maintaining bank stability by
minimising bank erosion and slumping; disturbed therefore bank stability
maintained.
f) maintaining water quality by filtering f) Minimal nutrients to leave the
sediments, nutrients and other greenhouses. All stormwater will be
pollutants; and
collected and treated through bio-
retention basins.
g) removing undesirable plant species g) Existing vegetation to be retained on
and replacing them with vegetation of site
local origin
Koala Habitat Areas Not applicable – not a koala area
Open space networks & wildlife Not applicable – not a mapped network
corridors or corridor.
Scenic amenity
O9 The scenic amenity and vegetated Complies – existing watercourses and
character of the locality and its
watercourses, drainage lines, riparian vegetation maintained. Site is
sloping land and ridgelines is not highly visible to adjoining areas as
retained and enhanced; existing vegetation around Six Mile Creek
AND buffer area from surrounding sites.
O10 Vegetation which makes a
positive contribution to the streetscape
or major road network is retained
Engineering and site works
O14 Development is sited and 14.1 Works, including roads, Complies - Existing access way and
designed to— driveways, fences, sewer lines and
a) provide adequate separation other infrastructure — culverts through existing vegetation to be
distance between the vegetation to be a) do not transect areas of vegetation; utilised.
protected and the development to or
avoid disturbing, destabilising and b) are co-located within a combined
deoxygenating any tree or altering the utility corridor; and
drainage; c) provide for fauna underpasses,
b) avoid traversing or fragmenting speed reduction devices and
vegetation or habitats for significant associated fencing, lighting and
flora and fauna species; and warning signs, where appropriate;
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c) avoid creating barriers to faunal AND
movement. S14.2 Development within or adjacent No fencing proposed.
to areas of vegetation, incorporate
fauna friendly fences;
AND
S14.3 Vegetation is protected from All works and infrastructure located in
interference resulting from clearing or existing cleared areas of site.
construction activities by—
a) clearly marking vegetation
to be retained with flagging tape;
b) installing protective fencing around
the dripline of the vegetation and avoid
filling and excavation in these fenced
areas; and
c) ensuring stock piling, storage and
vehicle parking occur outside the
identified vegetation areas;
AND
14.4 Low impact construction All works and infrastructure located in
techniques are used around existing cleared areas of site. No
vegetation to minimise interference
vegetation to be disturbed by site works.
with the vegetation .
Filling and excavation
O15 Vegetation is not adversely No solution provided All site works are clear of existing
impacted upon by earthworks and
changes to the hydrological regime, vegetation and will not be affected by
including changes to ground water greenhouses or associate infrastructure.
levels, flooding levels, run-off and tidal
hydraulics
Replanting and rehabilitation
O16 Vegetation is enhanced through S16.1 Landscaping complements and Site included in the Rural zone and
the following measures: supports important habitats by —
a) siting landscaped areas to proposed to be utilised for agricultural
a) utilising native plants of local origin;
complement and enhance existing b) utilising suitable plant species activities. The applicant wishes to
vegetation; identified in PSP3 – Landscaping continue using the site for agricultural
b) removal of all species likely to Plants and Guidelines; activities and locating the greenhouses in
displace native flora species or c) replicating adjacent remnant existing cleared areas.
degrade fauna habitat; habitats, including understorey
c) replanting and rehabilitating vegetation;
degraded habitat; and d) creating or enhancing linkages The existing vegetation located around
d) replacing any vegetation removed between existing habitats; Six Mile Creek provides sufficient
with suitable replacement vegetation e) avoiding the use of Undesirable linkages to surrounding areas and
of local origin. Plant Species listed in Table 9.1 of maintains existing habitat around the
. PSP3 Landscaping Plants and creek. This existing vegetation provides
Guidelines; and
f) planting riparian zones to filter sufficient a sufficient filter for natural run
stormwater run -off and provide for off from the site.
wildlife habitat;
AND
S16.2 Vegetation removed is replaced No vegetation to be removed, therefore
with —
a) the equivalent number of trees or no additional planting required.
plants of local origin ; or
b) twice the number of trees or plants
of local origin
Fire management
O17 Fire management measures are No solution provided Greenhouses and ancillary buildings are
adopted based on ecological
principles, which — positioned clear of existing vegetation
a ) maintain and enhance biodiversity; and potential bushfire areas.
b) minimise threat of fire to the natural
environment, life and property; and
c) provide for effective use and
maintenance of buildings and
structures
.
