Proposed Telecommunications Facility at Mackay West · proposed new telecommunications facility at...

Proposed Telecommunications Facility at Mackay West

Date

michellem

Received (Manual Date)

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Table of contents Executive Summary 3

1 Introduction 4

2 Proposal 5

3 Site Characteristics 9

4 Relevant Federal Legislation 12

5 State Planning Assessment 13

6 Planning Scheme 16

7 Environmental Impacts 19

8 Conclusion 21

Appendix A Site Plans

Appendix B EME Report

Appendix C Codes

Appendix D Pre Development Application Community Consultation Newsletter

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Executive Summary

Site and Proposal Details

Address of Site 323 Bridge Road, Mackay QLD 4740

Real Property Description Lot 12 on SP133884

Site Area 7,203m2

Local Authority Mackay Regional Council

Planning Scheme Mackay City Planning Scheme 2006

Zone Commercial Zone

Purpose of Proposal under the Planning Scheme Telecommunications Facility

Owner Mackay Shopping Centre Pty Ltd

Application Details

Type of Development

Preliminary Approval Development Permit

Material Change of Use - Code Assessment

Building Works Code Assessment -

Applicant Details

Applicant Telstra Corporation Ltd

C/- Urbis Pty Ltd

GPO Box 3205

BRISBANE QLD 4001

Contact Person Matt Boyd Ph: (07) 3007 3800

Our Reference BA2484

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1 Introduction Urbis Pty Ltd has been commissioned by Telstra Corporation Ltd to prepare a development application for a proposed new telecommunications facility at the proposed (newly approved) Mackay West Shopping Complex, located at 323 Bridge Road, Mackay.

This town planning report addresses the merits of the development with regard to the provisions of the Mackay City Planning Scheme 2006 and the relevant sections of the Sustainable Planning Act 2009. For the purpose of this report, the Mackay City Planning Scheme 2006 will be referred to as the „Planning Scheme‟ and the Sustainable Planning Act 2009 will be referred to as the „SPA‟.

As outlined in the Executive Summary, the application is for a Development Permit for a Material Change of Use and a Preliminary Approval for Carrying out Building Work, and is subject to Code Assessment.

It is considered that the development is appropriate and justified; therefore Council‟s approval of the application is sought, subject to reasonable and relevant conditions.

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2 Proposal

2.1 Proposal Details

The proposal involves a Material Change of Use application (Code Assessment) to install a telecommunications facility over part of Lot 12 on SP133884, located at 323 Bridge Road, Mackay. The proposed facility will be referred to by Telstra as the Mackay Central facility.

The development will comprise:

25 metre high monopole;

Six (6) x CHA010 Telstra Panel antennas (2.63m long), attached to the top of the monopole via a triangular headframe;

One (1) low impact equipment hut adjacent to the pole, with dimensions 3.2m x 2.28m x 3.0m (l x w x h); and

Conduits and cable tray for feeder cables.

Access to the proposed facility for maintenance will be utilised through the newly approved shopping centre car park. The proposed site layout and elevation plans are included in Appendix A.

2.2 Construction and Maintenance Activity

The proposed telecommunications facility upgrade will be installed over a period of approximately 5 weeks. The following construction activities will occur at the site:

Site set out;

Truck delivery of materials;

Pouring Concrete Foundations; and

Installation of telecommunications equipment (antennas).

The proposed development will be „unmanned‟ once constructed, with routine maintenance conducted infrequently.

2.3 Investigations of Co-location

2.3.1 Identification of the Requirement for the Facility

The cellular mobile phone network is based on the use of small low powered intelligent two way radio transmitters (mobile phones) that are interconnected over radio channels to the telephone network via a series of mobile base stations.

The nature of the base stations is such that reliable communication is limited mainly to “line of sight” of the mobile. Whilst some buildings and foliage can be penetrated, radio signals cannot penetrate more substantial objects, such as hills. As a general rule, the higher a base station is elevated and the taller a base station structure is, the greater its range of coverage.

Due to the need to re-use the frequencies within the network to support traffic from a large number of users, the signals from the base stations must be restricted from travelling too far into the coverage area of adjacent base stations. Otherwise users experience interference and poor call performance, and potentially call drop-outs.

Telstra use a number of methods to identify those parts of the network that require improved coverage, capacity and call performance. These methods include drive surveys, statistical measures, computer modelling of coverage and the evaluation of customer complaints. When an area within the network is identified as providing poor service and performance, investigations are undertaken to determine the measures required to rectify these service and performance deficiencies.

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The first stage of the process is to consider if the deficiency can be improved through optimisation of the existing network hardware, to avoid the deployment of additional infrastructure. This involves a review of the antenna configurations at existing sites in the subject area, adjustments to software parameters and other similar changes to the existing network configuration. In many instances, network optimisation offers sufficient improvements and means that capital works or the construction of new facilities are not required to remedy the situation.

However, if optimisation cannot deliver a satisfactory outcome, the deployment of a new site is considered. The initial research undertaken is used to define the scope of the network deficiency and the performance objective of the proposed new facility.

2.3.2 The Need for the Telstra Mackay Central Facility

A site is required within Mackay Central to improve telecommunications coverage in an area of noted deficiency. The proposed facility needs to be able to absorb additional traffic and provide improved depth of coverage in the area.

The performance objective for the proposed facility is to provide a successful relocation through continued call quality and performance in the target area. The facility will provide matching depth of coverage to Mackay West and surrounding areas.

2.3.3 Investigations of Opportunities for Optimisation of Existing Telstra Sites

The opportunity for facility co-location was thoroughly explored as part of this proposal. No suitable alternatives for co-location, to achieve the desired coverage performance, were identified. Therefore, a new site in the area was required to be considered.

2.3.4 Process of Site Selection

Considering the inability to co-locate the proposed telecommunications facility with an existing facility, selection of a suitable alternative site was required. The process of site selection involves identification of sites that are capable of meeting the required service and performance requirements. Telstra apply and evaluate a range of criteria as part of the site selection process. The search ring for the proposed site is shown in Figure 1.

Telstra identifies potential sites that meet coverage requirements through the use of computer modelling tools that produce the coverage that may be expected from different sites.

There are also a number of other criteria that are used to assess options and select sites that may be suitable for the facility. These take into account factors other than the radio performance of the site, and include:

The potential of obtaining tenure at the site, as Telstra is unable to lodge a development application without the consent of the land owner;

Visual impact and the potential of obtaining relevant town planning approvals;

Proximity to sensitive uses and/or areas of environmental heritage; and

The cost of developing the site and the provision of utilities.

2.3.5 Why was the selected site chosen?

The alternative target sites were based on coverage outcomes and visual appropriateness of the location. Telstra identified 8 alternative sites for the proposed facility, detailed below (refer to Figure 1):

Candidate A: Mackay Shopping Centre – 323 Bridge Road, Mackay

Candidate B: Courts Corner – 142 Nebo Road, Mackay

Candidate C: Four Ways Plaza – 135 Nebo Road, Mackay

Candidate D: 106 Nebo Road, Mackay

Candidate E: 328 Bridge Road, Mackay

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Candidate F: Shell Service Station – 146 Nebo Road, Mackay

Candidate G: 148 Nebo Road, Mackay

Candidate H: Shamrock Hotel - 165 Nebo Road, Mackay

Figure 1 –Locality Map of Candidates

(Source: Google Maps 2011)

Following analysis of the study area, Candidate A (323 Bridge Road) emerged as the most suitable solution. The site holds approval for a commercial retail development (Local Shopping Centre), no acquisition issues, access for maintenance and construction is readily available, infrastructure services are available to the site and site is not constrained by environmentally significant elements. Importantly, the site also enables Telstra to achieve the desired level of coverage (radio frequency).

The remaining candidates were not chosen due to issues including site acquisition, access to infrastructure (power and fibre) and level of coverage (RF) when compared to Candidate A.

2.3.6 Why was the proposed site design chosen?

In the case of the Mackay Central facility, Telstra has decided to utilise a 25 metre high monopole with antennas attached to the top via a headframe. A headframe is larger than some of the alternative mounting arrangements; however it is needed to provide for future upgrades to the network.

Telstra‟s mobile network, known as Next G, is a 3G network which enables users to access high speed data and wireless broadband services in additional to standard voice services. The uptake of data and broadband services in Australia since the launch of Telstra‟s network has been substantial and has resulted in a significant number of sites needing to be upgraded to provide the capacity to meet this demand. This capacity is provided by increasing the number of antennas which are installed on the facilities. As shown on

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the proposed elevation plans for the facility it is proposed to install six (6) antennas initially, with reservation being made for a further six (6) antennas if/when required. It is not practically possible to install more than six (6) antennas using a turret mount and therefore a headframe is required to ensure future capacity needs are met.

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3 Site Characteristics

3.1 Location

The site, located at 323 Bridge Road, Mackay and formally described as Lot 12 on SP133884, comprising a total area of approximately 7,203m

2 (refer to Figure 2 below). The site is located within the boundaries of

the Mackay Regional Council, within the suburb of West Mackay.

The site is located approximately 2km south west of Mackay Town Centre and 3.5km from the coastline. The site is situated within an enclave of commercial and retail development along Nebo Road, within a wider low density residential setting.

Figure 2 – Locality Map

(Source: Google Maps 2011)

3.2 Site Description, Topography and Vegetation

The site comprises one irregular shaped allotment, with frontage to Bridge Road to the north east of the site (refer to Figure 3). Access to the site will be utilised in accordance with the newly approved shopping centre development via Bridge Road. The site currently vacant, comprising no existing vegetation. The topography of the site is generally flat throughout.

SITE

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Figure 3 – Aerial Photograph

(Source: Nearmap, 2011)

Indicative Facility Location

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3.3 Surrounding Land Uses and Built Form

The site is located within a established urban area. Adjoining land uses can be described as follows:

North – Bridge Road forms the boundary of the lot to the north of the site. Commercial land uses and scattered low density residential occupy land along Bridge Road, north of the site.

East – land immediately east of the site comprises a Shell Service Station. Further commercial and light industrial land uses are located along Nebo Road. Mackay Town Centre is located approximately 3km north east of the site.

South – land to the south of the site accommodates further commercial land uses along Nebo Road. Land beyond comprises low density residential development throughout.

West – land immediately west of the site comprises low-medium density residential dwellings. ABC West Mackay & Babyworld and Mackay West State School are located approximately150m and 220m west of the proposed facility location on the site respectively. Land beyond comprises low density residential land use throughout.

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4 Relevant Federal Legislation The following information provides a summary of the Federal legislation relevant to telecommunications development proposals.

4.1 Telecommunications Act 1997

The Telecommunications Act 1997 (the Act) came into operation on 1 July 1997. The Act provides a system for regulating telecommunications and the activities of carriers and service providers.

Under the Act, telecommunications carriers are no longer exempt from State and Territory planning laws except in three limited instances:

1. There are exemptions for inspection of land, maintenance of facilities, installation of “low impact facilities”, subscriber connections and temporary defence facilities. These exemptions are detailed in the Telecommunications (Low-impact Facilities) Determination 1997 and the Amendment No. 1 of 1999 and these exceptions are subject to the Telecommunications Code of Practice 1997;

2. A limited case-by-case appeals process exists to cover installation of facilities in situations of national significance; and

3. There are some specific powers and immunities from the previous Telecommunications Act 1991.

The proposal is for a freestanding monopole, associated antennas and equipment. Therefore the facility cannot be considered low impact, as defined by the Telecommunications (Low-impact Facilities) Determination and thus the proposal is not exempt from State planning laws in this instance.

4.2 Telecommunications Code of Practice 1997

The Telecommunications Code of Practice 1997 (The Code) authorises a carrier to enter land, inspect land and install and maintain a facility. The Code emphasises “best practice” design, planning and installation of facilities, compliance with industry standards and minimisation of adverse impacts as much as practicable, particularly in terms of degradation of the environment and visual impact. It is considered that the subject proposal is “best practice” given that the proposal will:

Provide improved telecommunications and wireless internet coverage in the Mackay West areaa;

Be located on a non-residential site within the local area;

Comprise the smallest scale configuration possible for the site to reduce the visual impact of the proposal.

