civil aviation safety authority (casa) western power ... daps/metro east jdap... · civil aviation...

Civil Aviation Safety Authority (CASA) Civil Aviation Safety Authority (CASA) supports the proposal as the proposed development is located approximately (12km) from Jandakot Airport and CASA confirmed that the proposed solar panels are unlikely to present a glare hazard to pilots. Western Power Western Power provided generic advice in which the proposal is to complete a dial before you dig enquiry to obtain the location and voltage of the Western Power Network. Further it was recommended that the applicant build or undertake works in high risk areas near transmission or communication assets. Department of Environment and Regulation (DER) The Department of Environment and Regulation stated in accordance with the Environmental Protection Act 1986, it is an offence to clear native vegetation in Western Australia unless clearing is done in accordance with a clearing permit, or an exemption applies. Officer Comment: Shire officers advise that there is considerable existing vegetation on the site, consisting of mature trees and regrowth. It is advised that consideration should be given to the configuration of the solar panels to retain as much of the existing vegetation as possible. A landscaping / revegetation plan has been requested by Shire Officers which will be conditioned accordingly. Furthermore, an advice note has been applied advising a clearing permit is required from the DER. Main Roads Western Australia (MRWA) Main Roads stated that the proposed development is to comply with generic conditions that apply to developments of Thomas Road. It was noted that no development or car parking, other than landscaping shall be permitted on the land as shown required for future road purposes. Validity of the Application Concerns have been raised by landowners outside of the community consultation timeframe with respect to the validity of the planning application. The Shire received the application from Westgen Pty Ltd in May 2016. Following receipt of the application it was advertised for a period of 14 days. During the advertising period the Shire’s officers noted that the original application forms had been incorrectly signed. Therefore a new DAP form and Development Application form were received with landowner signatures (amended forms). In light of concerns raised by community members, the matter was referred to the Shire’s solicitors for comment. They advised that the current amended forms were missing one (1) signature as the contract of sale supplied was insufficient to allow for the applicant to sign on their behalf. This has resulted in the Applicant providing further updated forms to both the Shire and the DAP. The legal advice received advised that the advertising of the application remains valid despite the discrepancy in forms received from the Applicant. The legal advice further stated that the matter relating to land owner signatures can be rectified by simply providing the updated forms prior to the determination of the application by the

DAP. The Shire’s officers have followed due process and rectified the issues presented by the Applicant. Accordingly, the application is considered valid. Planning Assessment: The proposal has been assessed in accordance with clause 67 of the Planning and Development Regulations 2015 ‘matters to be considered by local government’. The assessment can be viewed as part of the attachments. Directions 2031 and Beyond Directions 2031 provides the framework and strategic plan for the future growth of the metropolitan Perth and Peel region. The document aims to guide the detailed planning and delivery of housing, infrastructure and services. In reference to one of the key objectives of becoming an ‘A responsible City’ directions 2031 discusses the importance of an acceptable standard of utility infrastructure is in place for future urban growth. The proposed development is considered to largely contribute to this utility service required in a sustainable method. Draft Perth and Peel Green Growth Plan for 3.5 Million

The Draft Perth and Peel Green Growth Plan for 3.5 million aims to identify and protect the current bushland, rivers, wildlife and wetlands through implementation of a comprehensive plan to protect our environment. The subject site has not been identified for conservation reserves or as a priority area for acquisitions for the retention of flora and fauna. Notwithstanding, the proposal involves the clearing of vegetation and in accordance with the Environmental Protection Act 1986 the applicant is required to apply for a clearing permit from the DER. Draft Perth and Peel @ 3.5 Million and Draft South Metropolitan Peel Sub-regional Framework Towards Perth and Peel 3.5 Million

The subject site is classified as ‘rural’ under the draft South Metropolitan Peel Sub-regional Framework Towards Perth and Peel 3.5 million (sub-regional framework). The Draft Perth and Peel @ 3.5 Million (Perth and Peel 3.5) broadly defines rural land as land accommodating a range of uses such agriculture, agistment, rural living, cattle, poultry and the growing of food. Perth and Peel 3.5 states that a timeline for short, medium and long term electricity infrastructure is identified in the sub-regional frameworks. The framework acknowledged that renewable energy is a way of achieving the future infrastructure needs for future density: “in 2011/12, renewable energy – from landfill gas, hydro, solar and wind power – accounted for 9 per cent of all electricity consumed on Western Australia’s South West Interconnected System.” Section 3.6 of the sub-regional framework discusses service infrastructure and the importance to deliver timely and efficient service infrastructure for the growth of the region. The proposed development is likely to contribute to this growth and by providing electricity supply in a sustainable form.

