Report for 15 Hay Street Development, Box Hill · Report for 15 Hay Street Development, Box Hill...

Canaan Holdings Pty Ltd

Report for 15 Hay Street Development, Box Hill

Buffer Assessment

June 2012

31/28957/210231 15 Hay Street Development, Box Hill Buffer Assessment

Contents

1. Introduction 1

1.1 Scope of Works 1

2. Project Description and Understanding 2

2.1 Project Description 2

2.2 Surrounding Industries 3

2.3 Complaint History 5

3. Surrounding Industry Operations 10

3.1 SCA Hygiene Australia 10

3.2 Cementaid 10

3.3 K&J Printing 10

3.4 Alexander’s Industrial Laundry 10

3.5 Allan Industries 11

3.6 Burdett Engineering 11

3.7 Maton Guitar Factory 11

3.8 Wheelers Quality Cabinets 11

3.9 Auto Repair Centres 12

4. Relevant Buffer Guidelines 13

4.1 EPA Buffer Guidelines 13

4.2 Default and Recommended Buffers from Surrounding Industries 13

4.3 Application of a Buffer to 15 Hay Street 17

5. Meteorology 18

5.1 Wind Pattern 18

5.2 Pattern of Atmospheric Stability 22

6. Directionally-Dependant Buffer 25

6.1 Directionally-Dependant Buffer for Existing Industries 25

6.2 Updated Appropriate Buffer for Proposed Development at 15

Hay Street 28

7. Conclusions 29

8. Limitations 30


Table Index Table 4-1 Default and Recommended Buffers for Existing

Surrounding Industries 15

Table 6-1 Directional Variation in Buffer using Local Meteorology – Box Hill 2008. 26

Figure Index Figure 2-1 Site Aerial 6

Figure 2-2 Development Plan 7

Figure 2-3 Planning Scheme Map 8

Figure 2-4 Surrounding Industries 9

Figure 4-1 Default EPA Buffers 16

Figure 5-1 Annual Wind Rose for Box Hill 2008 19

Figure 5-2 Seasonal Wind Roses for Box Hill 2008 21

Figure 5-3 Annual Stability Rose for Box Hill 2008 23

Figure 5-4 Seasonal Stability Roses for Box Hill 2008 24

Figure 6-1 Directionally Dependent Buffer 27

1


1. Introduction

Canaan Holdings Pty Ltd (Canaan Holdings) is planning a new residential development at 15 Hay Street

Box Hill South, 15 km east of Melbourne. GHD was engaged by Canaan Holdings to identify any

potential buffer constraints imposed on the subject site as result of odour and/or dust from the existing

industrial/commercial activity on adjacent land and nearby sites.

This buffer assessment will support a planning application to the City of Whitehorse Council. The

development proposal includes a rezoning application from Special Use zoning to Residential 1 Zone,

and a concurrent development application for the site.

The purpose of an amenity buffer is to provide sufficient separation between sensitive land uses (such as

residences) and industries that have the potential to generate emissions of dust and/or odour so that on

the occasion of an upset or malfunction, the disamenity off-site is minimised.

This report has been prepared in consideration of the recommended buffer distances as specified by

EPA Victoria1 (EPA) for a range of industry categories. It should be read in conjunction with the

limitations detailed in Section 8.

1.1 Scope of Works

The assessment comprised the following scope of works:

A review of an earlier air quality assessment2 conducted by SLR global environmental solutions

(SLR)

A site visit to identify and observe the current existing industries within the surrounding area of the

proposed development;

Describe the operations at those nearby industries that attract default buffers that extend close or

onto the subject site and consider the level of management applied to minimise fugitive emissions;

Assess potential future industries that may establish and their requirement for buffers;

Characterise the meteorology at the site by means of wind and stability roses to enable the directions

of good and poor dispersion to be determined;

Assess the appropriate interpolated default buffers for the identified industries;

Use site-representative meteorological data to determine the directional changes to the default

buffers; and

Conclude as to the appropriate buffers and constraints impacting the proposed residential

development at 15 Hay Street, Box Hill South.

1 EPA 1990 Recommended Buffer Distances for Industrial Residual Air Emissions, AQ2/86, Rev. July 1990 2 SLR “ Preliminary Environmental Assessment – Air Quality, 15 hay St development, Box Hill”,Version 1, 23 April 2012.

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2. Project Description and Understanding

2.1 Project Description

2.1.1 Surrounding Land Uses / Environment

The proposed residential development is located at 15 Hay Street, Box Hill South, 15 km east of

Melbourne. An aerial photograph of the site is provided in Figure 2-1.

The land in question is abutted to the west by Residential (R1) zoned land on the west side of Hay St

and to the east and south east by Industrial zoned land between Gardiners Creek and Middleborough

Road. This land is termed the Box Hill South Industrial Precinct. There are several industries established

in this precinct that attract buffer distances.

North of the site land is zoned Public Park and Recreation Zone while to the south of the site the land is

zoned Special Use Zone 2 (currently occupied by the Box Hill golf club).