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The site is not subject to flooding and all structures are clear of the mapped watercourses on the site and
therefore the provisions of the Natural Hazard: Landslide & Flooding Overlay do not apply.
The proposed greenhouses are clear of the bushfire hazard area and therefore are not assessable
development under the requirements of the Bushfire & Acid Sulfate Soils Overlay.
The proposed use of the site for agricultural activities is consistent with the provisions of the
Natural Resources Overlay.
Traffic and Access
Access to the site is via the existing driveway from Lake Macdonald Drive. All heavy vehicle
movements will travel south via Lake Macdonald Drive to Elm Street and Myall Street and then to
the Bruce Highway. Conventional vehicles will also generally travel south to Elm Street.
It is understood that Council has received complaints with regard to the number of trucks accessing
the site. The applicant has advised that these trucks were associated with the construction of an
all weather access to the greenhouses and are not related to ongoing operations such as the
picking of the crop.
Vehicles accessing the site will generally include:
• Class 3 - two axel truck for delivery
• Class 1 – light vehicles (cars and utes) for staff
As the access has now been constructed and the number of large trucks accessing the site will
generally be limited to Class 3 delivery vehicles for the delivery of seedlings (2 trucks a year),
picking seasons (two trucks a week) and delivery of ancillary items such as fertilizer twice a month.
A summary of vehicles types for the operation is shown below:
Type of Vehicles No of trips
Class 3 – two axel 2 trucks/yr for tomato delivery of seedlings
truck 2 trucks/yr for cucumber delivery of seedlings
2 trucks/month delivery of fertilizer
4 trucks/week for picking season (12weeks/yr for tomatoes)
4 trucks/week for picking season (12weeks/yr for cucumbers)
Class 1 – light Existing greenhouse (2ha):
vehicles 6 to 12 trips morning (based on carpooling 2 to 4 people per car)
6 to 12 trip afternoon (based on carpooling 2 to 4 people per car)
Greenhouse west (2ha):
6 to 12 trips morning (based on carpooling 2 to 4 people per car)
6 to 12 trip afternoon (based on carpooling 2 to 4 people per car)
Greenhouse north (3ha):
18 to 20 trips morning (based on carpooling 2 to 4 people per car)
18 to 20 trip afternoon (based on carpooling 2 to 4 people per car)
It is noted that each greenhouse can employ up to 25 staff per two hectares of greenhouse
however based upon observed trends of staff, most carpool with 2 to 4 staff members sharing a lift
to the work.
The existing access to the site is via the access driveway onto the Lake Macdonald Drive which is
recognised as having reduced site distances. In this regard the applicant is proposing to train
several staff members to become traffic management control officers who would be deployed when
heavy vehicles and staff are leaving the site.
It is also proposed to install ‘trucks turning” signage along the Lake Macdonald Drive frontage to
reflect the traffic entering and leaving the site.
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Noise
It is understood that complaints have been received with regard to noise from the operations on site. The
applicant has advised that upon initial construction of the greenhouse, ten large fans were temporarily
installed to increase airflow, these fans were acknowledged as being noisy and have since been
removed.
The greenhouses will have four fans located on the corner of the buildings that are used to inflate the
insulated walls as well as small circulation fans that are located through out the greenhouses. All these
fans are lightweight and emit low noise levels and will comply with relevant standards.
One generator is located on site for the pumps and circulation fans. This generator has been located in
an insulated shed on site to minimise any impacts on surrounding areas. It is noted that due to the rural
zoning, a range of agricultural activities could be undertaken on the site without Council approval that
would be able to generate significant noise levels to the surrounding area. The proposed fans and
generator are well below expected noise levels from agricultural uses.
Conclusion
The proposal is considered to be consistent with the provisions and intent of the planning scheme and is
an appropriate use for the site. This application is being submitted electronically with the following
attachments:
Proposal Plans prepared by Martoo Consulting; and
Completed IDAS Forms 1 and 5.
Council’s application fee will be paid electronically to Council.
If you have any queries in relation to the application please do not hesitate to contact me.
Yours faithfully,
Nadine Gorton
Senior Planner
martoo consulting pty. ltd