4.3 Commonwealth Environment Protection and Biodiversity Conservation Act 1999

The Environment Protection and Biodiversity Conservation Act commenced on 16 July 2000 and introduces a new role for the Commonwealth Government in the assessment and approval of development proposals where those proposals involve actions that have a significant impact on matters of National Environmental Significance, the environment of Commonwealth owned land and actions carried out by the Commonwealth Government.

The proposal is not of National Environmental Significance, as it will not impact on:

World Heritage Areas;

wetlands protected by International Treaty (The RAMSAR Convention)

nationally listed threatened species, communities and migratory species;

all nuclear actions; and

the environment of Commonwealth Marine area.

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5 State Planning Assessment

5.1 Sustainable Planning Act 2009

The purpose of the Sustainable Planning Act 2009 (SPA) is to achieve ecological sustainability by coordinating planning at all levels of government and by managing the development process as well as the impact of the development.

The subject application is for a „Material Change of Use‟ and is assessable development. A Development Permit is to be obtained prior to the commencement of the development. Assessment against the Planning Scheme indicates that the proposed use is subject to Code Assessment, in accordance with Section 313 of the SPA.

5.2 State Planning Policies

State Planning Policies („SPPs‟) are a mechanism for the State Government to express its interests in those developments related economic, social, or environmental issues that can be implemented through planning schemes and development assessments. SPPs are required to be integrated into local government planning schemes, and where this has not occurred, the SPPs are to be considered when assessing development applications, if relevant.

5.2.1 State Planning Policy 1/92

SPP 1/92 - “Development and the Conservation of Agricultural Land” provides a framework within which land identified as Good Quality Agricultural Land (GQAL) can be protected from development which leads to its alienation or diminished productivity. The site is not identified on the Good Quality Agricultural Land Overlay in the Mackay City Planning Scheme. The SPP is therefore of no relevance to the application.


SPP 1/02 - “Development in the Vicinity of Certain Airports and Aviation Facilities”, requires local governments to take into account current and future aircraft operational requirements when considering development applications in the vicinity of such facilities. The site is located within vicinity of the Mackay Airport; however the proposed facility does not impede the obstacle limitation surface as identified by the Department of Transport and Main Roads.

As such, the development will not impact on prescribed airspace and as a result, does not require assessment against the above SPP.


SPP 2/02 – “Planning and Managing Development involving Acid Sulfate Soils” seeks to ensure that development involving acid sulfate soils is planned and managed to avoid potential adverse effects on the natural and built environment. The site is not located within an area of acid sulfate soils and therefore is not subject to acid sulfate soils constraints.


SPP 1/03 – “Mitigating the Adverse Impacts of Flood, Bushfire and Landslide” seeks to minimise the potential adverse impacts of flood, bushfire and landslide on people, property, economic activity and the environment. Whilst the lot is identified in the Mackay City Planning Scheme overlays as situated within a medium bushfire hazard area and an area of steep land, it is noted that the development site is located on flat land and the proposed use is not sensitive to the threat of bushfires. The SPP is therefore of no relevance to the consideration of the proposal.


SPP 1/07 – “Housing and Residential Development” seeks to ensure that large, higher growth local governments identify their community‟s housing needs and analyse, and modify if necessary, their planning schemes to remove barriers and provide opportunities for housing options that respond to identified needs.

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The SPP has no effect when development applications are assessed and is therefore of no relevance to the consideration of this proposal.


SPP 2/07 – “Protection of Extractive Resources” identifies those extractive resources of State or regional significance where extractive industry development is appropriate in principle, and aims to protect those resources from developments that might prevent or severely constrain current or future extraction when the need for utilisation of the resource arises. The proposed development is not located in an identified Key Resource Area nor is it within a designated Separation Area; accordingly this SPP is of no relevance to the proposed development.


State Planning Policy 1/09 – “Reconfiguring of a Lot Code for Land in Indigenous Local Government Areas to which a Local Planning Scheme does not Apply” seeks to enable the construction of new dwellings and for housing related infrastructure in remote indigenous communities. The site is not located within an applicable local government area under State Planning Policy 1/09. This Policy is therefore not relevant to the application.


State Planning Policy 2/09 – “Acceleration of Compliance Assessment” applies for assessing requests for compliance assessment for development for reconfiguring a lot that require compliance assessment under schedule 18 of the Sustainable Planning Regulation 2009 (the Regulation). This Policy is therefore not relevant to the application.


State Planning Policy 1/10 – “Protecting Wetlands of High Ecological Significance in Great Barrier Reef Catchments” seeks to ensure development in or adjacent to wetlands of high ecological significance in Great Barrier Reef catchments is planned, designed, constructed and operated to minimise or prevent the loss or degradation of the wetlands and their values, or enhances these values. The site is not located within this area and therefore this policy is not relevant to the application.


State Planning Policy 2/10 – “Koala Conservation in South East Queensland” aims to ensure that koala habitat conservation is taken into account in planning processes within the South East Queensland Koala Protection Area. The State Planning Policy does not contain any specific requirements for development and instead specifies requirements for Council‟s when undertaking strategic planning and making land use decisions. The policy is not relevant to this application.

5.2.11 Coastal Management Plan

The State Coastal Management Plan describes how the coastal zone is to be managed as required by the Coastal Protection and Management Act 1995 (the Coastal Act). The State Coastal Plan provides coastal management policy direction and defines how these directions should be implemented by government, industry and the community. The proposed development is not within the South East Queensland Coastal Management District; and therefore this policy is not relevant to the application.


State Planning Policy 3/10 – “Acceleration of Compliance Assessment” applies for assessing requests for compliance assessment for development for reconfiguring a lot that require compliance assessment under schedule 18 of the Sustainable Planning Regulation 2009. Compliance assessment is not sought as part of this development application; accordingly this Policy is of no relevance to the proposed development.


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State Planning Policy 4/10 – “Healthy Waters” aims ensure that Urban purposes are planned, designed, constructed and operated to manage stormwater and waste water in ways that protect the environmental values. The proposed telecommunication facility will not result in any discharge and is not considered to impact on water quality. Therefore this State Planning Policy is not relevant to the proposed development.


State Planning Policy 5/10 – “Air Noise and Hazardous Materials” seeks to strategically plan and manage the interface between land zoned for industry and land zoned for sensitive land uses to support and protect industrial land uses in appropriate locations.

The site is not located within proximity to any major industry zoned land. This policy is therefore not applicable to the assessment of the proposed development.


State Planning Policy 2/11 – “Planning for Stronger, More Resilient Flood Plains” has been implemented to allow a local government to amend existing planning schemes to incorporate a Natural Hazard Management Area (Flood), and to inform strategic land use planning decisions for the preparation of new Sustainable Planning Act 2009 planning schemes. The site has not been identified as being affected by flooding.

5.3 Referral Agencies

A review of the referral triggers outlined in Schedule 7 of the Sustainable Planning Regulation 2009 has been undertaken which has identified the following referrals are required to be undertaken for this application:

5.3.1 Department of Transport and Main Roads

The tower site is located on land within 100 metres of a state controlled road (Bruce Highway), and therefore referral to DTMR as a concurrence agency is required.

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6 Planning Scheme

6.1 Mackay City Planning Scheme

As highlighted earlier in this report, the planning scheme applicable to the proposed development is the Mackay City Planning Scheme 2006 (the „Planning Scheme‟).

6.2 Definition

Under the Planning Scheme, the proposal is identified as a Telecommunications Facility. A Telecommunications Facility is defined under the Planning Scheme as:

“Any premises used for the purpose of providing telecommunications services, which does not

fall within the Schedule of Facilities and Areas under the Telecommunications Act 1997, Telecommunications (Low Impact Facilities) Determination 1997 as amended. The term may include, but is not limited to:

(i) a telecommunications tower more than 5m in height; and (ii) an equipment shelter of more than 7.5m

2 in area and 3m in height”.

The proposal includes the installation of a telecommunications facility that is 25m in height. As such the proposal is in line with the defined use and will require assessment against the relevant provisions outlined within the Mackay City Planning Scheme 2006.

6.3 Zoning

Under the provisions of the Planning Scheme, the site is located within the Mackay Frame Locality, within the Commercial Zone. Refer to Figure 4, zoning map below. Figure 4 – Zoning Map (Source: Mackay Planning Scheme, 2006)

Site

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The overall key outcomes for the Commercial Zone within the Mackay Frame Locality are identified as follows:

(a) commercial facilities and services are small-scale and located in an existing centre which:

(i) has a floor area significantly less than 2,500m2 GFA;

(ii) does not provide the complete range of functions anticipated for a local centre as established in the network of centres referred to in the Desired Environmental Outcomes; and

(iii) consists of a re-development of or addition to an existing premises but does not change the role and function of the existing centre.

(b) specialised commercial activities servicing the needs of highway traffic and short-stay visitor accommodation are established in the Commercial zone along Nebo Road and in the Illawong Beach area and include family restaurants, fast food stores and service stations.

It is considered that the proposed facility generally complies with the overall outcomes for the Commercial Zone within the Mackay Frame Locality. The proposal does not impede any existing commercial activities or constrain the growth of future commercial activities. Furthermore, the proposed development will provide improved depth of coverage and network performance to benefit future commercial activities within the area.

6.4 Level of Assessment

The proposed development is for a Material Change of Use involving the construction of a Telecommunications Facility within a Commercial Zone. Development with these characteristics is classified as requiring Code Assessment under the planning scheme.

6.5 Codes

Pursuant to Section 313 of SPA, where an application is identified as requiring Code Assessment, the Assessment Manager must assess the application only against the applicable codes and common materials as defined in the Act. The application requires assessment against the following Primary Codes:

Mackay Frame Locality Code;

Commercial Zone Code;

Telecommunications Facilities Code; and

Environment & Infrastructure Code.

6.6 Overlays

The following Codes from the Planning Scheme have been identified as being applicable to the application:

Flooding Hazard Overlay

Image Corridor Overlay

The abovementioned Overlays applicable to the site are further investigated as follows:

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6.6.1 Flooding Hazard Overlay

A small portion of the site along the north eastern boundary is identified as subject to flooding (Riverine Inundation Limits), refer to Figure 5 below. The proposed facility at the south eastern corner of the allotment is located outside the identified flooding area and is not considered to impact on any environmental values.

Figure 5 – Flooding Hazard Overlay (Source: Mackay Regional Council, 2011)

TOWER SITE

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7 Environmental Impacts

7.1 Environmental Values

7.1.1 State and Local Values

The site does not contain any values of local or state significance.

7.1.2 Vegetation Communities

There site is currently devoid of any vegetation. Therefore no impact on vegetation will result as part of the construction of the facility.

7.1.3 Topography and Scenic Amenity

The site‟s topography is relatively flat. Views of the facility from the surrounding area will be possible; however given the narrow profile of the proposed facility and the disbursed nature of surrounding dwellings, adverse impacts on scenic amenity will be limited.

7.1.4 Soil

The site is not located in an erosion prone area and no significant ground disturbance will result as part of the installation.

7.1.5 Waterways & Water bodies

There are no waterways or water bodies located on the site and no significant ground disturbance will result as part of the installation.

7.1.6 Declared Pests & Environmental Weeds

There are no known pests or environmental weeds on site.

7.2 Public Safety

Public safety will not be jeopardised as the facility will be secure from public access and warning signs will be placed at appropriate locations.

The Australian Radiation Protection and Nuclear Safety Agency (ARPANSA) has set limits for electromagnetic radiation exposure from mobile phone base stations. All licensed carriers must comply with the ARPANSA limits. The ARPANSA limits are consistent with the guidelines of the World Health Organisation. Please refer to the EME report in Appendix B.

7.3 Visual Impact

To ensure there are no „dead spots‟ or „drop outs‟ within the coverage perimeter and in order to achieve its desired coverage in the area, Telstra needs to sufficiently elevate its antennas above physical obstructions, such as built form and vegetation.