The proposed development (see Figure 2-2) comprises residential townhouses and apartments along the

western side of the site on high ground on the west flank of the Gardiners creek valley, and comprises

low rise retirement housing along the eastern side, on lower land adjacent to the creek. Currently there

are two building complexes on the site: the Hays International College and the Friendship Table Tennis

Association building at the south west corner of the site. The site is currently zoned Special Use Zone 1

(Hays International College).

At present the concept plan allows a ~60 m wide strip on the eastern margin – currently a vegetated area

along Gardiners Creek (i.e. park and recreation).

Canaan Holdings require an independent assessment of the appropriate buffers from the existing and

potential future industries in the IN1 zone, so that a judgement can be made as to whether the proposed

development concept is constrained by amenity buffers.

For the purpose of this assessment it has been assumed, consistent with the INZ1 zoning, that no future

offensive odour-generating industry would be approved within these zones, and that therefore there will

be no potential for future impact from these land zonings onto the proposed development. A planning

scheme map of the proposed site and the surrounding area showing the pattern of zoning is provided in

Figure 2-3. From this figure GHD notes that land along the eastern and southern boundaries of the site

are prone to inundation from Gardiners Creek. This may pose some constraints on the land independent

of any constraint posed by buffers from surrounding industries.

2.1.2 Nearest Existing Sensitive Land Uses

Sensitive land uses include residential areas, hospitals, schools and other similar uses where people are

present for an extended time period except in the course of their employment or leisure. The nearest

current residentially zoned land is located immediately to the west of Hay Street Box Hill South.

2.1.3 Whitehorse Industrial Strategy (2011)

This strategy provides a framework for employment and business in eight key industrial areas including

the Box Hill South precinct. As such, it gives an indication of Council’s intentions for the future

development of this precinct. Relevant extracts are given below.

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Strategies to facilitate on-going development include:

Direct industrial uses into appropriate locations;

Discourage non-industrial related uses from locating in industrial areas;

Ensure industrial uses within these areas are suitable to protect the amenity of abutting land uses,

particularly if residential;

Provide a buffer between intense industrial activity and residential areas;

Require equitable development contributions to new residential, industrial and commercial uses; and

Developing appropriate zoning, overlay and design guidelines for strategic redevelopment sites,

responding to issues such as appropriate treatments to existing residential areas.

Specifically regarding the Middleborough/Clarice Road area:

The precinct has potential for integrated mixed use developments on large sites consisting of office

suits, office warehouse units and office/factory units of varying sized;

Large sites in this precinct have significant development potential as modern office/industrial parks

with quality building design, internal road networks, landscaping and on-site parking; and

There will be pressure for rezoning land fronting Middleborough Road for alternative uses such as

showrooms, trade supplies and bulky goods retailing as demonstrated by the approval of the office/

showroom development at 249 Middleborough Road. Any further erosion of the precinct in this

manner should be avoided as the precinct is capable of attracting high value added businesses that

can support a modern office/industrial form.

2.2 Surrounding Industries

A site inspection of the proposed development site and the surrounding area was conducted by GHD on

the 14th May 2012. Various existing premises with the potential for odour and dust emissions in an upset

scenario were identified.

As shown in Figure 2-4, there are several existing industrial premises in the immediate vicinity of the

subject site that would have the potential to generate off-site odour and/or dust impact in the event of a

process upset or malfunction. These premises would require a buffer to sensitive land uses to minimise

impact in such an event. In turn these buffers have the potential to constrain the proposed residential

development. The identified premises are listed below with their letter ID in figure 2-4 listed in brackets

and their distance in metres to the nearest portion of the Canaan property boundary (red contour) is also

given:

(A): SCA Hygiene Australia located along Alisa Street ~ 425 m south of the subject site;

(B): Cementaid located at 15 Clarice Road ~ 175 m southeast of the subject site;

(C): K&J Printing located at 3/11 Clarice Road ~220 m southeast of the subject site;

(D): Maton Guitar Factory located at 6 Clarice Road ~260 m southeast of the subject site;

(E): Wheelers Quality Cabinets located at 22-24 Clarice Road ~175 m southeast of the subject site ;

and

(F): Alexander’s Industrial Laundry located at 34 Clarice Road ~170 m east of the subject site.

4


Auto Repair Centres

(G) HCW Automotive located at 27 Clarice Road ~ 120 m southeast of subject site;

(H) Clarice Body Group located at 28 Clarice Road ~ 165 m southeast of the subject site;

(I) Woods Accident Repair Centre located at 30-32 Clarice Road ~ 170 m east of the subject site;

(J) Supaswift Performance Automotive Repairs located at 44 Clarice Road ~230 m east of the

subject site;

(K) Gown Hindhaugh and Auto Repair Centre located at 309-311 Middleborough Road ~ 240 m east

of the subject site, and

(L); Wiltshires Auto Services located at 290 Middleborough Road ~ 210 m east-northeast of the

subject site.

Mechanical Engineering of Metals

(M) Allan Industries located at 9 Clarice Road ~ 305 m south of the subject site; and

(N) Burdett Engineering located at 44 Clarice Road ~ 190 m east of the subject site.