Draft State Planning Policy 2.5: Rural Planning Policy 2015 The intent of draft State Planning Policy 2.5 (SPP 2.5) is to “protect and preserve Western Australia’s rural land assets due to the importance of their economic, natural resource, food production, environmental and landscape values. Ensuring broad compatibility between land uses is inherent in this approach.” Section 6.6 of SPP 2.5 relating to development states that: “In contemplating development proposals, the following shall apply: (a) the provisions of section 5 of this policy as relevant; and (b) planning decisions are to be consistent with the purpose and intent of

environmental legislation, policy and regulation.” The application was referred to the Department of Planning in the context of SPP 2.5 and the following advice was received: “The proposal appears consistent with the objectives and policy measure of the Draft State Planning Policy 2.5: Rural Planning Policy (WAPC 2015) and is compatible with surrounding rural land uses.” In light of the above, the proposal is considered to be consistent with the intent and purpose of SPP 2.5. Land Use The Metropolitan Region Scheme and the Shire’s Local Planning Scheme No. 2 zone the land as ‘Rural’. The Shire’s TPS 2 does not have a land use definition for a solar farm. Therefore the proposed solar farm is considered a use not listed in accordance with clause 3.2.5 of TPS 2 which states “if the use of the land for a particular purpose is not specifically mentioned in the zoning table and cannot be reasonably be determined as falling within the interpretation of one of the use categories the Council may; a) Determine that the use is not consistent with the objectives and purpose of

the particular zone and is therefore not permitted; or b) Determine that the proposed use may be consistent with the objectives and

purpose of the zone and thereafter follow the advertising procedures of Clause 6.3 in considering an application for planning consent.”

The purpose and intent of the rural zone in accordance with the TPS2 is to “allocate land to accommodate a full range of rural pursuits and associated activities conducted in the Scheme Area”. Officers at the Development Assessment Unit (DAU) meeting held on 15 June 2016, under delegated authority considered the proposal as a use not listed (solar farm) may be consistent with the objectives and purpose of the rural zone, and subsequently advertised the proposal. In accordance with the Shire’s Rural Strategy 1994 (as reviewed) the ‘Rural Policy Area’ identifies desirable land uses such as alternative agriculture (Aquaculture, Hydroponics), Agriculture (Commercial and Residential), Forestry, Home Occupation, Public Recreation, Residential, Granny Flat, Stables, Stables and Tourism.

It is noted that solar farms were not specified within the subject rural policy area of the 1994 Strategy. Land uses relating to renewable energy is considered a relatively new concept and was unlikely to be considered at the time the Strategy was contemplated. It is noted that a majority of solar farms constructed within the Australian landscape has occurred since the year 2000.

The 1994 Strategy has a number of objectives relating to the facilitation of agriculture land within this policy area in which this proposal does not directly satisfy. However, objective R5. states “to otherwise prevent further fragmentation of land through subdivision for farmlet development in the Policy Area.” The proposed use does not propose to fragment land ownership, rather consolidate the lots for the purpose of a use. A condition forms part of the Officers recommendation requiring the land to be amalgamated.