While the proposed antennas will adequately meet the required Telstra coverage objectives, due care was taken in the design and positioning of the facility so as to minimise impact on the surrounding areas. As a result, Telstra has chosen to install a 25 metre pole with antennas. The height of the facility is required to provide continued mobile and wireless broadband services to West Mackay. The visual impacts of the proposal on the area are considered to be appropriate and reasonable. In this regard:

Visual impact of the facility will be minimised by the slimline pole design and appropriate finishing treatments (neutral colour finish);

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The size and configuration of the installation represents the lowest impact option available for the site, whilst ensuring appropriate coverage objectives in the area;

The visual impact of the facility will be offset by the future approved development on the site, comprising a 6 storey building; and

The existing and future use of the site will continue unhindered by the proposed facility.

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8 Conclusion The proposed telecommunications facility at West Mackay will form an integral component in the enhancement of mobile telecommunications network for Telstra Corporation Limited. Importantly, the proposed facility will provide enhanced mobile phone coverage to the surrounding area, to ensure quality of coverage for users. Telstra, together with Urbis Pty Ltd, has undertaken an assessment of the relevant matters as required by the Telecommunications Act 1997, Environment Protection, Biodiversity and Conservation Act 2000 and the Sustainable Planning Act 2009. The proposal is considered appropriate in light of the relevant legislative, environmental, technical, radio coverage and public safety requirements. This assessment of the site at West Mackay for the development of a Telecommunications Facility indicates that the proposal is a suitable form of development on the site. The proposed facility is considered suitable for this location for the following reasons:

No clearing of vegetation at the site will be necessary;

The size and configuration of the upgrade represents the lowest impact option available for the site;

The proposed facility provides a structure on which other telecommunications carriers can co-locate in the future if required; and

The installation will address a number of customer complaints relating to mobile telephone coverage, capacity and the quality of mobile telephone calls in the West Mackay Township.

Important to note, to maintain a transparent process community consultation was undertaken previously via a newsletter mail out to local surrounding residents. A copy of the community consultation newsletter and area of consultation is included within Appendix D for your reference. Please note, no community feedback was received following consultation. The proposal represents sound planning, and will not result in any potential significant adverse impacts on the amenity of the site or the surrounding environment. On the basis of the assessment contained within this report, Mackay Regional Council is requested to favourably consider the development proposal, subject to reasonable and relevant conditions.

Candidate A

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Appendix A – Site Plans

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Appendix B – EME Report

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Appendix C – Codes

A.1 Mackay Hinterland Locality Code

Specific Outcomes Acceptable/Probable Solutions Assessment of Proposal

P1 - Commercial development occurs on land included in the Commercial zone and does not detract from the network of centres referred to in the Desired Environmental Outcomes.

S1 - No solution specified. Not applicable - The proposal is not for commercial development.

P2 Residential development where residential use is the predominant activities (as distinct from farming for example) occurs on land located within the Village zone, Urban Residential zone and the Rural Residential zone.

S2 - No solution specified.

P3 Tourist development sites generally exhibit a number of the following characteristics:

(i) proximity to infrastructure and services adequate to meet the day-to-day needs of the tourist population likely to be generated by development on the site; and

(ii) proximity to a natural attraction without the potential for adverse effects upon the attributes or values which give rise to the attractiveness of the site; or

(iii) an area of land sufficient to contain fully the extent of the proposed development and the potential impacts likely to flow from it;

(iv) land suitable in its physical characteristics to accommodate the form, scale and intensity of development proposed without imposing unnecessary or unacceptable impacts upon the surrounding area; or

(v) are not located within established residential areas or accessed only via residential street.

S3 - No solution specified. Not applicable - The proposal is not for tourist development.

P4 - Land uses establishing adjacent to industrial areas and key extractive resources areas which are incompatible with those areas include a buffer which mitigates any adverse impacts from the industrial use on the new use.

S4 - No solution specified. Not applicable - The site is not located adjacent to an industrial area or key extractive resource area.

P5 Residential development on land S5 - No solution specified.

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zoned for residential uses, adopts or creates new traffic and transport systems which:

(i) are based on the hierarchy of roads;

(ii) are appropriate to the transport and traffic tasks required by the proposed development, having regard to its scale, intensity and character;

(iii) are linked efficiently and safely with the existing road network;

(iv) promote the safe movement of traffic, cyclists and pedestrians throughout the development area; and

(v) minimises the potential for through traffic and local traffic conflicts and for industrial and non-industrial traffic conflicts.

P6 - Rail infrastructure corridors in the City are protected from the constraining effects of proximate, sensitive land uses by establishment of buffers, acoustic screens or other forms of physical separation. Where development occurs in close proximity to a rail corridor, mitigation measures in the design and siting of buildings and recreation space are provided.

S6 - No solution specified. Complies with P6 - The proposal is not located near a rail corridor. The proposal will not impact on the City‟s rail infrastructure.

P7 – New uses and development within the rail corridor, including rail freight yards, stations and shunting yards, has regard for the environmental impacts upon adjacent and adjoining properties.

S7 - No solution specified. Not applicable - The site is not located within a rail corridor.

P8 - The network of cane tramways is protected from the effects of incompatible development. New estate development for urban residential, rural residential or village purposes is planned to minimise the potential for tramway traffic to conflict with vehicular, bicycle or pedestrian traffic through a combination of careful design and maintenance of adequate buffers or separations.

S8 - No solution specified. Complies with P8 - The proposal will not impact on cane tramways. The proposal does not constitute estate development.

P9 - New development is serviced by the full range of urban infrastructure in an orderly, efficient and equitable manner as established in the priority infrastructure plan.

S9 - No solution specified. Complies with P9 - The proposal is located on a site comprising a full range of urban infrastructure services.

P10 - Land fronting the Bruce Highway have limited direct access, if any, to the highway in accordance

S10 - No solution specified. Not Applicable - The site is not located on land fronting the Bruce Highway.

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with the requirements and specifications of the Department of Main Roads.

P11 - The route of the possible future Port Access corridor linking the industrial areas of the City with the Mackay seaport is preserved.

S11 - No solution specified. Complies with P11 – The proposed facility will not impact on the route of possible future Port Access corridor.

P12 The use and development of port land subject to freehold lease or similar title, or land adjacent to the airport, includes mechanisms to minimise, mitigate and manage any environmental impacts on the freehold land which may arise from the port operations.

S12 - No solution specified. Not Applicable – The proposed development does not comprise the use and development of port land.

P13 The operational efficiency of the major road transport routes serving the Mackay seaport, the airport, the railway and the Paget industrial area is maintained by:

(i) ensuring adequate buffers or separations between noise and traffic sensitive activities and these major routes; and

(ii) planning development according to the road hierarchy illustrated on the Information Map – Key Infrastructure.

S13 - No solution specified. Complies with P13 – The proposed development will not impact on the operational efficiency of the major road transport routes servicing the Mackay seaport, the airport, the railway and the Paget industrial area.

P14 Open space areas are protected from the adverse effects of development through:

(i) limiting development within open space areas to low impact activities, facilities and works that maintain the value of the area;

(ii) locating development on adjoining land in parts of the site less likely to have adverse effects;

(iii) providing buffers to open space areas of sufficient width to mitigate any adverse effects; and

(iv) adopting impact mitigation and management measures for development likely to cause adverse effects.

S14 - No solution specified. Complies with P14 – The proposed development does not seek to occupy or impact on any area of open space.

P15 Open space and recreation areas are preserved by providing that development of land in proximity to high use areas (e.g. the racecourse at Ooralea) is designed and sited to take into account:

(i) noise;

(ii) lighting; and

(iii) traffic impacts of activities and major events.

S15 - No solution specified. Complies with P15 – The proposed development does not seek to occupy or impact on any area of open space or recreation.

Furthermore, the proposed telecommunication facility will not result in noise, lighting or traffic impacts as a result of facility operation.

v

A.2 Commercial Zone Code Specific Outcomes Acceptable/ Probable Solutions Assessment of Proposal

P1 Commercial development maintains the amenity of adjoining land uses by providing:

(i) landscape buffers;

(ii) screen fencing along common boundaries;

(iii) placement of vehicle entrances and exits to avoid headlight glare; and

(iv) sensitive placement of signs and advertising devices.

S1 No solution specified.

Not Applicable – The proposal does not comprise commercial development.

P2 Commercial development incorporates design and siting and on-site environmental management measures to minimise:

(i) after-hours noise, odours, intrusive night lighting and headlight glare;

(ii) uncontrolled drainage;

(iii) unsympathetic built form, scale and intensity; and

(iv) the movement of people and vehicular traffic through and from the site.


Not Applicable – The proposal does not comprise commercial development.

P3 The built form of the neighbourhood centre reinforces the spacious, low intensity and leafy urban character.

S3 Premises are landscaped with endemic native plant species offering shade and colourful foliage.

Pioneer River (Urban) Precinct

P1 New shopping facilities in the commercial zone are limited to small scale convenience shopping and other convenience based commercial facilities in West Mackay.

S1 New facilities in a centre or the combination of existing and additional facilities in a centre comply with the following:

(i) additional gross floor area does not exceed 500m2;

(ii) additional retail floor area does not exceed 250m2; and

(iii) access is provided directly to either an arterial or sub-arterial road.9

Not Applicable – The proposal does not seek approval for a shopping centre or related commercial activity.

McCready’s Creek Precinct

P1 New shopping facilities in the McCready‟s Creek precinct are limited to a Major Neighbourhood Centre at Rural View and a Neighbourhood Centre at Andergrove and local centre functions which respect the

S1 (i) Buildings do not exceed (2) storeys in height, or 11.5m whichever is the greater; and

(ii) The architecture of buildings and structures in the centres incorporates pitched roofs, gables, articulated

Not Applicable – The proposed site is not located within the McCready‟s Creek Precinct.

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surrounding built environment. facades where fronting a pedestrian space or residential building, awnings for shade over footpaths, walkways and windows.

P2 The Rural View Major Neighbourhood Centre

S2 The Rural View Major Neighbourhood Centre is developed with:

(i) a gross floor area (GFA) of up to 20,000m2;

(ii) shopping facilities not exceeding 10,000m2 GFA and including a full line supermarket and other retailing facilities for weekly and convenience shopping; (iii) small-scale, convenience-oriented community facilities, commercial services and trades where no single activity occupies more than 10% of the non-retail floor area of the neighbourhood centre.


P3 The Rural View Major Neighbourhood Centre grows in step with and responds to the convenience oriented needs of the McCready‟s Creek precinct in accordance with its major neighbourhood role as described in the overall outcomes of the Mackay Frame Locality Code.

Implementation Notes:

(i) A „dwelling household‟ may consist of one or more people residing in a single dwelling unit or accommodation unit, including a caravan, providing that if the adopted average dwelling household size is less than 2.5 persons, the adopted size is based on census data;

(ii) The catchment population for the Rural View Major Neighbourhood Centre resides within the McCready‟s Creek precinct;

(iii) The GFA values in the table are the maximum values for any component of the neighbourhood centre.

S3 The Rural View Major Neighbourhood Centre allocation of GFA complies with the following table.

Pop. Thresh

old

(dw

households in trade

catchment)

Shopping

(m2 GFA)

Commercial &

Other (m2 GFA)

Total GFA

(m2)

less

than 5,000

2,500

2,000 5,000

5,000 –

7,500

3,500 3,500 7,000

7,500 –

10,000

7,500 7,500 15,000

More

than 10,000

10,000 10,000 20,000


P4 Development of the Rural View Major Neighbourhood Centre achieves a cohesive and efficient urban form by:

(i) ensuring a high level of physical and functional integration of buildings, landscaping, public spaces, car parking and service bays; and

(ii) providing contemporary and consistent architectural



vii

expression in the buildings and which is reflected in the landscaping and signage.

P5 The Andergrove Neighbourhood Centre grows in step with and responds to the convenience needs of the McCready‟s Creek precinct population and does not exceed its neighbourhood centre role as described in the overall outcomes for of the Mackay Frame Locality Code.


(i) A „dwelling household‟ may consist of one or more people residing in a single dwelling unit or accommodation unit, including a caravan, providing that if the adopted average dwelling household size is less than 2.5 persons, the adopted size is based on census data;

(ii) The catchment population for the Andergrove Neighbourhood Centre resides in the suburbs of Andergrove, Beaconsfield, Slade Point and part of North Mackay;

(iii) The GFA values in the table are the maximum values for any component of the neighbourhood centre.