A number of other industries were identified surrounding the proposed site development but are not

anticipated to generate any significant off-site air quality impacts - these include:

Electrical goods retailer;

Genesis Health Club;

Numerous Offices;

Indoor sports complex; and

Bunnings Warehouse.

Former Rhodia Chemicals Site

The former Rhodia site at 313 Middleborough Road has been sold to Momentive Specialty

Chemicals.The process equipment associated with Rhodia’s operations has been demolished, and the

site is currently undergoing an environmental audit (principally in relation to contamination of soil on-site)

with the potential for off-site air quality impacts during this time considered to be minimal and short term.

Any future plans to establish a chemical industry or any other facility will require Momentive Specialty

Chemicals to obtain a permit to operate from Council and a works approval from EPA.

2.2.1 Potential for Future Development

Numerous vacant premises were observed during the GHD site visit, and consistent with the Whitehorse

Industrial Strategy (2011) a number of warehouses have been approved along Clarice Road.

The potential for future industries with the potential to pose air quality constraints on the proposed

residential development is remote, in part because of the residential zoned land to the east and west will

constrain the establishment of any new industry requiring a significant buffer. Industrial 1 Zoning is

normally reserved only for small industrial facilities and warehouse type businesses, and for uses such

as retail, trade supplies and offices. These zones are sometimes sited in order to provide a buffer

between IN2 zoned land (designed to accommodate facilities requiring larger buffers) and residential

areas. In this case however, the IN1 zone is isolated. Also, given that this strip of IN1 land is narrow and

5


the blocks of land remaining are small, generally only small warehouse type industries are likely to

develop in the future.

2.3 Complaint History

GHD is unaware of any odour or dust complaints made to EPA or Council in relation to any of the

surrounding industries. Note that only the former Rhodia operation had a significant history of odour

complaints, but that operation has ceased.

Canaan Holdings Pty Ltd15 Hay Street Development, Box Hill -Buffer Assessment

Site Aerial Figure 2-1G:\31\28957\GIS\Maps\Working

2012. While GHD has taken care to ensure the accuracy of this product, GHD and DATA CUSTODIAN(S), make no representations or warranties about its accuracy, completeness or suitabilityfor any particular purpose. GHD and DATA CUSTODIAN(S) cannot accept liability of any kind (whether in contract, tort or otherwise) for any expenses, losses, damages and/or costs (includingindirect or consequential damage) which are or may be incurred as a result of the product being inaccurate, incomplete or unsuitable in any way and for any reason.

C8/180 Lonsdale St Melbourne VIC 3000 Australia 61 3 8687 8000 61 3 8687 8111 www.ghd.com.auT F W

Map Projection: Universal Transverse MercatorHorizontal Datum: Geocentric Datum of Australia 1994

Grid: Map Grid of Australia, Zone 55

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180 Lonsdale Street Melbourne VIC 3000 Australia T 61 3 8687 8000 F 61 3 8687 8111 E [email protected] W www.ghd.comG:\31\28957\GIS\Maps\Working\Planning Scheme Map.mxd

© 2012. Whilst every care has been taken to prepare this map, GHD (and DATA CUSTODIAN) make no representations or warranties about its accuracy, reliability, completeness or suitability for any particular purpose and cannot accept liability and responsibility of any kind (whether in contract, tort or otherwise) for any expenses, losses, damages and/or costs (including indirect or consequential damage) which are or may be incurred by any party as a result of the map being inaccurate, incomplete or unsuitable in any way and for any reason.

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Canaan Holdings Pty Ltd15 Hay Street, Box HillBuffer Assessment

Figure 2-3

Job NumberRevision A

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16 May 2012

Planning Scheme Mapo Date

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Site Boundary

Zones

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Road – Category 1

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Overlays

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and Places of Worship

HO8 - Pound HouseHO52 - 47-49 Kitchener St. Box Hill

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3. Surrounding Industry Operations

A brief company overview and general manufacturing process is given below for those surrounding

industries with the potential to constrain the residential development at 15 Hay Street Box Hill South. The

following descriptions are based on the SLR Report Air Quality Report prepared for Canaan Holdings2,

GHD’s understanding of the processes of each industry, an examination of the facilities website where

available and a roadside site inspection. GHD did not make direct contact with the management of the

following facilities.

3.1 SCA Hygiene Australia

Tissue Product Manufacturer

SCA Hygiene manufactures tissue paper from semi-processed materials (i.e. pulp received in bales from

a pulp mill which process the logs/ wood chips into pulp by chemical and/ or mechanical means).

Emissions are generated in the paper product manufacturing industry at the manufacturing and

bleaching stage and in energy generation. Kraft chemical pulping and traditional chlorine-based

bleaching are both commonly used, and may generate significant emissions. The power on site is

generated by natural gas combustion.

Common air emissions from paper product manufacturing that can cause disamenity include particulates

and odour.

3.2 Cementaid

Cementaid is a manufacturer of mixtures and surface treatments for concrete. The potential emission to

air during concrete surface treatments such as admixtures, curing and bonding agents, waterproofing

treatments and sealants, grouting and glazing liquids that could cause disamenity is likely to be odour.