The Shire’s ‘Rural Strategy 2013 Review’ that is yet to be endorsed by the Western Australian Planning Commission updates the existing objectives detailed in the 1994 Rural Strategy. Although not specifically referring to solar farms, the Strategy review includes an objective which states “to promote alternative agriculture uses, particularly those that have less land degradation and higher commercial viability”. The solar panels may impact the land during the construction phase of the development, however thereafter they may pose minimal risk to land degradation as the solar panels are mainly open with a majority of their main structure being elevated from the ground to obtain optimum natural sunlight. It is considered that the land may have the opportunity to regenerate given the existing intensive pastoral and grazing of the land will cease to allow for the operation of the solar farm. Furthermore, although not a planning consideration the commercial viability of the project is considered high given the projected power supply will generate power to 30,000 homes and businesses within proximity to the Byford substation. The Department of Agricultural and Food, Agricultural futures: Potential rural land uses on the palusplain identifies that the proposed development area for annual perennial horticulture and grazing is considered to have moderate to low land capability. This technical report states that the palusplain “with its flat topography and proximity to major power infrastructure corridors and end users, has potential for solar power generation”. It is therefore considered that the solar farm is unlikely to impact on existing or future agricultural pursuits of the area and the proposed use is in line with the intent of this technical report. The technical report further identifies that the minimal lot size in the rural zone is 40ha, in which currently subdivision is not supported for lots less than 40ha. The proposed development area is located on rural zoned lots in which the size will be retained over the lifetime of the project. Built Form Impact on Rural Landscape The proposed development site of 75.7ha will feature solar panels across a majority of the site. The solar panels will be setback approximately 30.2 metres from the front setback (Thomas Road) and eight (8) metres from the side and rear boundaries (Rice Road & Peverett Lane). The operational site facilities inclusive of switchboard rooms, a shed and site offices are proposed to be setback approximately 65.35 metres from the primary street (Thomas Road), 14 metres to the eastern boundary, 418m from the western boundary and 1,771 metres from the rear boundary.

The operational facilities will have a maximum building height of 3.9 metres. The associated structures consisting of an office building (12m x 6m in size), storage shed (12m x 6m in size) and three (3) switch rooms (22m x 4.5m in size) will be constructed of galvanised and painted steel and will be coloured in dark green and a light shade of grey. The tourist facility is setback and at grade level to Thomas Road and Rice Road which is considered not to unduly impact the streetscapes. The proposal also includes a preliminary landscaping plan that illustrates a vegetation buffer along the perimeter of the development. It is proposed that the landscaping buffer will include mature trees with a view of screening a majority of the facility. A final landscaping plan has been conditioned as part of the Officer’s recommendation with a view of providing mature vegetation to screen the proposal. Upon considering the side and rear setbacks, Officers have noted that 8 metres is not considered a sufficient setback to maintain a mature vegetation landscaping buffer and fire access. Fire access is required to be 4 metres wide and clear from vegetation within 6 metres of the centre of the fire access leg. Therefore, a minimum setback of 12 metres to any development is considered appropriate as it sets back the development to adjoining properties and allows for the sufficient growth of mature vegetation and access for fire emergency vehicles. Accordingly, the Officers recommendation includes a minimum 12 metre setback requirement for the side and rear setbacks for the purposes of landscaping and fire access. It is considered that the design of the facilities for the operation and solar panels is not an overly obtrusive design on the visual amenity of the locality given its visual impermeability through the implementation of mature and existing vegetation and significant setback distance from Thomas, Rice Road and Peverett Lane. Officers also consider that the proposed associated structures are consistent with the rural locality and will effectively be screened by mature vegetation to be planted. Officers recommend that an increased setback be imposed to ensure the mature vegetation does not impact on fire access to the site. The proposal also includes 1.2m high dear fencing around the site. This is for security and aesthetic purposes. It is considered the design of dear fencing is copasetic with the rural landscape. Impact on Adjoining Land Owners As detailed above the proposed tourist facility, solar panels and associated operational facilities are significantly setback from the Primary Street, secondary streets/side and rear boundaries. The applicant has not provided details on the number of solar panels proposed however, has submitted a site plan indicatively illustrating their proposed location. The Officer’s recommendation includes a condition requiring the applicant to provide an updated plan illustrating the number of solar panels and the identified mature vegetation to be retained to the satisfaction of the Shire. The Shire intends for the applicant to maintain existing mature vegetation along the perimeter of the site and where possible internally. The existing mature vegetation will supplement the addition of proposed mature vegetation along the perimeter of the site. This is to ensure the solar farm is effectively screened along its perimeter to reduce its overall impact on the adjoining land owners and streetscapes.

Glare: The applicant has advised within their submission that “the proposed fixed position solar panels are designed and engineered to collect and absorb sunlight and not to reflect it”. The applicant also advised that the anti-reflective coating on the solar panels is likely to considerably reduce any glare. The Shire also referred the application to the Australian Government Civil Aviation Safety Authority who raised no concerns given there are no direct flight paths over this portion of Oakford and the site is located 12km from Jandakot airport. No concerns were raised regarding the potential glare of the solar panels. Furthermore, the Shire referred the application to Main Roads WA who also raised no objection to the solar panels with respect to potential glare.