S5 The Andergrove Neighbourhood Centre allocation of GFA complies with the following table.

Pop.

Threshold

(dw househ

olds in trade catchm

ent)

Shoppi

ng

(m2 GFA)

Comm

ercial & Other

(m2 GFA)

Total

GFA (m2)

less

than 5,000

2,500

2,000 4,500

5,000 –

7,500

3,500 2,500 6,000

7,500 –

10,000

5,000 5,000 10,000


P6 The Black‟s Beach and the Bucasia local centres grow in step with and needs of their respective local populations and do not exceed the local centre roles as described in the overall outcomes for the Mackay Frame Locality Code.


(i) A „dwelling household‟ may consist of one or more people residing in a single dwelling unit or accommodation unit, including a caravan, providing that if the adopted average dwelling household size is less than 2.5 persons, the adopted size is based on census data.

(ii) The catchment population for the Bucasia Local Centre resides in the suburbs of Bucasia and Shoal Point.

(iii) The catchment population for the Black‟s Beach Local

S6 The Black‟s Beach and the Bucasia local centre allocation of GFA complies with the following table.

Pop. Thresh

old

(dw

households in trade

catchment)

Shopping

(m2 GFA)

Commercial &

Other (m2 GFA)

Total GFA

(m2)

less

than 1,500

750

250 1,000

1,500 –

2,500

1,500 1,000 2,500

2,500 –

5,000

2,000 1,500 3,500


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Centre resides in the suburbs of Black‟s Beach and Dolphin Heads. The Black‟s Beach centre will only grow beyond 2,500 m2

at some future time when the catchment population exceeds 2,500 dwelling households.

(iv) The GFA values in the table are the maximum values for any component of the neighbourhood centre.

P7 Development in the centres maintains the amenity of adjoining land uses by providing:



(iii) placement of vehicle entrances and exits to avoid headlight glare;

(iv) sensitive placement of advertisement devices; and

(v) sympathetic built form which does not dominate the streetscape.



Goosepond Creek Precinct

P1 The Mt Pleasant Sub-Regional Centre is contained within the boundaries defined of the Precinct and provides a level of facilities and services in accordance with the overall outcomes of the code and comprises:

(i) highly developed shopping facilities in the Mt Pleasant shopping centre;

(ii) bulky goods comparison shopping, limited entertainment and leisure and commercial services in the Greenfields estate;

(iii) mixed use commercial, service trades and highway-related activities in the Sams Road and Heaths Road area; and

(iv) the Mater Hospital.


Not Applicable – The proposed site is not located within the Goosepond Creek Precinct.

P2 The Mt Pleasant Sub-Regional Centre achieves a high level of urban amenity and convenience in terms of a sympathetic built form, scale and climate protection by:

(i) adopting building heights which are similar to those of adjoining buildings;

(ii) building facades include openings and articulation treatments;

(iii) limiting the extent and nature of earthworks such

S2 Development of the Mt Pleasant – Greenfields sub-regional centre achieves the following:

(i) buildings do not exceed three storeys in height above natural ground level;

(ii) building facades are articulated;

(iii) operational work, such as site earthworks are rehabilitated and landscaped, and retaining walls do not exceed more than 1 storey or 3m in height at any


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that the streetscape is not dominated by such works;

(iv) sensitive placement of advertising devices;

(v) providing outdoor public spaces such as pedestrian areas, car parks and gardens with effective shade for climate protection; and

(vi) providing suitable landscaping in keeping with the local streetscape character;

(vii) limiting after-hours noise, odours, intrusive night lighting and headlight glare; and

(viii) limiting the movement of people and vehicular traffic through and from the site.

point;

(iv) walkways between car parking areas and active use areas are provided with full shade either by awnings or other shade structures or endemic shade trees planted to achieve over-lapping canopies;

(v) advertising devices are consolidated to one only, particularly along the Bruce Highway, the Mackay-Bucasia Road or Malcolmson Street;

(vi) landscaping incorporates endemic species; and

(vii) car parks are planted with shade trees at the rate of one tree per six car parking spaces.

P3 The on-going development of the Mt Pleasant Sub-Regional Centre achieves a high level of convenience in terms of accessible car parking and public transport by providing:

(i) car parking areas in close proximity to the entrance of buildings attracting the public; and

(ii) public transport stations and passenger set-downs in accordance with the requirements of Queensland Transport guidelines Shaping Up and integrated in sites situated on public transport routes.



P4 The local centres at Mt Pleasant and Harbour Road, North Mackay, are developed in step with the needs of the precinct population and do not exceed their local centre roles as described in the overall outcomes for the Mackay Frame Locality Code.

S4 The local centres at Mt Pleasant and Harbour Road, North Mackay comply with the allocations of GFA in accordance with the following table.


P5 The Mt Pleasant Local Centre:

(i) is contained within the boundaries defined on the Zone Map; and

(ii) provides a level of facilities and services in accordance with the overall outcomes of the code; and

(iii) comprises convenience shopping services and small-scale commercial services meeting the needs of local residents.

S5 No solution specified. Not Applicable – The proposed site is not located within the Goosepond Creek Precinct.

P6 The North Mackay Local Centre provides a level of facilities and services in accordance with the overall outcomes of the code and:

(i) comprises small-scale

S6 No solution specified. Not Applicable – The proposed site is not located within the Goosepond Creek Precinct.

x

convenience shopping services and small-scale commercial services meeting the needs of local residents; and

(ii) is contained within the boundaries defined on the Zone Map, except where new premises are established on adjoining sites and according to designs which achieve a physical and functional nexus with the existing premises within the local centre.

P7 The North Mackay Mixed Use Centre is contained within the boundaries defined on the Zone Map and provides a level of facilities and services in accordance with the overall outcomes of the code and comprises:

(i) small-scale uses comparable in function with a local centre with some specialised facilities and services possibly also serving the needs of waterfront activities and passing motorists; and

(ii) small-scale shopping, service trades, commercial and community facilities and services, mostly meeting the needs of local residents.



P8 Development in the centres maintains the amenity of adjoining land uses by providing:



(iii) placement of vehicle entrances and exits to avoid headlight glare;

(iv) sensitive placement of advertisement devices; and

(v) sympathetic built form which does not dominate the streetscape.



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A.3 Telecommunications Facility Code

Specific Outcomes Acceptable / Probable Solutions Assessment of Proposal

Visual Impact

S1 - Telecommunication facilities are to be designed and located to minimise their visual impact by:

providing finishes on structures compatible with the surrounding environment;

providing facilities in residential areas whose bulk, scale and height is consistent with the bulk, scale and height of the surrounding buildings and structures; and

providing facilities in areas included in the character/ heritage overlay code that is compatible with the overall and specific outcomes of that code.

A1 - No solution specified. Complies with S1 - The proposed telecommunications facility has been designed and located to integrate with future approved and surrounding land uses.

The finish of the structure can be selected to meet requirements of Council (it is suggested that a dull grey would be the most appropriate). Landscape screening can also be provided to the requirements of Council if required.

Environmental Impact

S1 - Premises are installed and operated to minimise the adverse impacts on the natural environment by:

avoiding impacts on locations containing remnant vegetation, fauna habitat, watercourses or sites of natural or cultural heritage;

minimising the need for earthworks through careful siting and design of facilities;

noise and dust emissions during construction and operations of the facility are minimised;

ensuring vegetation clearing associated with establishment of the facility does not extend beyond the installation site, associated power links and associated parking and access areas;

minimising vegetation loss on steep land;

minimising alterations to key landforms or landscape character to avoid the facility dominating the landform and landscape character;

being designed to be architecturally integrated with buildings on which the facility is mounted; and

being positioned and designed to minimise visibility to pedestrians.

A1 - No solution specified. Complies with S1 - The proposed Telecommunications Facility has been designed and located to:

be significantly removed from sensitive environmental areas.

minimise earthworks, as only minor earthworks will be required during construction.

control noise and dust emissions during the construction of the facility.

ensure no vegetation removal is required on the site.

utilise a slimline monopole design to minimise visual dominance and impact on surrounding landscape character.

S2 - Landscaping is low maintenance and semi-mature upon establishment.

A2 - No solution specified. Complies with S2 – If required landscaping works will be undertaken to the requirements of Council.

Development Abutting Residential Uses

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S1 Appropriate setbacks and buffering are provided between telecommunication facilities and any adjoining residential development or any residential area or land included within the Open Space Zone to maintain the amenity of adjoining residential properties in terms of:

visual impact;

acoustic privacy; and

access to sunlight.

A1.1 - The facility is setback at least 50m from any dwelling unit or rooming unit.

A1.2 - A landscaped buffer strip 2m in width and including screen fencing is provided and maintained adjacent to any free-standing structures.

A1.3 - All potential noise sources (such as air-conditioning and other mechanical plant) are oriented away from any dwelling unit or rooming unit.

A1.4 - Residential open space areas or living areas are not overshadowed at any time.

A1.5 - Overshadowing of open space or activity areas associated with childcare centres, public areas, local parks and schools is limited to 3 hours on any day.

Complies with S1 – The site is surrounded by residential uses along the southern and western boundary of the site.

Based on the location and proposed future development of the site, the proposed facility is considered to provide the most suitable outcome within the surrounding built up area.

It is acknowledged the proposed facility is situated approximately 30m from nearby residential dwelling south west of the site. Notwithstanding, the proposed separation is considered adequate to reduce visual impact, ensure acoustic privacy and retain adequate sunlight.

Complies with A1.2 - The proposed facility will be appropriately fenced for security purposes. Landscaping can be provided on the site in accordance with Council requirements if deemed necessary.

Complies with A1.3 – The proposed facility is not anticipated to generate any noise impacts. Notwithstanding, any potential noise sources will be oriented away from neighbouring residential uses.

Complies with A1.4 – The proposed facility will not result in any overshadowing on neighbouring residential open space or living areas.

Complies with A1.5 – The proposed facility will not result in any overshadowing of open space or activity area associated with childcare centres, public area, local parks and/or schools.

Co-Location

S1 - Premises are co-located with other telecommunications facilities or on buildings or other structures wherever feasible on the basis there is no existing adverse environmental or public health and safety impact.

S2 – Co-location will reduce cumulative visual impacts associated with the establishment of telecommunications facilities.

A1 Facilities are located on a new site only where co-location options are exhausted and proven not to meet Specific Outcome 1 and 2.

Complies with A1 – The proposed telecommunications facility is located on a new site, as there were no opportunities to co-locate, whilst still achieving the desired levels of coverage. Please refer to Section 2.3 of this report for further information.

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A.4 Environment & Infrastructure Code


Assessable Development

Infrastructure Provision

S1 - Adequate infrastructure is provided in time to meet the needs of the development.

A1 - The timing for provision of infrastructure for development complies with the standards and contribution requirements detailed in the Engineering Design Guidelines Planning Scheme Policy

Complies with A1 - The proposal can be serviced by the existing services and infrastructure currently available to the site. No additional services are required.

The development will also meet the requirements of the Engineering Design Guidelines Planning Scheme Policy, as relevant.

S2 - Premises are provided with appropriate areas of private and public open space.

Note: Guidance in regards to the design and provision of open space is provided in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy.

A2 - The provision of open space complies with the standards and requirements detailed in the Open Space Planning Scheme Policy and the Contributions Planning Scheme Policy.

Not applicable - The proposal is for supportive infrastructure (telecommunications facility), therefore the proposal does not necessitate the provision of public open space. The facility compound will be accessible to authorised personnel only.

S3 - Premises have

(i) an adequate, safe and reliable supply of water, including potable water, and is connected, where possible, to an existing reticulated water supply.

(ii) the planning and design of potable water infrastructure considers Water Sensitive Urban Design (WSUD) such as water conservation initiatives.

A3.1 - Premises are connected to Council‟s reticulated water supply system.

A3.2 - If connection to Council‟s reticulated water supply system is not possible, a potable water supply is provided in accordance with the standards detailed in the Engineering Design guidelines Planning Scheme Policy).

