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SHIRE OF WEST ARTHUR
Development ApplicationGrain Storage Facility
Lots 491, 1055 and 13543Coaldfields Road,
West Arthur
14274P December 2014
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Development Application For
Bunge Agribusiness Australia Pty Ltd December 2014
Author: A.Rose, G Barbour
Issue Purpose Date
a. Client review 18/12/14
TME Town Planning Management Engineering Pty Ltd
Perth Unit 15E Plaza 817 817 Beeliar Drive Cockburn Central WA 6164 Phone: (08) 9417 7079 Bunbury Level 1, Unit 5 53 Victoria Street Bunbury WA 6230 Phone: (08) 9791 4411
Margaret River Unit 1 / 34 Station Road Margaret River WA 6285 Phone: (08) 9757 3256 Great Southern PO Box 114 Woodanilling WA 6316 Phone: (08) 9823 1009
www.tme.net.au
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CONTENTS
1.0 SITE ................................................................................................................. 3
1.1 Title ........................................................................................................... 3
1.2 Site Description ........................................................................................ 3
2.0 LOCATION AND CONTEXT ............................................................................... 4
3.0 PROPOSAL ....................................................................................................... 4
3.1 Access and Traffic Management ............................................................. 5
3.2 Servicing .................................................................................................. 5
3.2.1 Roads .............................................................................................. 5
3.2.2 Water .............................................................................................. 5
3.2.3 Power ............................................................................................. 5
3.2.4 Effluent Disposal ............................................................................. 6
3.2.5 Drainage ......................................................................................... 6
3.3 Geotechnical Investigations ..................................................................... 6
4.0 PLANNING FRAMEWORK ................................................................................... 7
4.1 Shire of West Arthur Local Planning Scheme No.2 .................................. 7
5.0 JUSTIFICATION ................................................................................................... 8
APPENDICES
Appendix 1 Certificate of Title
Appendix 2 Geotechnical Investigation
Appendix 3 Traffic Impact Statement
Appendix 4 Building Plans
Appendix 5 Environmental Report
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1.0 SITE
1.1 Title The land is in the ownership of Oakover Farm Pty Ltd, and consists of three different titles, more accurately described as:
Lot 491 Coalfields Road, Arthur River
Lot 1055 Coalfields Road, Arthur River
Lot 13543 Coalfields Road, Arthur River A copy of the Certificates of Title is attached as Appendix One. The location is shown in Figure 1 – Location Plan. An unmade road reserve runs through the proposed site in a north – south direction. It is proposed that this road reserve will be closed and will be subject to a separate application. The area subject to this application is identified in Figure 2– Development Plan and will be referred to as ‘the subject site’ throughout this report. It is intended that the subject site will be subdivided from the existing titles to enable the facility to stand on its own title.
1.2 Site Description The site is characterised by the following:
Located on the northern side of Coalfields Road
There are four dams located within the 3 land parcels, the subject development is not intended to impact on any of these
A creak runs along the east and north sides of the subject land, and is not proposed to be impacted on by the proposed development
The site falls generally towards the north east and is considered to have a gently topography
The subject site is predominantly cleared of remnant vegetation, there is a scattering of trees along the western portion of the subject site (eastern edge of Lot 13543)
The properties are currently used for farming practices, particularly cropping
The property enjoys frontage to Coalfields Road
COALFIELDSROAD
AL
BA
NY
HIG
HW
AY
BO
YUP B
RO
OK-A
RTH
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OA
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ARTHURROAD
AR
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AREAS, CONTOURS AND DIMENSIONS SHOWN ARE SUBJECT TO SURVEY.
THIS PLAN HAS BEEN PREPARED FOR PLANNING PURPOSES.
LOCATION PLAN
SUBJECT LAND
FIGURE 1
N
14274P-FI-01
TME Town Planning Management Engineering Pty Ltd (08) 9791 4411 www.tme.net.au
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2.0 LOCATION AND CONTEXT The site is located on Coalfields Road, approximately 1.2 kilometres west of the Albany Highway intersection as shown on Figure 1. The site is well located in a major grain growing region and well connected on major roads. The site will serve local farmers and enable them to deposit their grains at the facility rather than drive directly to the Bunge Port Facility in the City of Bunbury.
3.0 PROPOSAL The application is for the establishment of a Grain Storage Facility and ancillary office accommodation within the identified portion of the subject land. The facility will be used by Bunge Grain Services (Bunbury) Pty Ltd as a temporary storage facility of their grain production prior to its delivery to the Bunbury Port for exportation. The establishment of these grain storage bunkers, office building and internal road infrastructure is considered to be the first stage, with the expansion of additional grain bunkers proposed in the following years (as identified on Figure 2 Development Plan). The proposal includes:
Establishment of a small, transportable administration building
4 x 30,000 tonne bunker storage pads, with 4 additional proposed for future storage
Car parking facility
Weighbridge and associated hut
Access onto Coalfields Road, by way single accessway located in accordance with MRWA requirements.