Existing Vegetation and Black Cockatoo Habitat Shire officers note that there is remnant native vegetation on the site, consisting of mature trees and regrowth (predominantly paperbarks, swamp sheoaks (Casuarina obesa) and flooded gums (Eucalyptus Rudis). Officers noted that the swamp sheoaks and flooded gums may be considered to be black cockatoo feeding habitat, however it is unlikely that there is any breeding habitat in the remnant vegetation across the three lots. Given this, officers have recommended a condition requiring the applicant to provide a landscaping and revegetation plan identifying black cockatoo feeding habitat and any mature vegetation that may be retained for screening to the satisfaction of the Shire. Noise: The applicant has stated that during operation of the solar farm, the proposed panels and invertors are unlikely to generate excessive audible noise. The switchyard yard area may generate a small amount of audible noise however given it is proposed to be setback approximately 250m to the nearest residential dwelling, it is unlikely to exceed noise levels set by the Environmental Protection (Noise) Regulations 1997. Notwithstanding, the development is required to comply with all relevant Health legislation relating to noise generation. It is expected that during construction there will be vehicle and machinery noise. A construction management plan has been recommended as a condition of approval to assist in ameliorating any offsite impacts the construction phase may have on adjoining land owners and the surrounding road network.

The Shire’s officers have also recommended a noise impact statement to ensure the proposed solar farm does not generate noise exceeding the Environmental Protection (Noise) Regulations 1997. Access and Vehicular Movement: The proposed tourist facilities proposes two crossovers each at a width of 10m to allow for tourists to enter and exit from the site. The crossovers are proposed to be located on the Rice Road road reserve. The tourist area will be serviced by general passenger vehicles and tourist buses on occasion. In addition, two (2) vehicle access gates are proposed at the southern boundary of Lot 210 and western boundary of Lot 200.

The Shire’s officer recommendation includes a management plan to be submitted prior to the submission of a building permit to address hours of operation and the functionality of the tourist facility to mitigate any potential offsite impacts. Furthermore, once the construction of the facility is completed the facility is to be managed by a maximum of two (2) employees with occasional additional traffic such as deliveries and maintenance personnel. Parking: A total of nine (9) parking bays are proposed to be located to the west of the bus stop drop off and pick up area located between the shed, office buildings and Thomas Road. The proposed tourist area is incidental to the use not listed (solar farm). The predominate use is not listed within TPS 2 which currently guides car parking requirements in accordance with Table V – parking requirements. TPS 2 does not provide guidance on car parking requirements for uses not prescribed within Table V. The proposed tourist’s deck area which is dedicated for tourists to view the solar farm is approximately 534sqm. To service this area, there are nine car parking bays and a tourist bus stop area. The tourist deck area is large in scale to accommodate a large influx of uses from tourist buses. People travelling by passenger vehicle are likely to attend in one car as a ‘day trip’ to visit the tourist destination. It is unlikely people will attend without carpooling given the area is identified as a tourist destination. This therefore reduces the need for excessive car parking on-site. Furthermore, it is anticipated that the tourist area will not be excessively used, rather visits will occur infrequently and during the specified operating hours. The officer’s recommendation includes the requirement for a management plan for the tourist area, which is to include the operating hours, restriction in bus movements and the overall functionality of the area. This will assist in mitigating any potential off-site impacts from the tourist area. The proposal also includes an office area to the south of the tourist area, near the intersection of Rice Road and Thomas Road. The office is proposed to have a total gross floor area of 72sqm. In accordance with Table V of the Shire’s TPS 2 an office is required to have “1 space per 40 square metres gross leasable area with a maximum of 2 spaces for each office unit”. The proposed plans indicate an area for car parking however have not provided the specifications. As such, the officer’s recommendation includes a condition requiring a minimum of 2 car bays for the offices. In light of the above, it is considered that the proposed tourist area and office and associated car parking is appropriate. Servicing Requirements: The applicant has undertaken an investigation into the services available to the site. It is proposed that the property will be serviced with a reticulated water supply that will be extended from nearby rural-residential subdivision development located along Thomas Road. The reticulated water supply will service all buildings within the proposed development and will also provide supplementary supply for fire management and landscape reticulation.