3.3 K&J Printing

K&J Printing is a commercial printing company where some amount of heat curing may take place.

Emissions to air such as PM10 and VOCs could occur during the general printing process, the use of

solvent based inks and cleaning solutions to remove excess ink would most likely be controlled and

vented. In the event of a process upset, the off-site impact is likely to be odour.

3.4 Alexander’s Industrial Laundry

Alexander’s Industrial Laundry is a commercial laundry. Although the exact machinery used on site is

unknown, in most modern dry cleaners the machines used for dry cleaning operate in a close looped

process to minimise emissions to air. The process does not vent gas to the atmosphere and recycles the

solvent throughout the cycle. Assuming a closed system the only point of emissions would be machine

loading and unloading. VOC emissions from dry cleaning solvents and lint from the driers are likely to the

emissions of potential concern. From the site inspection all plant equipment and machinery appear to be

located indoors with a potential for odour and lint emissions vented from the building headspace, to have

off-site impact.

11


3.5 Allan Industries

Allan Industries fabricate products in mild steel, stainless steel and aluminium. The workshop would

generally consist of precision machinery such as sheet metal cutting and folding equipment, as well as

metal punching, plasma cutting and spray painting facilities.

Metal Fabricators manufacture a large range of items such as:

Electrical cabinets;

Tanks and vessels;

Fume extraction and ventilation duct work;

Architectural features and handrails;

Pipe work;

Guarding;

Staircases and platforms;

Handrails and balustrades; and

Customised tradesman vehicle canopies and tool boxes.

Emissions generated during steel fabrication process are likely to include metal dust, odour from paint

solvents, and metal fumes from welding. The potential for nuisance dust and odours are normally

controlled by wet scrubbers and fabric filters.

3.6 Burdett Engineering

The SLR report indicates that no fabrication occurs at Burdett Engineering but only balancing services

(i.e. for rotor balancing). Emissions generated during this process are likely to include metal dust and

emissions of VOCs.

3.7 Maton Guitar Factory

Maton Guitar factory specialise in wooden guitar manufacturing which involves wood cutting, carving and

general handling. Potential emissions to air include dust and PM10 and VOCs during painting/lacquering.

The SLR report indicates that spray painting is undertaken inside an enclosed booth, and paint aerosol

emissions would be controlled by a curtain fabric filter. A cyclone is installed on the roof to trap

particulate matter from wood working operations.

3.8 Wheelers Quality Cabinets

Wheelers Quality Cabinets specialise in cabinet manufacturing which involves wood cutting, carving and

general handling. Potential emissions to air include dust and PM10 and VOCs during painting/lacquering.

12


3.9 Auto Repair Centres3

Potential emissions to air would be VOCs from solvent uses, fuel emissions from standing cars such as

diesel and petrol emissions of (VOCs, CO, NOx and SO2) and dust emissions from metal dust generated

from maintenance activities and repairs. Spray painting of vehicles is likely to occur on site, but most of

the repair centres have spray booths with vents and stacks leading to the roof which would treat

emissions via a filter or wet scrubber.

3 (HCW Automotive, Clarice Body Group, Woods Accident Repair Centre, Supaswift Performance Automotive Repairs, Wiltshires

Auto Services and Gown Hindhaugh and Auto Repair Centre)

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4. Relevant Buffer Guidelines

Two classes of buffer /separation distance guidelines are relevant in the context of planning in Victoria.

Where there is an industrial use proposed on a land parcel, then the provisions of Clause 52.104 in the

Particular Provisions of the planning scheme apply. In effect, if the industry is specified in the Table to

the Clause, then the corresponding threshold distance to the nearest Residential Zone, Business 5 Zone,

Capital City Zone or Docklands Zone (the latter three not relevant here) must be met, otherwise a

planning permit must be sought.

In the case of an existing industrial use, for the EPAV1 recommend buffer distances to have effect, it

should be established in the planning scheme by means of an overlay. A buffer distance is a planning

instrument used to provide separation of sensitive land uses (i.e. residential, schools, hospitals) from

existing premises with the potential for off-site emissions (odour or dust) that can cause disamenity in the

event of an upset/malfunction. Under routine operations, odour/dust impact is to be confined on-site so

that an external buffer should not be required. Note that the buffer distance is scribed from the envelope

of emitting sources within the premises not from the perimeter boundary.

In this case, the EPAV recommended buffer distance guidelines apply to existing industries in the vicinity

of the proposed development with respect to the future planning of sensitive land uses.

4.1 EPA Buffer Guidelines

EPA publish1 recommended buffer distances for selected industry categories (EPA Guidelines). Buffer

distances can define zones of land off-site from the industry premises which are constrained from

development for sensitive land uses. Sensitive land uses include residential, hospitals, schools, caravan

parks and other similar uses.

Note that the Buffer Guidelines were reviewed in a position paper in 20025 as part of an EPA review to

develop the successor document to the guidelines, namely the Separation Distance PEM (Protocol for

Environmental Management). A methodology to pro-rate the default buffer for a given premises based on

throughput6 has also been used below for those industry categories where the range of industry size is

large.