In order to develop the site, some clearing of vegetation within the western portion will be required. An environmental survey has been undertaken and is included as Appendix 5. The survey found that the vegetation is of low quality with little environmental significance. A clearing permit will be applied for from the DER as a separate process to this development application. It is anticipated that the typical span of hours would be from 6am to 4pm, however it is likely that there will be a need to extend this time span in peak harvest and shipping periods.
501
IL271.327
IL271.630
IL267.745
IL267.594
Lot 491
Road
Catchment
Creek
375 RC Drainage Pipe
375 RC Drainage Pipe
Peg 9016 RL 259.67
Spike 9013 RL 267.22
ROAD RESERVE
LOT 1055
LOT 338
CREEK
DAM
PEG 9017 RL 257.99
LOT 173A
STAGING/MARSHALLING
AMENITIES
OFFICE &
SITE
PARKING
CAR
40,000 TONNE BUNKER STORAGE
pad long. slope 1:100 nominal
40,000 TONNE BUNKER STORAGE
40,000 TONNE BUNKER STORAGE
pad long. slope 1:200 nominal
40,000 TONNE BUNKER STORAGE
FUTURE 30,000 TONNE BUNKER STORAGE
FUTURE 30,000 TONNE BUNKER STORAGE
FUTURE 26,000 TONNE BUNKER STORAGE
FUTURE 26,000 TONNE BUNKER STORAGE
FUTURE ON-SITE
ACCOMMODATION
UNITS
FUTURE 40m
EXIT
WEIGHBRIDGE
FUTURE TARP
SHED,
COMPOUND &
TANK
boundary lengths as shown)
PARCEL = 38.9Ha (based on
PROPOSED NEW LAND
FUTURE SECOND
CLASSIFICATION
BUILDING & PLATFORMS
40m WEIGHBRIDGE & HUT
486.3
m
351.2m - PROPOSED BOUNDARY LENGTH
167m
555
m - P
RO
PO
SE
D B
OU
ND
AR
Y L
EN
GT
H
247.4m122.3m
261.3m9013
CLASSIFICATION BUILDING
SAMPLING PLATFORMS &
TY
PIC
AL B
UN
KE
R P
AD W
IDT
H
100
m
FR
AM
ES
INSID
E
WID
TH
TY
PIC
AL
30
m
400m BUNKER FRAMES LENGTH
420m BUNKER PAD LENGTH
ROADSCOALFIELDS
LOT 491
LOT 13543
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265
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275
256
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260
75.0
m
171.0
m
57.2
m
DESIGN TO BE CONFIRMED
NOT SHOWN.RIGHT TURN POCKET TO BE PROVIDED,
NOTE: NEW IN
TERSECTION TURNING TREATMENTS
AREAS, CONTOURS AND DIMENSIONS SHOWN ARE SUBJECT TO SURVEY.
THIS PLAN HAS BEEN PREPARED FOR PLANNING PURPOSES.
WHATSOEVER IS PROHIBITED.UNAUTHORISED USE OF THIS DOCUMENT IN ANY FORM THE TERMS OF ENGAGEMENT FOR THE COMMISSION. WHICH IT WAS COMMISSIONED AND IN ACCORDANCE WITH THE DOCUMENT MAY ONLY BE USED FOR THE PURPOSE FOR TME TOWN PLANNING MANAGEMENT ENGINEERING PTY LTD. THIS DOCUMENT IS AND SHALL REMAIN THE PROPERTY OF COPYRIGHT
TME Town Planning Management Engineering Pty Ltd (08) 9791 4411 www.tme.net.au
ALL DISTANCES ARE IN METRES1 : 2000 @ A1 or 1 : 4000 @ A3
40m 100 200m
DESCRIPTION DRAFTER DATEREVISION
0
N
B
C
D
E
F
G
H
I
J
A
TOPOGRAPHIC DATA:
CADASTRAL DATA:
AERIAL DATA:
CREATED DATE:
ORIGINAL DRAFTER:
ORIGINAL PLANNER:
DIGITISED
MGA
ECW
08.12.2014
TDB
GB
WEST ARTHUR
COALFIELDS ROAD
LOT 13543 AND 491
20m BUNKER PAD WIDTH
66m BUNKER 48m STACKER ROAD 66m BUNKER
33m33m 10m10m38m33m33m10m
+200
00 RL
-150
00 RL
-19000 RL
+200
00 RL
-150
TYPICAL BUNKER PAD CROSS SECTION
SCALE 1:N.T.S
LEGEND
EXISTING CADASTRE
EXISTING CONTOURS
PROPOSED CADASTRE
EXISTING FENCE
EXISTING ROAD EDGE
EXISITNG ROAD CENTRE
PROPOSED INFRASTRUCTURE
FUTURE INFRASTRUCTURE
MODIFICATIONSTO LOT LAYOUT TDB 15.12.2014 14274P-MP-01A
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3.1 Access and Traffic Management Access to the facility from Coalfields Road will be by way of an approved private accessway to Main Roads specifications. Access to the site is proposed via a 10 meter wide single entry/exit point as required by Main Roads WA. To assist in proving the viability of establishing a Grain Storage Facility at the subject property, the client has engaged Opus to prepare a Traffic Impact Statement for the site. A full copy of this report is located in Appendix Three: Traffic Impact Statement. The recommendations in the report identify that:
The site is located on a relatively flat section of Collie Lake King Road, which grades away from the road and would allow for ease of access and exit to the site.