The site is not currently connected to a reticulated sewerage supply and as a result, the proposal is to adopt an onsite effluent disposal methods with the installation of a commercial alternative treatment unit system. This has been considered by the Shire’s Health department and is considered an appropriate form of treatment. It is proposed that the drainage from the proposed buildings will be treated with a combination of soak well systems and sub-soil drainage including shallow swales. Due to the design of the solar panels being open at ground level the natural dispersion of rain water will continue in the current ways. A requirement of any development approval would be that all stormwater drainage is captured and treated on-site and that prior to the commencement of development a drainage management plan would be required to be submitted for approval. This has been conditioned accordingly. Operation / Operating Hours The solar farm can operate without human interference. However, the Applicant has noted that a maximum of two staff members will be on site at any one time. It is likely the staff will only attend the site two to three times per week. With respect to the tourist facility the Officer’s recommendation includes a management plan for the area to address matter such as operating hours, traffic and anti-social behaviour. Rehabilitation The life span of the facility is 20 years and given the likely advances in rehabilitation and refurbishment techniques during that period Officers consider that it is necessary for a conceptual rehabilitation plan to be submitted prior to the commencement of works and a final plan be submitted prior to cessation of the use and has been conditioned accordingly. Local Planning Policy No.59: Public Art Policy for Major Developments A monetary contribution is requested for the establishment of public art in accordance with Council’s Local Planning Policy No.59 – Public Art Policy for Major Developments to the Satisfaction of the Shire prior to occupation of the development. As the construction cost is greater than $50,000,000 the public art cost of $500,000 applies to the development. This has been conditioned accordingly. Shire of Serpentine Jarrahdale Strategic Community Plan 2013-2022 The Shire’s strategic community plan was developed in consultation with the community, Councillors and staff of the Shire of Serpentine Jarrahdale. The plan sets out key actions for implementation relating to governance, financial sustainability, built environment, local economy, natural environment and community wellbeing. The proposed solar farm is aligned to section 5.1 of the community plan in relation to responsible resource management. The community plan identifies that solar and wind farms are to be incorporated into Local Planning Strategy and Town Planning Scheme No. 3. Should the application be supported the proposal will set a precedent for the Shire of Serpentine Jarrahdale in its support of resource management and provide guidance on future sustainable and renewable energy developments.

Council Recommendation: Council at its Ordinary Meeting held on 27 September 2016 resolved to support the Responsible Authority Report subject to additional and amended conditions and advice notes. These amendments have been included in the Officer Recommendation. The minutes of the Ordinary Council Meeting can be viewed as part of attachment 5. Additional Information: The Metro East JDAP resolved at its meeting held on 10 October 2016 to defer DAP/16/01067 for a period of two months to obtain the following information:

1. Flora and fauna analysis with an updated site plan to reflect any vegetation to

be retained. 2. Drainage strategy relating to existing and proposed site levels. 3. Further information on the proposed vegetation/landscape buffers areas and

landscape plan. 4. Further information on the management/maintenance of the areas around the

solar panels. 5. Detail of access roads within the site. 6. Further information on noise levels and glare from the panels. 7. A fire and safety risk assessment for the proposal in regard to the impact from

the proposed power generation panels and invertors. 8. Updated plans reflecting the updated proposal.

The Shire received the additional information on the 29 November 2016 as follows:

Revised Development Application – Westgen Byford Solar Farm

Flora and Fauna Report (Appendix C)

Drainage Report (Appendix D)

Landscape Management Plan (Appendix E)

Management/Maintenance around Solar Panels – Revised Development Application – Section 4.12

Details of Access Roads (Appendix B)

Noise Levels of Inverters (Appendix F)

An assessment of Glare from Solar Panels (Appendix H)

Fire Safety Report (Appendix G)

Updated Plans – Drawings and Artistic Impressions (Appendix B)

EPA response on referral (Appendix A)

The additional information is attached to this report for the JDAP’s reference. Due to the submission of this information on 29 November 2016 the Shire did not have an opportunity to assess in content. Notwithstanding, the officer recommendation remains unaltered. Conclusion:

The proposed use not listed (solar farm) and incidental uses have been assessed against all relevant local and state planning policies. It is considered that the proposed use is appropriate within this portion of Oakford and provides a wider benefit in the generation of clean energy.

