2015-11-10 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                10 NOVEMBER 2015


The proposed use is consistent with the Overall Outcomes which seek agricultural land to be
used for agricultural purposes. The pertinent issues arising out of the assessment against the
codes are discussed below:
Flooding
Although the site is not currently mapped as being within a Flood Hazard Overlay area,
substantial flooding is known to occur on the site. Flood modelling by the applicant shows
flooding up to 1.7m above Natural Ground Levels (NGLs) occurs through the greenhouse in a 1%
AEP flooding event, and up to 1m in a 10% AEP event (see Attachment 2). Additional Council
flood modelling undertaken for Noosa planning scheme amendments now includes the site within
the revised Flood Hazard Overlay area.
The Specific Outcomes of the Agricultural Uses Code seeks new cultivation uses minimise the
risk of adverse impacts on surrounding watercourses, with the corresponding solutions calling for
vegetated buffers between the crops and the waterways. While the greenhouse is generally
located away from waterways and contained within a closed environment, earlier this year, water
flooded the greenhouse (up to 1m high in some areas) with debris from the tomato plants,
growing media and plastic grow bags being washed into the waterway (see Attachment 1).
Because of the high risk of flooding washing plant debris into the nearby waterway again, the
applicant was asked to raise the plants off the ground on racks. However, it did not consider this
to be commercially viable or necessary, stating in its stormwater and flood impact reports that the
amounts of fertiliser and pesticides used are substantially less than the previous turf farm, and
watering of the crop is a closed loop system which will not impact on the adjoining waterway.
The applicant also suggests that, preceding any flood event, irrigation can be halted and the
nutrient water pumped back to a holding tank. Fresh water can then be used to flush the
growbags. Following any flood event, the applicant would then undertake an immediate clean up
and inspection of the waterways for any debris from the site.
While the applicant has indicated it is not willing to raise the plants off the ground, it is noted that
similar sized greenhouses owned by the applicant (D’Vine Ripe) incorporate a plant racking
system (up to approximately 1m off the ground). Given the high risk of flooding reoccurring on
this site, it is reasonable to condition the plants be raised above the ground (above the 10% AEP
level – approximately 1m). This will ensure water will pass under the plants and grow bags in
most flooding events, and is considered a reasonable approach to minimise the risk of causing
adverse impacts on the waterway, consistent with the Outcomes sought by the Agricultural Uses
Code.
The applicant also provides a Flood Management Plan to manage risk from flooding to people
and property. The strategy involves the evacuation of the site prior to a flood. Council’s Flooding
consultant generally agrees with the plan, however, considers a contingency for a flood refuge
area should be included in the event people become trapped on site. The flood refuge area
should be suitable for safe refuge during an extreme flood event, with conditions recommended
accordingly.
Proposed works within the Biodiversity Overlay
The Overlay Code seeks to avoid development (including dams) within the mapped Riparian
Buffer or Environmental Protection Areas. The overlay mapping includes a 50m buffer to existing
drainage lines surrounding the greenhouse to the north and east, while vegetation to the south
surrounding the small drainage line is mapped as Environmental Protection. The applicant has
undertaken earthworks within this mapped overlay area, including the construction of a small
dam to the north of the greenhouse and formed bunded areas (up to 1.5m high) along the
southern perimeter, as indicated below (Figure 7).




                                                                                       Page 67 of 201