4.2 Default and Recommended Buffers from Surrounding Industries

Existing industries located to the east of the development land extend buffers that may compromise

sections of the land. The particular premises potentially attracting buffers are shown in Figure 4-1 and

Table 4-1 are listed below. Each buffer distance is taken from the envelope of potential odour sources as

required by the EPA Guidelines. GHD has also recommended the buffer distances it considers

appropriate for those industries not specifically defined in the EPA guidelines.

Of the 14 existing industrial premises that were identified in the site visit as attracting a buffer, none had

the potential to cause constraint to the potential residential land development site at 15 Hay Street Box

4 Victorian Planning Provisions, Clause 52.10 “Uses with Adverse Amenity Potential” 5 Egis 2002 “Review of recommended Separation Distances for Industrial residual Emissions” report to EPA 30 Sept. 2002 6 Clarey P, Pollock T “Integrating Separation Distances with Dispersion Modelling” Enviro 04, 28 March – 1 April 2004, Darling

Harbour, Sydney.

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Hill South. The identified industries either attract a default buffer that does not extend to the

development, or do not attract a buffer in the EPA guideline. Each industry is considered below.

SCA Hygiene Australia

The EPA guidelines recommend a separation distance of 100 m for ‘Paper or paper pulp from semi-

processed materials‘. It is noted that SCA Hygiene Australia operates under an EPA licence and is

required to meet certain licence conditions in relation to emissions to air.

Cementaid

Cementaid is a small cement treatment product manufacturer. The EPA does not specify a buffer

distance for cement surface treatment. A maximum buffer of 100 m is recommended by GHD to be used

for this premises.

K&J Printing

K&J Printing is a small printing company. The only relevant category in the EPA guidelines is Paint and

inks – blending and mixing only’, requiring a buffer of 300 m. However these distances are likely to refer

to large scale printing and painting processing. Note that this buffer can be reduced further on the basis

of obtaining site operational information as the upset/malfunction potential for printing are low to

negligible. GHD recommends a more realistic buffer of 100 m or less for such a small printing site.

Alexander’s Industrial Laundry

The relevant category in the EPA guidelines is ‘Industrial dry cleaners’ which requires a buffer distance of

100 m.

Allan Industries - Metal Fabrications

Allan Industries is a small to medium metal fabricator. The most relevant category in the EPA guidelines

is “Structural or sheet metal products” under ‘fabricated metal products’ which requires a buffer distance

of 500 m. This 500 m buffer is for a large sheet metal manufacturer with a total production rate of up to

1,000,000 tonnes per annum (tpa). It is more than likely that Allan Industries is well under this production

rate which would allow for a reduction in the buffer size based on annual throughput. Communication7

with the general manager, Jim Allan established that their annual throughput was less than 50,000 tpa

and the pro-rating6 methodology then gives an interpolated buffer distance Db as calculated below:

50,000

1,000,000

.

x500 100m

Burdett Engineering

Burdett Engineering is a small balancing service provider. The EPA guidelines do not specify a

separation distance for this industry type.

Maton Guitar factory

Maton Guitar factory specialise in wooden guitar manufacturing. The most relevant category in the EPA

guidelines is “Joineries” which requires a buffer distance of 100 m.

7 Pers. Comm. T.Pollock to J. Allan on 1 June 2012

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Wheelers Quality Cabinets

Wheelers Quality Cabinets specialise in cabinet manufacturing. The most relevant category in the EPA

guidelines is “Joineries” which requires a buffer distance of 100 m.

Auto Repair Centres

The EPA guidelines do not specify a separation distance for this industry type. However the Egis review

recommended a buffer of 100 m for panel beating, and this would be appropriate for these premises. As

all of the identified auto repair centres are located greater than 100 m from the proposed residential

development there will be no constraint posed by these auto centres on the land at 15 Hay Street Box

Hill South.

Applying the GHD recommend buffers from Table 4-1 in Figure 4-1 it can be seen that none of the

identified industries extend a buffer to encroach on the proposed residential site. The closest buffer is

from Alexander’s Industrial Laundry located to the east.

Table 4-1 Default and Recommended Buffers for Existing Surrounding Industries

Industry Class Company EPA Default Buffer (m)

GHD Recommended Buffer Distance (m)

Paper from Semi-

processed materials SCA Hygiene 100 100

Laundry Alexanders Industrial

laundry 100 100

Joinery

Maton Guitar

100

100

Wheelers Quality

cabinets 100

Metal Fabricator Allans Industries

< 500 1003

Burdett Engineering nil

Paints and Inks K & J Printing

< 300 1003

Cementaid 100

Auto repair Various2 - 1001

1. Recommended addition under ‘Panel beaters’ – Egis 2002

2. Five of (HCW Automotive, Clarice Body Group, Woods Accident Repair Centre, Supaswift Performance

Automotive Repairs, Wiltshires Auto Services and Gown Hindhaugh and Auto Repair Centre)

3. Pro-rated on throughput









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4.3 Application of a Buffer to 15 Hay Street

4.3.1 Available Buffer for the Site

In general a buffer is scribed from the envelope of potential odour or dust sources and this is indicated in

Figure 4-1. The proposed development is abutted to the east by Industrial (IN1) zoned land on which

numerous existing industries operate that attract a buffer distance. The current available separation for

the proposed residential land comprises the vegetation strip along Gardiners Creek on the eastern site

boundary (~60 m). Hence there is adequate provision to separate the proposed residential component

from all existing industries, assuming the buffers recommended by GHD apply. There are no other

constraints on the proposed residential land from the north, west or south.