The aesthetics of the proposal have been duly considered as part of the officer’s technical report. Whilst it is acknowledged that the sheer number and area covered by the solar panels is likely to impact on the visual character of the area, this is appropriately mitigated through the proposed significant setbacks, perimeter mature vegetation and further landscaping required to screen the solar farm. Therefore, the officers are of the opinion that the proposal has included measures to minimise any potential visual impact on the surrounding area. In light of the information contained within this report the Shire’s officers recommend the DAP approve the proposal subject to appropriate conditions.

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Development Application Byford Solar Project

Shire of Serpentine-Jarrahdale

WestGen Pty Ltd - ACN 153 084 989

All queries in relation to this submission should be directed to:

Mr Dermot Costello

Project Manager

WestGen Pty Ltd

Suite 7, 56 Kings Park Road

West Perth WA 6005

(08) 9322 5406

[email protected]

mailto:[email protected]

Development Application Byford Solar Project WestGen Pty Ltd

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Table of Contents

1.0 INTRODUCTION ............................................................................................................................ 2

2.0 SITE DESCRIPTION ......................................................................................................................... 3

3.0 SITE SERVICES ............................................................................................................................... 7

4.0 TOWN PLANNING & ENVIRONMENTAL CONSIDERATIONS .............................................................. 8

5.0 APPENDIX A – ENVIRONMENTAL PROJECT AUTHORITY EMAILS .................................................... 12

6.0 APPENDIX B – DRAWINGS AND ARTISTIC IMPRESSIONS ............................................................... 14


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1.0 INTRODUCTION

This document requests the approval of a Development Application for a proposed solar power

station to be constructed in the suburb of Oakford, on the below mentioned lots, within the Shire

of Serpentine-Jarrahdale (“the Shire”). The Project is a 29.7 MW AC solar power station which

has been engineered and the equipment selected, with a focus on proven, low risk technology,

with minimum impact, and long-term reliability.

The land for the Project is being purchased from the network owner Western Power, and also

from a local private owner. The Project will connect into the available 22kV bays at the Byford

substation. Western Power will use its utility powers to construct the connection to the

substation, burying the cables in the services trench parallel to Thomas Road.

The Site is located on Perth’s coastal plain on loamy soils with no significant geotechnical

issues. It is flat with some sparse remnant vegetation consisting mainly of scattered trees typical

of dairy farms in that region.

Primary access to the site is via a major east-west road (Thomas Road) running between two

north-south arterial links (Kwinana Freeway and South West Highway).

A request for written planning advice for the Project was lodged with Shire in October 2011. The

Shire responded noting that the project is considered to be consistent with the Shire’s strategic

plan and outlined the formal development application and approval process to be followed.

This Project will have a considerable positive impact on the Shire and local area. It will become

a tourist attraction, as it will be the first of its kind anywhere within 300km of Perth. It is expected

to draw many visitors to the area to view it, which will benefit the local economy as they will be

spending money in the area.

The Project will also have a positive impact from an education perspective. It is expected that a

project like this will encourage people, particularly children, to better understand renewable

energy and sustainability. It could encourage children to get more involved in engineering and

sustainability as this is a rapidly growing industry.

Its location means it will not be close to any residences, and given that most of the Project site

has been set aside for future high voltage transmission lines and a large network terminal, it is

consistent in planning terms with use of that land.


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2.0 SITE DESCRIPTION

2.1 TITLE DESCRIPTION

The facility will be constructed on the following Lots, which can also be seen on the attached

drawings. Lot 1001 (27.62Ha) and Lot 210 (23.745 Ha), are to be purchased from Western Power.

Lot 200 (24.38Ha) will be purchased from a private owner. The property street address is described

as Lot 1001 Peverett Lane, Oakford.

2.2 LOCATION AND CONTEXT

The subject land is located within the South Eastern Metropolitan Corridor in the Shire of

Serpentine-Jarrahdale, approximately 30km south-southeast of the Perth Central Business District

and approximately 6km west-northwest of the Byford Town Centre. The subject land is located on

the southern side of Thomas Road and the eastern side of Peverett Lane, Oakford.