The access and exit points into the site should be configured into one access.
While traffic volumes on Collie Lake King Road do not warrant a right turn pocket until the site reaches the 50% of capacity it is intended to construct the right turn pocket as part of the initial construction to minimise future disruption to the road.
The crash rate along Collie Lake King Road is considered very low; there is no data to show an underlying safety issue with the proposed grain bins.
As indicated above and in further detail as part of Appendix Three the subject site is considered appropriate and safe in terms of traffic movements in and out of the site and along Collie Lake King Road for the establishment of the proposed Grain Storage Facility.
3.2 Servicing
3.2.1 Roads
The roads and drainage system established within the site is based on an unsealed, un‐kerbed roads with open swale drains. The access way and entry will be sealed to MRWA requirements. Full civil design will be provided to the Shire Engineer prior to construction.
3.2.2 Water
Water for the facility will be provided on site via tanks and pumps.
3.2.3 Power
The facility will be connected to the mains power via the Western Power network.
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3.2.4 Effluent Disposal
The proposed development will treat sewerage onsite using an approved effluent disposal system which will be installed as per the Shire of Dumbleyung and Department of Health regulations.
3.2.5 Drainage
It is proposed that large swale drains will collect runoff from roadways and the bunkers and water will be collected and detained within storage basins prior to discharge. The system will ensure that pre‐development flow’s are maintained. A full civil design of the internal roads and drainage will be provided to the Shire engineer for approval prior to construction.
3.3 Geotechnical Investigations The clients engaged WML to undertake a Geotechnical Investigation over the subject site to identify any weak areas or areas of concern, take sufficient samples for quantifying sub‐surface properties, pavement design and the sourcing of a local gravel pit for any future pavements and hardstands and note sight‐lines for access to the main road. A full copy of this report can be found in Appendix Two: Geotechnical Investigation. The investigations undertaken in relation to the subject site have included; 7 test pits across the proposed grain bunker area. the results of each test pit is summarised in Table 2 of the Geotechnical Report (Appendix Two). The thickness of topsoil was typically 50 – 75mm, there was a layer of sand or clayey sand underlying the topsoil. There was no groundwater observed on the test pits. No potential gravel pit was identified within the subject site; therefore gravel will need to be sourced from an external site for the proposed development works. Some features that have been noted within the report are:
The proposed grain bunkers and access roads will interrupt surface water flow. This can be accommodated by designing the facilities with raised formations and using table drains and culverts
The sub‐surface conditions are generally weakly cemented with depth. The excavation rates were slower with depth. This may have implications for deeper excavations on the sites.
A recommended CBR for the sites for pavement design is 15%
All foundation areas should be adequately proof rolled.
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4.0 PLANNING FRAMEWORK
4.1 Shire of West Arthur Local Planning Scheme No.2 The subject land is currently zoned ‘Rural’ under the Shire’s Local Planning Scheme No.2. Under the Scheme there are several zone objectives to describe the ‘Rural’ zone. Of particular relevance to this proposal is the following:
to consider non‐rural uses where they can be shown to be of benefit to the district and not detrimental to the natural resources or the environment.
The proposal fits within the Use Class ‘Industry – Rural’. Under the Zoning Table, this proposed use is classified as a ‘D’ Discretionary, therefore meaning that the use is not permitted unless the local government has exercised its discretion by granting planning approval. The Development Application seeks planning approval for the establishment of a Grain Storage and Transfer Facility and ancillary office space. As indicated above this proposal is considered consistent with the objectives of the ‘Rural’ zoning of the Scheme.
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5.0 JUSTIFICATION It is considered that the proposal will bring a valuable service to the region, offering genuine competition in the grain market and providing a local, central location for farmers to deposit their grain. The facility will reduce the peak volume of grain trucks in harvest season travelling to the Bunbury Port, allowing a more managed flow of grain to the port to be spread over the year. The facility will provide employment for up to 12 people on site. It is also expected that the facility will draw farmers from outside the shire, adding potential customers into the Darkin Townsite. As outlined in the proceeding section the proposal is classified as ‘Discretionary Use’ under the Scheme and is readily approvable provided it can be demonstrated that the proposal will not have an undue impact on the area. The clients have undertaken both a Traffic Impact Statement, Environmental Survey and Geotechnical Investigation reports to demonstrate the viability and suitability of this site for a Grain Storage Facility.