As explained in section 2.2.1 the potential for future industries with the potential to pose air quality

constraints on the proposed residential development is remote, in part because of the residential zoned

land to the east and west will constrain any industry requiring a significant buffer. Also Industrial 1 Zoning

is normally reserved only for small industrial facilities and warehouse type businesses for uses such as

retail, trade supplies and offices (buffers < 300 m) in order to provide a buffer between larger IN2

facilities to residential areas.

In assessing the internal buffer needed for the proposed residential development to provide amenity

protection from the existing surrounding industries, the previous performance of all the industries is

relevant. Excepting the former Rhodia operation, GHD is unaware of any recorded odour or dust

complaints to EPA or to Council for all of the surrounding industries within the Middleborough/Clarice

Road area.

18


5. Meteorology

5.1 Wind Pattern

Local wind climate largely determines the pattern of off-site odour and dust impact. The characterisation

of local wind patterns requires accurate site-representative hourly recordings of wind direction and speed

over a period of at least a year.

In 1995, EPAV installed an AQMS (Air Quality Monitoring Station) located at Box Hill, located on the west

flank of Gardiners Creek Valley just 2 km north of the proposed development site at 15 Hay Street Box

Hill South. The anemometer wind speed sensor was a wind vane and rotating cup type, but was replaced

with an acoustic anemometer in 2000. The earlier analysis conducted by Egis8 provided wind rose data

for the site based on a 12 month dataset for 1995. However, the acoustic sensor is more accurate at low

wind speeds, so a post 2000 dataset was sought. A 12-month dataset from the Box Hill EPAV AWS for

the twelve month period January 2008 – December 2008 has been validated and processed by EPA.

and this dataset was used in this exercise.

The effect of wind on dispersion patterns can be examined using the general wind climate and

atmospheric stability class distributions. The general wind climate at a site is most readily displayed by

means of wind rose plots, giving the incidence of winds from different directions for various wind speed

ranges.

The features of particular interest in this assessment are: (i) the prevailing wind directions and (ii) the

relative incidence of more stable light wind conditions.

Annual Pattern in Wind

The average wind rose for the entire data period is shown in Figure 5-1 and shows the following features:

The predominant annual average wind directions are from the north and north-northeast comprising

of 25% of incident winds, and south-southwest comprising of 20% of incident winds;

The most frequent winds are on a north-south axis, reflecting the Gardiners Creek Valley axis,

which aligns to north-northeast/south-southwest;

When winds are light and atmospheric conditions are stable, the near-surface air flows are guided

by the valley sides;

The incidence of westerly component winds (~4%) is substantially higher than easterlies occurring

<1 % of the time;

The annual average wind speed measured was 2.3 m/s, and

The observed wind speed distribution indicates that the largest proportion of high wind speeds (> 6

m/s) are from the north, while the largest proportion of light winds (<2 m/s) are from the NNE

8 Egis 2002 “proposed Buffer Distance to Apply between Rhodia Site and Former St Leo’s College” report to Becton and Rhodia

PPMC, Vp8683, March 2002.

31/2895

Figur

Seas

The s

D

d

n

D

th

to

is

S

a

T

57/210231

re 5-1 Ann

sonal variati

seasonal win

During winter

rainage flow

orth. They co

During summ

he late aftern

o the south o

s now southe

Spring and au

re observed

The seasonal

15 Hay Street DBuffer Assessme

ual Wind Ro

on in Wind

nd roses in F

, northerly w

ws towards Po

omprise 48%

er the influen

noon and eve

of this locatio

erly, and, inc

utumn are tra

as well as a

l incidence o

evelopment, Boxent

ose for Box

Pattern

igure 5-2 be

winds are the

ort Phillip Ba

% of incident

nce of the se

ening from th

n during the

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ansitional pe

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f high winds

x Hill

Hill 2008

low show tha

most domin

ay from the h

winds (inclu

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he coast com

warmest mo

and SSE win

riods. Durin

n the frequen

(>6 m/s) is g

at:

ant due to pr

ills and mou

ding NNW a

evident as a

mbined with t

onths of the y

nds, compris

g these mon

ncy of synop

greatest in w

re-frontal nor

ntains from t

nd NNE);

result of sea

he synoptic s

year. The pr

ses of 47% o

nths both sum

tic westerlies

winter, and low

rtherlies and

the surround

a breezes ex

sub-tropical

redominant w

of total summ

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s;

west in summ

cool air

ding land in th

xperienced in

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mer winds;

nter patterns

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19

he

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ing

n

s

20


The incidence of light (<2 m/s) winds is greatest in autumn, followed by winter and least in summer;

As with the annual wind rose, there is a lack of easterly winds in all seasons although winds south of

east can occur in summer, and

The direction and high proportion of light winds in autumn is a mixture between north and northeast.