Not applicable – The proposal is for a telecommunications facility and will be unmanned during operation.

No water supply is required to support the development. Notwithstanding, the site can be appropriately connected to Council‟s reticulated water supply if required.

S4 - Treatment and disposal of waste water ensures:

(i) no adverse ecological impacts on the environment, particularly nearby receiving environments including surface waters and ground water; and

(ii) the cumulative impacts of on site waste water treatment will not cause deterioration of environmental conditions;

(iii) the planning and design of wastewater infrastructure considers Water Sensitive Urban Design (WSUD) such as wastewater management measures.

A4.1 - Connection to Council‟s reticulated sewerage treatment system; or

A4.2 - Where connection to Council reticulated sewerage system is not possible, and where 20 people or less, Council will refer to the requirements of the Environmental Protection (Water) Policy 1997 and the On Site Sewerage Code (NR&M July 2002) and AS 1547. to ensure the premises are suitable for effluent disposal.

A4.3 - Where more than 20 people, no solution specified.

Not applicable - The proposal is for a telecommunications facility which will be unmanned during operation and require infrequent maintenance by authorised personnel.

The site is not intended to be accessible to the public. No ablution facilities are required to support the development.

Stormwater Management

xiv


S5 - Drainage works are planned for and designed to ensure that adjoining land and the existing upstream and downstream drainage systems are not adversely affected by development, taking into account:

(i) Water Sensitive Urban Design (WSUD) principles such as: - protect natural systems; - enhance natural waterway

systems within urban development using natural channel design principles;

- detention of stormwater instead of rapid conveyance;

- minimise impervious areas; - utilisation of stormwater to

conserve potable water; - integrate stormwater treatment

into the landscape; - water efficient landscaping; and - protection of water related

environmental values . (ii) need for a stormwater system that

can be economically maintained; (iii) safety of pedestrians and

vehicles; (iv) location of discharge; (v) construction of buildings,

structures or paving up to site boundaries which avoid blocking or concentrating natural flow paths2.

(vi) fauna movement is provided for through bridges and culverts.

A5 - Drainage works complies with the requirements of the Engineering Design Guidelines Planning Scheme Policy

Not Applicable – The proposed development will not result in any significant increase in impervious surfaces on site. The new facility location is incorporated into the car parking area of the newly approved Local Shopping Centre development.

Accordingly there will be no change to existing drainage on site and no stormwater collection.

Therefore, no new drainage works are considered necessary.

External Works

S6 - Kerb and channelling is provided to a satisfactory standard and constructed to:

(i) prevent edge fretting; (ii) perform required drainage

functions; (iii) provide the appropriate level of

control for vehicle movement; (iv) allow ready access to abutting

properties at suitable locations; and

(v) contribute to the desired streetscape character of the locality.

A6 - Premises are provided with kerb and channel in accordance with the Engineering Design Guidelines Planning Scheme Policy.

Not Applicable - The proposed facility is integrated into the newly approved development onsite.

No changes to the existing road network are proposed, and the proposal will utilise the proposed access arrangements of the approved Local Shopping Centre development.

Therefore no new kerb and channelling is required as part of this application.

Roads

S7 - All proposed road pavement surfaces:

(i) are of a quality and durability suitable to the intended traffic volumes and loads;

(ii) provide all-weather access; (iii) allow the discharge of rainfall; (iv) provide the safe passage of

vehicles and pedestrians; and (v) provide a reasonable, comfortable

riding quality.

A7 - Roads are provided in accordance with the Engineering Design Guidelines Planning Scheme Policy

Not Applicable - No additional roads are proposed as part of the development.

xv


Drainage networks

S8 - In urban areas, the major drainage network is designed and constructed with the capacity to control stormwater flows under normal and minor system blockage conditions for the DFE applicable to drainage so that:

(i) floodways are restricted to areas where there is no damage to property or hazards for motorists, and

(ii) runoff is directed to a lawful point of discharge through competently designed and constructed outlet works.

A8 - Design requirements of the Engineering Design Guidelines Planning Scheme Policy.

Not Applicable – The proposed development will not result in any significant increase in impervious surfaces on site. The new facility location is incorporated into the car parking area of the newly approved Local Shopping Centre development.

Accordingly there will be no change to existing drainage on site and no stormwater collection.

Therefore, no new drainage works are considered necessary.

Public Utilities

S9 - Street lighting and signs are provided to ensure the safety of both vehicles and pedestrians, and to facilitate access and movement.

A9 - Street lighting and signage comply with the requirements of the Engineering Design Guidelines Planning Scheme Policy.

Not Applicable – Street lighting or signage is not proposed as part of the development.

Infrastructure Payments

S10 - The costs of providing infrastructure is funded by the development giving rise to the need for the infrastructure.

A10 - The funding of infrastructure complies with the requirements of the Contributions Planning Scheme Policy.

Not Applicable - The development will not increase the demand for infrastructure.

Car Parking and Access

S11 Premises are provided with:

(i) adequate vehicle parking spaces to satisfy the anticipated requirements of the activity;

(ii) safe and efficient access and manoeuvring areas to meet the anticipated volume and type of traffic;

(iii) large vehicles are able to enter and leave the site without prejudicing the safety and efficiency of the road;

(iv) access driveways are located and designed to minimise conflicts with traffic and pedestrians; and

(v) vehicle crossings from the carriageway to the frontage of the site are constructed and finished to appropriate standards for the expected volume and type of traffic generated by activities on the site.

A11.1 - Vehicle parking on the site is in accordance with the rates specified in Schedule 2.

A11.2 - Vehicles are able to enter and exit the site (with the exception of dwelling house and duplex) in a forward gear.

A11.3 - The design of car parking and access complies with the requirements detailed in the Engineering Design Guidelines Planning Scheme Policy.

Not applicable – The proposed facility will be unmanned during operation and required infrequent access for maintenance.

Therefore no formalised vehicle parking is required as part of the proposal. Parking for intermittent short term parking by a maintenance vehicle can readily occur in an informal manner.

Environmental Amenity


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Lighting Management

S1 - Outdoor lighting does not cause a loss of amenity to adjacent premises or adversely impact on native fauna as a result of the light it emits either directly or by reflection.

Note: Council will refer to the provisions of AS4282 – Control of the Obtrusive Effects of Outdoor Lighting

A1 - No solution specified. Not Applicable – As the site will not be accessible to the public, no outdoor lighting is proposed.

Overshadowing

S2 - The amenity of adjacent residential land is not adversely affected by shadows cast by adjoining building or structures.

A2 - Buildings do not cast a shadow over more than 30% of an adjoining residential lot at any time between the hours of 9am and 3pm on 22 June.

Complies with A2 – No habitable buildings are proposed for the site as part of this application. The telecommunication facility and associated equipment hut will not cast a shadow over more than 30% of any neighbouring residential land uses.

Furthermore, the slimline monopole design of the proposal is considered to minimise any potential impact of shadowing.

Building Setbacks

S3 - Residential buildings are sited to minimise loss of amenity for residents‟ adjacent to cane tram lines.

A3 - Residential buildings are set back a minimum of:

(i) 50m from cane tram lines; and (ii) 100m from cane tram line level

crossings and sidings.

Not Applicable - No residential buildings are proposed as part of the development.

S4 - Buildings are set back from a road frontage to:

(i) complement the existing built form; and

(ii) preserve the safety of vehicle movement along adjoining roads.

A4 - No solution specified. Not Applicable – No habitable buildings are proposed for the site.

The proposed new telecommunication facility and associated equipment shelter is strategically integrated into the approved future Local Shopping Centre development on the site to reduce potential visual impact on the surrounding area.

Noise and Vibration Management



S1 - Premises used for purposes likely to generate emissions such as air pollutants, heat and odours incorporate:

(i) physical measures for removing pollutants from emissions prior to discharge to the atmosphere;

(ii) physical measures for reducing the temperature gradient between

A1 - No solution specified. Not Applicable – The proposed telecommunication facility will not generate emissions or other pollutants.

xvii


emissions and the atmosphere prior to discharge; and

(iii) operational systems, including monitoring systems for major industry and major infrastructure, which maintain emissions within ANZECC guideline standards.

S2 - Premises accommodating uses which are likely to generate noise are designed and constructed with noise attenuation measures to avoid noise nuisance to nearby uses.

A2 - No solution specified Not Applicable - The proposed telecommunication facility will not generate noise or nuisance.

S3 - Noise sensitive uses locating adjacent to State controlled transport infrastructure incorporate attenuation, building design and orientation measures.

A3 - No solution specified Not Applicable – The proposed development does not involve any noise sensitive uses.

Flooding



S1 - Premises subject to risk of inundation or damage through flood are provided with immunity to that risk in order to reduce potential property damage and to ensure public safety.

A1.1 - Development is sited on land that would not be subject to flooding during a DFE; or

A1.2 - For development comprising a residential element, the floors of all habitable rooms are located 300mm above the DFE; or

A1.3 - For non-residential development or development involving temporary or moveable residential structures (e.g. caravan parks):

(i) buildings are located and designed so that floor levels (except areas used for car parking) are 300mm above the DFE; or

(ii) there is at least one evacuation route that remains passable for emergency evacuations during all floods up to and including the DFE.

Complies with A1.1 – A very small portion of the northern boundary of the site is identified as subject to flooding hazard.

Notwithstanding, the proposed facility is located on a part of the site not affected by flood hazard. Furthermore, the proposed facility will be unmanned during operation and restrict unauthorised access.

Not Applicable A1.2 – The proposal does not comprise a residential element.

Not Applicable A1.3 - No additional buildings are proposed as part of the development.

S2 - There is no increase in the number of people living or working on a flood prone site, except where the premises are occupied on a short term or intermittent basis.

A2 - No solution specified. Complies with A1.1 – A very small portion of the northern boundary of the site is identified as subject to flooding hazard.

Notwithstanding, the proposed facility is located on a part of the site not affected by flood hazard.

xviii


Furthermore, the proposed facility will be unmanned during operation and restrict unauthorised access. Therefore the proposal will not generate an increase in the number of people living or working on the site.

S3 - Development does not result in adverse impacts for the safety of people or the capacity to use land within a floodplain and does not involve:

(i) Any physical alteration to a watercourse; or

(ii) Net filling of 50 cubic metres; or (iii) The proposed works either:

(A) avoid any reductions of on-site flood storage capacity and contain within the subject site any changes in depth/duration/velocity in flood waters of all floods up to and including the DFE; or

(B) do not change the flood characteristics at the DFE outside the subject site in ways that result in:

- loss of flood storage;

- loss of / changes to flow paths;

- acceleration or retardation of flows; or

- any reduction of flood warning times elsewhere on the floodplain.

A3 - No solution specified. Complies with A1.1 – A very small portion of the northern boundary of the site is identified as subject to flooding hazard.

Notwithstanding, the proposed facility is located on a part of the site not affected by flood hazard.

Furthermore, the proposed facility will be unmanned during operation and restrict unauthorised access.

S4 - Storage and handling of hazardous substances on sites that are subject to risk of inundation or damage through flood, ensures that persons and property are not placed at unreasonable risk.

A4 - Storage or handling of substances that may be a hazard to the environment or human safety by the risk of contamination due to flooding:

(i) is undertaken in accordance with a risk assessment; and

(ii) provides for the storage of any hazardous substances above or securely isolated from the DFE level.

Not Applicable - The proposal does not involve the storage or handling of substances that may be a hazard to the environment of human safety.

S5 - The use is designed to minimise the impact of Cyclonic Hazards

A5 - No solution specified Complies with S5 - The proposal is designed with regard to Cyclonic Hazards and will meet relevant construction standards.

Undefined Flood and Inundation Areas

S6 - Where flood limits are not identified, development is undertaken such that there is no adverse effects on flood levels or flows on the site or up-stream and down-stream of the site

A6 - No solution specified. Complies with S6 - The proposed telecommunications facility will not adversely impact flood levels, flows on the site or up-stream and down-stream flood levels.

xix

Water Quality



S1 - Development does not detract from the maintenance of water quality in the City‟s watercourses and bulk water storages, in particular its:

(i) environmental values; and (ii) where applicable, potability of the

water supply.

A1 - No solution specified. Complies with S1 - The development will not impact on water quality and will not increase run off from the site.

Accordingly, the proposal will not adversely impact the environmental values or the potability of water supply.

S2 - Premises incorporate:

(i) physical measures for intercepting and treating surface water drainage and spilled substances prior to their release to the watercourses; and

(ii) bunding of sites or areas within sites or integrated drainage systems which include waste water treatment measures, where chemicals, fuels, lubricants or other soluble pollutants are being handled or stored.

Note: Council will refer to the Environmental Protection Policy (Water) 1997

A2 - No solution specified Complies with S2 - The proposal does not seek to alter the land or provide any additional habitable buildings. The footprint of the proposal is nominal. As such, water treatment is not considered necessary.

S3 - The City‟s groundwater resources and surface waters are maintained by:

(i) providing a stormwater system that manages stormwater quantity and quality prior to discharging into receiving waters;

(ii) providing non structural source control measures;

(iii) providing structural source control measures;

(iv) retaining or rehabilitating natural waterway corridors such as natural channels, wetlands and riparian vegetation;

(v) providing storage of waste water in secure and sealed storage facilities;

(vi) ensuring efficient disposal areas and ground and surface water retrieval areas are buffered from each other;

(vii) ensuring that contaminants do not enter the groundwater resources; and

(viii) with reuse of reclaimed water, ensuring safe treatment and disposal of contaminated water.

A3 - No solution specified. Complies with S3 – The proposal does not seek to alter the land or provide any additional habitable buildings. The footprint of the proposal in nominal.

There will not be any tangible increase to stormwater runoff as a result of the proposal and the proposal will not result in the treatment of any stormwater. Therefore, stormwater treatment is not considered necessary to support the development.

S4 - The biodiversity and habitat values of coastal areas and associated estuarine systems are protected from:

(i) increased nutrient or sediment

A4 - No solution specified. Not Applicable - The proposed site is not located within a coastal area will not impact on the biodiversity and habitat values of coastal areas and associated

xx


levels; or (ii) changed flow, inhibited passage,

or hydrologic regimes of the natural coastal and marine margins, which may result from development.4

estuarine systems as the proposal will not result in any increase in runoff from the site.

S5 - Sediment and nutrient loadings into a watercourse are minimised through:

(i) treated on-site effluent; (ii) adequate stormwater run-off

controls; and (iii) on-site and off site erosion and

sediment controls

A5 - No solution specified. Complies with S5 – As the proposal will not result in any tangible increase in runoff from the site, the proposal will not result in an increase in sediment and nutrient loadings in surrounding watercourses.

Erosion and Sediment Control



S1 - Minimisation of the risk of erosion and sedimentation either on-site or elsewhere, by a comprehensive approach to soil erosion control and sedimentation management, including:

(i) the minimisation of: (ii) earthworks;

(a) clearing of land; (b) long term stockpiling of

excavated materials; (iii) use of appropriate construction

management techniques; (iv) diverting surface water drainage

around disturbed areas; and (v) treating and removing sediments

from stormwater over disturbed areas prior to release from the site.

A1 - The control of Erosion and Sedimentation complies with Planning Scheme Policy 15.07 - Engineering Design Guideline D7 Soil and Water Quality Management.

Complies with A1 - Erosion and sediment control will be managed and minimised throughout construction in accordance with the requirements of the Planning Scheme.

S2 - Progressive rehabilitation of disturbed areas occurs within the site through a comprehensive rehabilitation program including:

(i) the grading and reshaping of the disturbed areas to provide controlled and stable drainage flow paths;

(ii) the construction of drainage paths which divert high velocity flows away from disturbed areas;

(iii) the re-spreading of stored top soil stripped from the site; and

(iv) the planting of the disturbed area with native species of grasses, ground covers and trees.

A2 - No solution specified. Not Applicable – The proposed development involves minimal earthworks associated with construction and therefore, there will be no areas left disturbed following construction.

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Coastal Management



S1 -

(i) there is no net loss of public access to the foreshore, or of public useability of coastal waters;

(ii) appropriate location and design is achieved with respect to sensitive coastal resources and their values;

(iii) roads that run parallel to the coast, are set back from erosion prone areas and significant coastal resources, with only smaller access roads running to the coast; and

(iv) minor spur roads to the foreshore and associated car parks provide access to the foreshore at locations that are convenient to the public, have low environmental sensitivity, and avoid locations that may increase storm tide hazard.

A1 - The control of Erosion and Sedimentation complies with Planning Scheme Policy 15.07 - Engineering Design Guideline D7 Soil and Water Quality Management.

Not Applicable - The site is not located in close proximity to the coastline. As a result protection of foreshore areas is not relevant to this proposal.

S2 - Progressive rehabilitation of disturbed areas occurs within the site through a comprehensive rehabilitation program including:

(i) the grading and reshaping of the disturbed areas to provide controlled and stable drainage flow paths;

(ii) the construction of drainage paths which divert high velocity flows away from disturbed areas;

(iii) the re-spreading of stored top soil stripped from the site; and

(iv) the planting of the disturbed area with native species of grasses, ground covers and trees.

A2 - No solution specified. Not Applicable - The proposed development involves minimal earthworks associated with construction and therefore, there will be no areas left disturbed following construction.

Erosion Prone Areas

S1 - Development and permanent buildings are minimised in erosion-prone areas as defined in this code (apart from temporary or relocatable structures required for safety and recreational purposes).

A1.1 - Reconfiguring a lot within erosion prone areas incorporates erosion prone land as undeveloped open space.

A1.2 - Relocatable structures such as picnic tables, barbecues, coastal trails, bikeways, demountable structures, equipment sheds, lookouts, elevated decks, shelter sheds etc are located within erosion prone areas only where they remain relocatable.

Not Applicable - The site is not identified as an erosion prone area.

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A1.3 - All other development is;

(i) located outside of the erosion prone area; or

(ii) as far landward as practical within the lot ; and

(iii) is coastal dependent development (as defined in this code).

A1.4 - All building works (excluding demolition), including extension to existing buildings, on lots wholly or partly within the erosion prone area are:

(i) For rural areas and undeveloped urban areas, located landward of the erosion prone area to minimise the extent of permanent building inside the erosion prone area; and

(ii) For urban areas, located wholly landward of the alignment of existing neighbouring buildings and of a scale and intensity similar to that of the surrounding development.

S2 - Where there is existing development within an erosion-prone area, redevelopment and extensions do not (as defined in this code):-

(i) extend the intensity of the existing level; or

(ii) compromise coastal management outcomes and principles

Note: Supporting information required in order to demonstrate compliance is set out in the Erosion Prone Area Planning Scheme Policy.

A2 - No solution specified. Not Applicable - The site is not identified as an erosion prone area.

High Impact Activity Areas


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S1 - Land uses adjoining high impact activity activities, including activities as indicated on Figure 9-8.1; and Figure 9-8.2 “High Impact Activities” and Information Map “High Impact Activities”, are designed and sited to manage adverse effects on site users by providing:

(i) noise attenuation measures; (ii) buffers between sensitive uses

and the high activity areas; (iii) landscaping including bunding

between sensitive use areas and high impact activity areas; and

(iv) any other measures required to ensure that a nuisance is minimised.

A1 - Land uses adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.3.

Table 9-8.3 Setbacks (measured from the boundary of the actual activity including ancillary site area for supporting activities or planned future expansion)

High Impact Activity

Buffer Distance

Sewerage Treatment Plants (in general)

50,000 EP plant 1.475 km

20,000 EP plant 500m

3,500 EP plant or less

500m

University 200m

Key Resource Areas (KRAs) (See Figs 9-8.1 and 9-8.2)

The Cedars – KRA23

Separation Area identified in Figure 9-8.2.

The Cedars Haul

Route

100m

Farleigh – KRA24 Separation Area identified in Figure 9-8.1.

Farleigh Haul Route

100m

Activities Producing Spray Drift, Noise, Smoke or Odour

Min. Default Distance (m)

Min. Design distance with Buffer (m)

Agricultural chemical spray drift

300m open space

40m vegetated buffer

Intermittent odour (>88 hrs/yr)

500m 500m

Intermittent noise as defined in planning

guidelines

60m day / 1000 night

15m day / 250 m night

Long term noise (< 50 hours /year)

500m day / 1000m night

120m day / 1000m night

A2 - Land uses other than Industry (High Impact) uses, adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.4.


Not Applicable - The site is not identified as adjoining a high impact activity area. Further, the proposed development is not for a sensitive use.

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Extractive Industry (other

than KRAs)

1000m

Slaughter Yard 1000m

Sugar Mill 1000m

Meatworks 1000m

A3 - Land uses other than Industry (High Impact) uses, adjoining high impact activity areas are set back from those areas in accordance with Table 9-8.5.


Waste Facilities6 1000m

Transfer Stations7 300m

Greenwaste Facilities8 300m

S2 - Specific Sewerage Treatment Plants meet the following criteria:

PLANT BUFFER

DISTANCE

Mackay Southern Water recycling Facility 97,000 EP

1.0km

S2 - No solution specified. Not Applicable - The proposal is not for a Sewerage Treatment Plant.

Landscaping and Fencing



S1 - Development is provided with adequate and suitable landscaping and screening on the site which ensures:

(i) an attractive streetscape appearance; and

(ii) the privacy and amenity of any adjoining residences.

A1 - Landscaping is provided in accordance with the Landscaping Planning Scheme Policy

Not Applicable – No landscaping is proposed as the facility is designed to be located within the proposed carparking area of the approved shopping centre. However, land scaping can be provided in accordance with Council requirements if required.

S2 - Landscaping is designed to prevent encroachment upon electricity infrastructure.

A2.1 - Landscaping near electricity lines or substations, are designed and developed so that any vegetation at maturity or landscaping structures or works will not exceed 4.0m in height on land:

(i) in an electric line shadow9; or (ii) within 5m of an electric line shadow; or (iii) within 5m of a substation boundary. A2.2 - Elsewhere, vegetation is planted in a position that is further from the nearest edge of an electric

Not Applicable – No landscaping is proposed as the facility is designed to be located within the proposed carparking area of the approved shopping centre. However, land scaping can be provided in accordance with Council requirements if required.

xxv


line shadow or substation boundary than the expected maximum height at maturity of vegetation.

A2.3 - On land adjoining an electricity substation boundary, the vegetation foliage at maturity will not be within 3m of the substation boundary. However, where a substation has a solid wall along any part of its boundary, foliage may extend to, but not above or beyond, that solid wall.

S3 - Landscaping provides a 2m wide landscaped strip adjacent to the road frontage incorporating existing vegetation wherever possible.

A3 - No solution specified. Not Applicable – No landscaping is proposed as the facility is designed to be located within the proposed carparking area of the approved shopping centre. However, land scaping can be provided in accordance with Council requirements if required.

S4 - A landscape strip is provided comprising either a 1.8m high solid fence or 2m wide planted screen adjacent to all side and rear boundaries of a site which adjoins any residential area.


S5 - Landscaping around buildings is designed to maximise shade and redirect cooling breezes in summer and to provide a windbreak in winter.

A5 - No solution specified. Not Applicable – The proposal seeks approval for an unmanned facility with no unauthorised access.

S6 - Landscaping incorporates planting for shading summer sun, including:

(i) tall shade trees to the west and east of the building; and

(ii) trellises or pergolas adjacent to windows to the north of the building.


S7 - Landscaping is designed to maximise the outdoor shade areas and minimise use of hard reflective surfaces around the building.


Landscaping for Outdoor Vehicle Parking Areas

S8 - Landscaping for outdoor vehicle parking areas, where development is for the purposes of Accommodation units, multiple dwelling units, Sport and recreation, indoor entertainment, outdoor entertainment, child care centre, service station, motel, Industrial uses and retail or commercial uses, will:

(i) visually enhance the area along any road frontage;

(ii) screen the area from any adjoining residential or other sensitive uses;

A8.1 - Landscaping of outdoor vehicle parking areas provides planting of trees and shrubs:

(i) in a strip 2m wide along any primary road frontage at a density and a scale appropriate to the size of the vehicle parking area and the function of the adjoining road; and

(ii) in median areas throughout the vehicle parking area at a rate of 1 shade tree for every 6 parking spaces.