These drainage flows are likely to be associated with high stability, and can be expected to define the

directions of poorest dispersion.

31/2895

Figur

Summ

Winte

57/210231

re 5-2 Seas

mer (average

er (average s


sonal Wind

e speed = 2.

speed = 2.26

evelopment, Boxent

Roses for B

53 m/s)

6 m/s)

x Hill

Box Hill 20088

Autumn

Spring (

(average sp

average spe

peed = 1.92 m

eed = 2.60 m

m/s)

m/s)

21

22


5.2 Pattern of Atmospheric Stability

In the Pasquill/Gifford atmospheric stability scheme, stability is classified into six classes A through F.

A, B and C stability classes represent strongly, moderately and slightly unstable atmospheres

respectively. Under unstable conditions dispersion of emissions from near-ground sources is good

due to convectively vertical turbulent mixing. The stability category D denotes neutral atmospheric

conditions (strong winds in moderate temperatures or lighter winds on overcast to partly cloudy days).

Categories E and F denote slightly and moderately stable atmospheres when dispersion is poorest, as

vertical mixing of air is suppressed. Stable atmospheric conditions occur in the absence of strong

gradient winds, and mostly on nights with clear skies. They are often associated with ground-based

radiation forced temperature inversions, sometimes with fog, mist or frost.

Neutral stability (D class) conditions occur most frequently and along with the prevailing wind direction

can indicate the most common direction for potential impact. Under night-time E and F class conditions,

emissions from ground based sources; result in a downwind plume that is detectable to a greater

distance than during the day.

Annual Average Directional Pattern in Atmospheric Stability

Figure 5-3 shows the stability rose for the entire data period. Noting that a neutral atmosphere (D) is

normally the dominant stability state of the atmosphere, at Box Hill D class conditions occur at 33.6%

incidence while the A, B and C class contribute unstable atmospheres 34.3% of the time and the stable E

and F conditions occur at a 32.1% incidence. Figure 5-4 shows that the majority of stable winds are from

the north, northeast (~20%) and south-southwest (~9%). In other words, as expected, the down-valley

cool air drainage flow is the dominant stable flow direction. The occasional up-valley stable flow in lower

sections of Gardiners Creek was noted during dispersion investigations for the SE Freeway, and was

ascribed to the effect of the stronger Yarra valley drainage flow at the confluence of the valleys ‘pushing’

and temporarily reversing the drainage flow in Gardiners Creek.

31/2895

Figur

Seas

Figur

In

so

In

In

In

57/210231

re 5-3 Ann

sonal Variat

re 5-4 shows

n summer, th

outhwest- th

n winter, stab

n autumn, sta

n spring, stab


ual Stability

tion in Atmo

s the following

he peak occu

is would refle

ble winds pre

able winds p

ble winds pre

evelopment, Boxent

y Rose for B

ospheric Sta

g seasonal v

urrence of sta

ect the incide

edominate fro

redominate f

edominate fro

x Hill

Box Hill 2008

ability

variation tren

able winds is

ence of the l

om the north

from the nor

om the north

8

nds in atmosp

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ate afternoo

h, north-north

th and northe

heast and so

pheric stabilit

outh, south-so

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hwest and no

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uth-southwe

STACLA

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outheast and

e;

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ABILITY ASS

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23

31/2895

Figur

57/210231

re 5-4 Seas


sonal Stabil

Summe

Winte

evelopment, Boxent

ity Roses fo

er

r

x Hill

or Box Hill 22008

Autumn

Spring

24

25


6. Directionally-Dependant Buffer

6.1 Directionally-Dependant Buffer for Existing Industries

Where site-representative meteorological data is available the directions of good and poor dispersion can

be identified as shown in Section 5. Further, if the 12 month dataset is configured to the approved

dispersion model Ausplume format (deriving atmospheric stability category and mixing height), then

dispersion modelling can be conducted using a nominal source emission rate (odour or dust) to

determine the directional change in extent from a default value of 100 m. The methodology to determine

the so-called directional buffer was developed by GHD and was presented at conference in 20046.

This was performed for the proposed facility using the 2008 Box Hill EPA meteorological dataset, and

adopting a nominal 10 m x 10 m area source with a nominal emission rate. The 99.5% contour that gave

the same enclosed area as a 100 m radius circle (i.e. 31,416 m2) was selected. The angular change in

buffer distance is given as a function of direction Θ in Table 6-1.

From Table 6-1 it is seen that the extent of the contour is significantly greater than 100 m in the down-

valley direction – out to 180 m. Similarly, the extent of the contour in the up-valley direction is slightly less

than 100 m, down to 90 m. In the cross-valley directions, the contraction is most marked to the west-

northwest, with a reduction to 46 m, while to the east, the reduction is less marked at 68 m.

The contour effectively gives the departure from the fixed 100 m radius that would be required if an equal

protection from disamenity was to be given in the event of an upset/malfunction.

The information in Table 6-1 has been used to form the directional buffer from the default 100 m buffer

for those industries cited in Table 4-1.