Not Applicable – No outdoor vehicle parking areas form part of this proposal.

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(iii) provide visual relief and shade throughout the area; and

(iv) be compatible with local native species.

A8.2 - Provide a wall, fence or continuous screen planting, to a height of at least 1.8m along any boundary to land used or likely to be used for residential or other sensitive use.

Landscaping - General Requirements

S9 - Landscaping is designed and established to:

(i) an appropriate scale relative to both the street reserve width and to the size and nature of the development;

(ii) incorporate remnant vegetation, where possible;

(iii) provide summer shade and shelter for pedestrian comfort and energy efficiency of buildings;

(iv) maximise areas suitable for on-site infiltration of stormwater;

(v) allow for pedestrian and vehicle safety;

(vi) generate a cohesive and distinct visual character for the streetscape and locality;

(vii) be suitable to the tropical climate;

(viii) provides planting, paving and other landscape treatment according to a Landscaping Plan; and

(ix) minimise irrigation requirements through appropriate plant selection, mulching and water efficient irrigation systems.

Note: The Landscape Planning Scheme Policy should be referred to for information that may be required by Council to assist in assessment of an application.


Vegetation Management

S10 - Natural vegetation is maintained wherever possible.

Note: Assessable development being operational work that is clearing of native vegetation of freehold land consistent with Schedule 8, Part 1, 3A of IPA will be assessed under the provisions of the Vegetation Management Act 1999 and the State code for clearing of vegetation on freehold land.

A10 - No solution specified. Not Applicable – No vegetation will be removed as part of the proposal.

Community Safety Design Principles

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Surveillance and Sightlines

S1 - Premises provide opportunities for informal surveillance from surrounding buildings and land uses.

Note: Ways of showing compliance are as follows:

(i) Windows in buildings overlook pedestrian routes, open space areas and carparks.

(ii) No blank building facade is presented to any street frontage.

(iii) Street level windows are provided in buildings fronting onto public spaces and movement routes.

A1 - No solution specified. Complies with S1 - The new facility will allow for safety and surveillance and will not result in any hidden areas.

Additionally, the site will not be accessible by the public. The facility will comprise appropriate security fencing for community safety.

S2 - Where located adjacent to public areas, premises are designed to permit surveillance of public areas.

A2 - No solution specified. Not Applicable - The site is not located adjacent to any public areas.

S3 - Buildings and street addresses in urban areas are easily identified.

A3 - No solution specified. Not Applicable - The site is not open to the public. As such the site has been located at the rear of the premises, to provide a distinct separation from buildings and streets.

The proposed facility will be accessible by authorised personnel only for maintenance and servicing.

S4 - Premises for uses other than dwelling houses and dual occupancy, are illuminated at night to:

(i) maximise personal safety of site users; and

(ii) minimise opportunities for attack by hidden persons.

(iii) provide lighting along access routes, in building entrances, site entries, car parking areas and other movement areas used after dark.

A4 - No solution specified. Complies with S4 - The proposal seeks to maximise personal safety on the site. The facility is securely fenced to restrict unauthorised access.

S5 - Visibility is provided into stairwells, elevators, car parks, lobby entrances and bicycle parking facilities

A5 - No solution specified. Not Applicable - The site does not incorporate stairwells, elevators, car parks, lobby entrance or bicycle facilities.

S6 - Premises and their surrounds do not include:

(i) „blind‟ corners (including on stairs, in corridors or other situations where movement can be predicted);

(ii) sudden changes of grade on pathways which reduces sightlines;

(iii) concealment spots (unless they can be secured after hours); and

(iv) pedestrian tunnels, excepting that where unimpeded sightlines or the absence of concealment points cannot be reasonably achieved, equipment (such as security mirrors) and good lighting is

A6 - No solution specified. Complies with S6 - The site will not incorporate any blind corners, sudden changes of grade on pathways, concealment spots or pedestrian tunnels.

xxviii


provided to enhance visibility. (v) Potential concealment areas (i.e.

dead-end alleys) are restricted or locked after hours.

(vi) Where a concealment spot is unavoidable, there are aids to visibility such as convex

S7 - Building entrances:

(i) are clearly defined; (ii) are well lit and face the street; (iii) do not create concealment spots; (iv) provide clear sightlines from the

building foyer so that occupants can see outside before leaving the building;

(v) have lobbies visible from the exterior; and

(vi) have staff entrances, if separate, which are well lit and maximise opportunities for informal surveillance and for clear sightlines.

A7 - No solution specified. Not Applicable - No additional buildings on site are designed for public access.

S8 - Landscaping is designed and maintained to provide informal surveillance and clear sight lines on accessways and to other public spaces.

A8 - “Vulnerable premises” provide landscaping designed to promote safety including:

(i) planting which does not obscure doors and windows overlooking public spaces and isolated areas;

(ii) shrubbery and low-level planting associated with footpaths which does not exceed 0.5m in height where abutting pavements;

(iii) trees in vulnerable settings which do not have branches below 1.5m; and

(iv) hard landscaping elements such as low fencing and walls (below 1.2m) which guide pedestrians and vehicles along designated paths.

Not Applicable - The site will not be accessible to the public. Additional landscaping does not form part of the proposal, if required by Council, will be designed to meet the requirements of A8.

Safe Movement and Access

S9 - The design of premises provides for unimpeded sightlines, particularly along pedestrian and bicycle routes.

A9 - All barriers (including landscaping features) along bicycle and pedestrian routes are visually permeable (i.e. can be easily seen through to reduce concealment points).

Not Applicable - The site will not be accessible to the public.

S10 - Car parking areas are:

(i) designed to optimise informal surveillance and illumination, and to minimise unlawful access;

(ii) well lit to enable visibility of all external edges and routes providing access to the car park;

(iii) designed to minimise instances of large numbers of cars being co-

A10 - No solution specified. Not Applicable - No formal car parking areas are proposed. The site is to be infrequently accessed by authorised personnel only during daytime hours.

xxix


located (over 100 cars in a single block). If more than 100 cars, more than one entry / exit point is provided so that the car park does not become an entrapment area.

S11 - Underpasses and overpasses are designed and located to reduce opportunities for crime, so that:

(i) pedestrians are able to see what is in an underpass or tunnel and at the end of it before entering; and

(ii) signs at each end of an underpass indicate where it leads and an alternative route to use at night.

A11 - No solution specified. Not Applicable - The proposal does not include any underpasses or overpasses.

S12 - Underpasses are wide enough to accommodate both pedestrian and cycle traffic, (Note: Council will refer to the provisions of AUSTROADS Guide to Traffic Engineering Practice Part 14- Bicycles). ]

A12 - No solution specified. Not Applicable - The proposal does not include any underpasses.

S13 - The design and location of laneways and alleyways promotes community safety.

A13.1 - Laneways are straight and have more than one entrance.

A13.2 - Unnecessary access to buildings from laneways is avoided.

Not Applicable - The proposal does not include any laneways or alleyways.

Building Design and Lighting

S14 - Buildings contribute positively to the enhancement of public safety and security.

A14.1 - Ramps and elevator entrances are located in areas which are not isolated.

A14.2 - Lifts are located within a secure entrance, and incorporate graffiti and vandal-resistant measures (i.e. a fully glazed and enclosed vestibule area at the exit to the lifts).

A14.3 - Loading and storage areas are well lit or can be locked after hours.

A14.4 - Parking spaces are allocated near the building entry for employees working after hours.

A14.5 - Enclosed or underground car parks can only be accessed from inside the building or through a security system.

A14.6 - All windows, particular those at street level are secure, without creating a „fortress-like‟ appearance (i.e. avoid solid roller shutters).

Not Applicable – No new buildings are proposed and the proposed facility will not be accessible to the public.

S15 - Lighting is provided which: A15 - No specific solution. Not Applicable – As the site will not be

xxx


(i) increases safety and security in and around the premises;

(ii) considers vegetation, in both its existing and mature forms, or other elements that may have the potential to block out light;

(iii) illuminates inset spaces, access/egress routes car parking areas and signage; and

(iv) supports visibility for pedestrians, as well as road users.

Note: Council will refer to the following as guidance in assessment of compliance:

Security lighting is consistent with Australian Standard S 4282 (1997) (The Control of Obtrusive Effects of Outdoor Lighting.

Lighting of pedestrian and bicycle movement routes, public spaces and outdoor signage in public spaces is to the minimum Australian Standard of AS1158 (Public Lighting Code).

accessible to the public, no additional lighting is proposed.

Constructed Lakes


S1 - Natural design concepts are a primary consideration for a constructed lake.

A1 - No solution specified. Not Applicable - The proposal does not include a constructed lake.

S2 - Constructed lakes are designed to be: (i) consistent with the area‟s social

and recreational masterplans; (ii) sustainable; (iii) appropriately managed; and (iv) have minimal adverse impacts on

surrounding environments.

A2.1 - Lake depth is ≤3 m. A2.2 - The design of a constructed lake complies with the Engineering Design Guideline Planning Scheme Policy.

Not Applicable - The proposal does not include a constructed lake.

S3 - Constructed lakes are to operate under a financially sustainable management regime.

A3 - Lakes are provided under private ownership.

Not Applicable - The proposal does not include a constructed lake.

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Appendix D – Pre-Development Application Community Consultation Newsletter

Environmental EME report (v10.3) (2007 ARPANSA Format) Produced with RF-Map2 2.0 (Build 0.294)

Summary of Estimated RF EME Levels around the Proposed Mobile Phone Base Station at 323 Bridge Rd, West Mackay QLD 4740

Introduction: Date 2/12/2011 NSA Site No (4740040)

This report summarises the estimated maximum cumulative radiofrequency (RF) electromagnetic energy (EME) levels at ground level emitted from the existing Mobile Phone Base Station antennas at 323 Bridge Rd West Mackay QLD 4740 .

Maximum EME levels are estimated in 360° circular bands out to 500m from the base station. The procedures for making the estimates have been developed by the Australian Radiation Protection And Nuclear Safety Agency (ARPANSA)1. These are documented in the ARPANSA Technical Report; “Radio Frequency EME Exposure Levels - Prediction Methodologies” which is available at http://www.arpansa.gov.au

EME Health Standard ARPANSA, an Australian Government agency in the Health and Ageing portfolio has established a Radiation Protection Standard2 specifying limits for continuous exposure of the general public to RF transmissions at frequencies used by mobile phone base stations. Further information can be gained from the ARPANSA web site. The Australian Communications and Media Authority (ACMA)3 mandates exposure limits for continuous exposure of the general public to RF EME from mobile phone base stations. Further information can be found at the ACMA website http://emr.acma.gov.au

Existing Site Radio Systems There are currently no existing radio systems for this site.

Proposed Site Radio Systems

Telstra / WCDMA850 (proposed)

Telstra / WCDMA2100 (proposed)

Table of Predicted EME Levels – Proposed

Distance from the antennas at 323 Bridge Rd

in 360° circular bands

Maximum Cumulative EME Level – All carriers at this site (% of ARPANSA exposure limits2)

Public exposure limit = 100% 0m to 50m

50m to 100m

100m to 200m

200m to 300m

300m to 400m

400m to 500m

0.018% 0.49% 0.65% 0.28% 0.13% 0.073%

Maximum EME level

116.41 m, from the antennas at 323 Bridge Rd

0.65%

Note: Estimation for the maximum level of RF EME at 1.5m above the ground from the existing and proposed antennas assuming level ground. The estimated levels have been calculated on the maximum mobile phone call capacity anticipated for this site. This estimation does not include possible radio signal attenuation due to buildings and the general environment. The actual EME levels will generally be significantly less than predicted due to path losses and the base station automatically minimising transmitter power to only serve established phone calls5. Where applicable, particular locations of interest in the area surrounding the base station, including topographical variations, are

assessed in Appendix A “Other areas of Interest” table on the last page.

Summary – Proposed Radio Systems

RF EME levels have been estimated from the existing and proposed antennas at 323 Bridge Rd West Mackay QLD 4740 . The maximum cumulative EME level at 1.5 m above ground level is estimated to be 0.65 % of the ARPANSA public exposure limits.

Issued by: Telstra, Data reference file – West Mackay QLD 4740 - 20111202162549


Reference Notes: 1. The Australian Radiation Protection and Nuclear Safety Agency (ARPANSA) is a Federal Government agency incorporated under

the Health and Ageing portfolio. ARPANSA is charged with responsibility for protecting the health and safety of people, and the environment, from the harmful effects of radiation (ionising and non-ionising).

2. Australian Radiation Protection and Nuclear Safety Agency (ARPANSA), 2002, ‘Radiation Protection Standard: Maximum Exposure

Levels to Radiofrequency Fields — 3 kHz to 300 GHz’, Radiation Protection Series Publication No. 3, ARPANSA, Yallambie Australia. [Printed version: ISBN 0-642-79400-6 ISSN 1445-9760] [Web version: ISBN 0-642-79402-2 ISSN 1445-9760]

3. The Australian Communications and Media Authority (ACMA) is responsible for the regulation of broadcasting, radiocommunications, telecommunications and online content. Information on EME is available at http://emr.acma.gov.au/

4. The EME predictions in this report assume a near worst-case scenario including:

- base station transmitters operating at maximum power (no automatic power reduction) - simultaneous telephone calls on all channels - an unobstructed line of sight view to the antennas.

In practice a worst-case scenario is rarely the case. There are often trees and buildings in the immediate vicinity, and cellular networks automatically adjust transmit power to suit the actual telephone traffic. The level of EME may also be affected where significant landscape features are present and predicted EME levels might not be the absolute maximum at all locations.

5. Further explanation of this report may be found in “Understanding the ARPANSA Environmental EME Report” and other documents

on the ARPANSA web site, http://www.arpansa.gov.au


Appendix A

Table of Other Areas of Interest

Additional Locations

Height / Scan

relative to location ground level

Maximum Cumulative EME Level All Carriers at this site

(% of ARPANSA exposure limits2)

Public exposure limit = 100% ABC West Mackay and Babyworld

Francis of Assisi Home (Aged Care Facility) Mackay West Preschool West Mackay State School West Mackay State School Mackay West Primary School

0m to 3m 0m to 3m 0m to 3m 0m to 3m 0m to 3m 0m to 3m

0.097% 0.16% 0.021% 0.09% 0.061% 0.0048%

Note: Estimation for the maximum EME levels at selected areas of interest over a height range relative to the specific ground level at the area of interest. This table includes any existing and proposed radio systems.

Estimation Notes / Assumptions – Other Areas of Interest Variable ground topography has been included in the assessment of the “Other Areas of Interest” as per ARPANSA methodology Insert other data / notes as required

ProPosed TelecommunicaTions FaciliTy aT

323 Bridge road, West mackay Qld development Proposal

Telstra is writing to you to inform you of a proposed telecommunications facility at the newly approved local shopping centre at 323 Bridge road, West mackay (“Proposed Facility”).

The Proposed Facility will be located at 323 Bridge road, West mackay, directly at the rear of the newly approved local shopping centre complex, and will comprise the following:

a 25m high monopole; z

up to 6 panel antennas attached to the top of z

the pole via a headframe (26.3m to the top of the antennas)

electronic equipment located at the base of the z

facility;

access to the site through proposed access z

arrangement; and

underground conduits for cables. z

The location of the Proposed Facility has been chosen as:

the facility will be installed in conjunction with z

construction of the newly developing local shopping centre

the site is ideally located within the centre of z

West mackay, which will ensure that the coverage objectives for the facility are met; and

the site represents one of the only potential sites z

for which acquisition is not a problem, ensuring continued mobile and wireless broadband services for the West mackay area.

a development application for the proposal will be lodged with the mackay regional council for assessment shortly. However, Telstra recognises that open and transparent information sharing about the project is in the community’s interest. This pamphlet represents Telstra’s consultation and has been prepared to make sure local residents have information about the proposal and the opportunitiy to provide feedback.

Where can i find further information about radiofrequency eme?

independent expert advice about radiofrequency eme is available from the following public health and regulatory agencies:

commonwealth department of Health (arPansa)www.arpansa.gov.au

emF explained series

www.emfexplained.info

australian communications and media authority (acma)

http://www.acma.gov.au/acmainTer.131456:sTandard:634404187:pc=Pc_1746

you are also welcome to contact Telstra directly for further information about radiofrequency eme at [email protected].

Further information from Telstra is available at:

http://www.telstra.com.au/abouttelstra/advice/eme/index.cfm

consultation

The proposed development is code assessable under the mackay city Plan 2006 and as such Telstra is not required to undertake public notification in accordance with the sustainable Planning act 2009.

However Telstra has decided to undertake consultation to provide an opportunity for surrounding residents, businesses and community to comment on the proposal and receive further information on any aspects of the facility.

Please direct any queries to the contact details below should you require any further information regarding the proposal, prior to the assessment of the development application

contacts

any further questions in relation to the proposed facility should be directed to stephen Bullock or matthew Brown on (07) 3007 3800, or at the following address.

urbis Pty ltd

GPo Box 3205

BrisBane Qld 4001

Figure 1: location of Proposed site (source: Google maps, 2010)

Figure 2: indicative montage of the Proposed Facility and shopping centre complex

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Why is this Facility required?at West mackay, Telstra is seeking to maintain and improve local mobile network services. many residents wonder why mobile networks carriers chose to locate antennas near residential areas – or at specific locations. To understand this, it is important to understand a little of how a mobile network works.

a mobile communications network is made up of a patchwork of cells, each relying on its own set of antennas. each set of antennas provides coverage to a small local area, or “cell”. When you make a call, your handset will always “talk” to the nearest set of antennas to you – as you move around, the phone will “talk” to different sets of network antennas, which ever is the closest, or the least congested.

if you have ever experienced a call drop out – or been unable to make a call – that’s because you’ve gone into an area of the network that experiences poor or unreliable service. There are three main factors that cause poor service.

Firstly, you may be too far away from antennas to pick up a phone signal – or there may be objects blocking the signal from the nearest antennas – such as hills, large buildings or even trees. secondly, the facility is already congested with calls. This is referred to as network capacity. insufficient capacity in areas of high call demand can cause poor service. Thirdly, the depth of coverage – or the ability to make calls inside buildings, may be insufficient in some local areas.

in order to provide reliable, continuous network coverage, we need to install many low-powered antennas across the community to pick up phone signals.

Telstra has thoroughly canvassed the West mackay area in search of an appropriate and available site for new telecommunications antennas to provide improved coverage to the local area. The existing Telstra facility servicing the area is located south of the study area. This facility is at capacity and will not provide adequate service to the town, and we believe that this proposal will have the least overall environmental impact on the community at mackay West: 323 Bridge road, West mackay (new local shopping centre development).

Telstra always endeavours to locate antennas in industrial or built-up commercial areas wherever possible, however sometimes it is not possible to avoid residential areas. We do not pursue sites in residential areas without consideration of possible alternatives.

nevertheless, it is common for antennas to be located on the rooftops of commercial buildings, clubs, apartment buildings, hospitals, industrial buildings, sports complexes, and on existing infrastructure such as light poles, high voltage electricity towers and telecommunications poles or towers.

What is emF?

emF is short for electromagnetic fields or sometimes known as electromagnetic radiation (emr) or electromagnetic energy (eme). electromagnetic fields are present everywhere in our environment – the earth, sun and ionosphere are all natural sources of emF.

electric and magnetic (em) fields are part of the spectrum of electromagnetic energy which extends from static electric and magnetic fields, mains power frequencies (50/60Hz) through radiofrequency, infrared, and visible light to X-rays.

electromagnetic fields are also created whenever an electrical appliance is connected to the mains supply, including many in daily use such as refrigerators, hairdryers and computers.

many electrical appliances don’t just create em fields – they rely on them to work. Television and radio, mobile and cordless phones, remote control handsets, baby monitors and the communication systems used by emergency services all communicate using radio Frequency em fields. so do wireless technologies such as WiFi, which is increasingly used by computer networks, to connect to the internet.

radiocommunications in the community The World Health organisation (‘WHo’) has reviewed the background emF levels from wireless systems (such as base stations) and says,

“recent surveys have shown that the rF exposures from base stations range from 0.002% to 2% of the levels of international exposure guidelines, depending on a variety of factors such as the proximity to the antenna and the surrounding environment. This is lower than rF exposures from radio or television broadcast transmitters” (World Health organisation, 2011).

specifically on emF levels in public areas the WHo says,

“recent surveys have indicated that rF exposures from base stations and wireless technologies in publicly accessible areas (including schools and hospitals) are normally thousands of times below international standards” (World Health organisation, 2011).

Base stations and Health mobile phones rely on a network of base stations that send and receive calls and other mobile services such as video calling, wireless broadband and mobile TV. Base stations need to be located close to mobile phone users to provide good quality reception.

The international commission on non-ionizing radiation Protection (icnirP) has issued guidelines on levels of exposure to rF fields, including that from mobile phones and base stations. These guidelines have a large safety margin built into them.

Base stations are typically installed so that the public’s exposure to rF fields typically hundreds, if not thousands of times below the safety guideline level.

in relation to base stations and health, the conclusion from the WHo is;

“considering the very low exposure levels and research results collected to date, there is no convincing scientific evidence that the weak rF signals from base stations and wireless networks cause adverse health effects” (World Health organisation, 2011).

How does the West mackay proposal measure up against the safety limit?The australian radiation Protection and nuclear safety authority (arPansa) has created a report for mobile network carriers like Telstra to demonstrate their compliance with national safety standards. an industry code of conduct requires Telstra to provide this report to council and make it publicly available.

The compliance report is attached for your reference. it is important to understand that the report predicts the maximum signal strength from the proposed facility – assuming that it is handling the maximum number of phone calls possible 24-hours a day.

in reality, the facility, and mobile phone handsets are designed to operate at the lowest possible power. once a call has been established, the base station and handset reduce their power automatically to the lowest level required to maintain a connection. This is known as “adaptive power control”.

The report shows that at ground level, the maximum signal strength at any distance from the proposed telecommunications antennas at mackay central is just 0.65% of the allowable public health and safety limit.

in other words, the maximum power of the proposed facility is less than 0.65% of the power level (or signal strength) that we are permitted to transmit 24-hours a day.

Consultation Plan – Mackay Central

Consultation Plan

Site name: Mackay Central

Site address: 323 Bridge Road, West Mackay QLD 4740

Stakeholder Details Consultation Tool

Owner Mackay Shopping Centre Pty Ltd

(C/- Accumulus Capital)

Peter Marles

PO Box 7059

Holland Park QLD 4121

Copy of Consultation letter, to contain:

- Carrier’s phone contact for development;

- Site information and infrastructure details;

- Design specifications and plan;

- Information explaining EME and contact details for additional information; and

- Likely timeframe for development.

Occupiers Vacant Site Not Applicable

Council Mackay Regional Council

PO Box 41

Mackay QLD 4740

Consultation letter, to contain:






Immediate Residential Neighbours

Newsletter to be sent to the residential properties identified in Attachment A.







Interested and Affected Parties

Local Councillor

Cr Kevin Casey

Mackay Regional Council

Email: [email protected]

Mackay Electorate Member

Hon Tim Mulherin

PO Box 1238







mailto:[email protected]


Stakeholder Details Consultation Tool

Mackay QLD 4740


Member for Dawson

Mr George Christianson

PO Box 1697

Mackay Qld 4740

E-mail: [email protected]

ABC West Mackay and Babyworld

1-3 Brooks Street

West Mackay QLD 4740

Mackay West Preschool

Brooks Street

Mackay QLD 4760

Mackay West Primary School

Principal

PO Box 5235

Mackay Mail Centre QLD 4741


Note: Schools and Child Care Centre will be contacted prior to confirm number of letters and most appropriate contact.





Attachment A

Proposed Site

Consultation Boundary

Proposed Telecommunications Facility at Mackay West · proposed new telecommunications facility at...

Documents

Transcript of Proposed Telecommunications Facility at Mackay West · proposed new telecommunications facility at...