As seen in Figure 6-1 the 100 m directional buffers are contained within the radial default buffers in the

north, east and west directions, and with a large extension above the default 100 m (~80 m) to the

southwest (i.e. down-valley) away from the proposed development site.

Note that these directional buffer contours represent the smoothed maximum area required and may be

slightly larger in area than the default buffers.

26


Table 6-1 Directional Variation in Buffer using Local Meteorology – Box Hill 2008.

Direction

Sector deg.

Range

m

% of mean

range

Direction

Sector deg.

Range

m

% of mean

range

N 0 90 90 S 180 131 131

NNE 22.5 89 89 SSW 202.5 159 159

NE 45 91 91 SW 225 180 180

ENE 67.5 84 84 WSW 247.5 104 104

E 90 84 84 W 270 57 57

ESE 112.5 68 68 WNW 292.5 46 46

SE 135 68 68 NW 315 65 65

SSE 157.5 89 89 NNW 337.5 96 96









Directional Buffers Figure 6-1G:\31\28957\GIS\Maps\Working





[email protected]

Job NumberRevision

Date

31/28957B05/06/12

metres

1:5,000

o(at A4)


LEGEND

0 50 100 150

Site Boundary

Envelope of PotentialSources

Directional Buffers

28


6.2 Updated Appropriate Buffer for Proposed Development at 15 Hay Street

Taking the recommended directional buffers into account from Figure 6-1 it can be seen that they have

resulted in a reduced impact to the proposed residential site, compared to the default buffers

recommended in Table 4-1.

Thus the proposed development plan at 15 Hay Street (which allows for a thin strip of conservation land

along Gardeners Creek to the proposed residential housing) has a sufficient separation of greater than

70 m from the directional buffers posed by the existing industries to the east and south.

In Figure 6-1 it can be seen that this clearance is significantly greater than that of existing residences to

the south on Beaver St, and existing residences to the east on the east side of Middleborough Rd.

29


7. Conclusions

The following conclusions should be read in conjunction with the limitations detailed in Section 8.

The proposed residential development is not constrained for sensitive land use when appropriate

buffer distances are applied to the existing industries in the Industrial zoned area to the east and

south of the site;

For existing industries the appropriate buffers should be scribed from the envelope of potential

emitting sources. Allowance can be made for plausible future expansions when defining the

envelope;

Given the Whitehorse Industrial Strategy goals, it is unlikely that future industries requiring significant

(i.e. > 100 m) would be allowed to establish in the north end of the Box Hill South Industrial Precinct;

Local meteorology can be used to determine directional buffers so as to ensure the degree of

protection from disamenity in the event of a process upset is independent of the direction from the

industrial site;

The correction to take account of local meteorology is a small reduction towards the north and west

(in the directions of the proposed site), while there is a large increase beyond the default buffer to the

south-southwest, away from the development, and

The proposed development plan provides significant separation of greater than 70 m between the

residential components and the buffers posed by existing industries.

The separation of the proposed development plan to industry directional buffers is greater than that

available to existing residences in Beaver St and on Middleborough Rd.

30


8. Limitations

This Report has been prepared by GHD for Canaan Holdings Pty Ltd and may only be used and relied

on by Canaan Holdings Pty Ltd for the purpose agreed between GHD and Canaan Holdings Pty Ltd.

GHD otherwise disclaims responsibility to any person or entity other than Canaan Holdings Pty Ltd

arising in connection with this Report. GHD also excludes implied warranties and conditions, to the

extent legally permissible.

The services undertaken by GHD in connection with preparing this Report were limited to those

specifically detailed in the Report and are subject to the scope limitations set out in the Report.

The description of operations at all identified neighbouring industries has been based on their respective

websites where available, site inspection conducted by GHD and use of the descriptions given in the

SLR report conducted for Canaan Holdings Pty Ltd. GHD does not guarantee the accuracy of this

information.

The opinions, conclusions and any recommendations in this Report are based on conditions encountered

and information reviewed at the date of preparation of the Report. GHD has no responsibility or

obligation to update this Report to account for events or changes occurring subsequent to the date that

the Report was prepared.

The opinions, conclusions and any recommendations in this Report are based on assumptions made by

GHD described in this Report. GHD disclaims liability arising from any of the assumptions being

incorrect.

GHD has prepared this Report on the basis of information provided by Canaan Holdings Pty Ltd, which

GHD has not independently verified or checked beyond the agreed scope of work. GHD does not accept

liability in connection with such unverified information, including errors and omissions in the Report which

were caused by errors or omissions in that information.


GHD

180 Lonsdale Street

Melbourne, Victoria 3000

T: (03) 8687 8000 F: (03) 8687 8111 E: [email protected]

© GHD 2012

This document is and shall remain the property of GHD. The document may only be used for the purpose

for which it was commissioned and in accordance with the Terms of Engagement for the commission.

Unauthorised use of this document in any form whatsoever is prohibited.

Document Status

Rev No.

Author Reviewer Approved for Issue

Name Signature Name Signature Date

0 M.Asimakis

T. Pollock

T. Pollock

M. Koller

05/06/12

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