The subject land is located in an area where properties are predominantly used for Rural Purposes.

More recently there has been an increase in the development of Rural Lifestyle lots as evidenced by

lots on the opposite side of Thomas Road.

The site has an excellent solar resource and is located within 20km of two solar monitoring stations,

Murdoch University and Jandakot Airport (BoM). These stations have been recording solar radiation

for 15 years and 23 years respectively, recording irradiation of 2,042 kWh/ m2 and 1,872 kWh/m2.

2.3 SITE DESCRIPTION

The subject land is zoned "Rural" under the Shire of Serpentine Jarrahdale Town Planning Scheme No.2 and zoned "Rural" under the Metropolitan Region Scheme. The site surface level rises gently heading away from the SW.

The Northern part of the site consists of sandy surficial soils. The entire site is underlain by sandy clay from the Guilford Formation. The soil is white/grey to brown at the surface and is classified as fine to coarse grained.

The property is almost entirely cleared with only scattered trees remaining.

2.4 EXISTING USE

The current use of the subject land is completely rural in nature. The land is being used for pastoral

and grazing purposes.

This Project is very much aligned with the Strategic Community Plan 2022, particularly objective 5.1:

responsible resource management.


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2.5 LOCATION

Fig. 1 - Outline of Land Lots

Fig. 2 - Proposed Connection Line to Substation


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The Project will be constructed on 75.7Ha of land comprising 3 parcels located between Thomas

road and Abernethy road Oakford as shown in the above diagram.

The Project site was selected because all the key factors required for an efficient solar project

development and operation were present at the site, including:

the site’s proximity to the Byford substation, a zone substation with capacity which allows for

a low-cost interconnection of the Project with Western Power’s Distribution System;

the site is currently zoned rural, providing for lower land values than residential zoned land;

the site is almost flat, with a less than 1% slope across the site;

the site receives high levels of solar radiation through the year;

the site is located in an outer-metropolitan area, reducing construction costs by avoiding

remote labour rates and accommodation costs during the construction period;

the Shire is located on the urban fringe and is located away from residential areas in a rural

part of the Serpentine Jarrahdale Shire;

the site is relatively free from air pollution caused by dust and other particulates;

there are no structures or vegetation in close proximity to the site which would cause

shading of the solar modules..

2.6 LAND AGREEMENT

Western Power purchased two of the land parcels in 2008 in anticipation of a corridor for future

transmission lines. WestGen approached Western Power in October 2012 to enquire if Western

Power would be interested in selling the land to WestGen, to which Western Power was receptive.

WestGen signed an Early Undertakings Contract with Western Power in January 2013 for Western

Power to undertake the necessary internal considerations and approvals.

Following a review of long term planning scenarios, Western Power determined that the site was

surplus to their requirements.

WestGen have a contract with Western Power to purchase the land parcels, which consist of

approximately 51.3Ha. WestGen have also acquired an adjacent 24.4Ha parcel of land from a

private landholder.

2.7 PHYSICAL CONNECTION

The network connection point for the Project is at the low voltage side of the Byford 132 / 22 kV

substation. The connection point was selected on the basis of:

A study carried out by Sinclair Knight Mertz in 2011 identifying substation sites with available

capacity

Availability of land and a good solar resource in the area


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Opportunity to connect at distribution voltage, reducing network connection costs

The solar PV station site is located approximately 8 km from the Byford substation.

The Project will be connected to the substation via 22 kV underground cables that will be supplied

and installed by Western Power. Each solar PV farm will have a separate connection to Byford

substation through its dedicated 22 kV cable. To facilitate the network connection, minor expansion

works to increase the number of 22 kV bays at Byford substation will also be required. The point of

common coupling will be located at the solar PV farms where standard Western Power 22 kV

switchgear will be used to simplify the connection process.

2.8 SITE LAYOUT DESIGN

The majority of the site will consist of fixed position solar panels, orientated to match the optimum

sun movement. At certain intervals around the site there will be inverter stations.

The switchyard area will consist of a main office building, a storage shed, and three switch rooms.

There will be a viewing area for tourists with a parking area which can accommodate both cars and

buses. The tourist area will contain seating, where visitors can relax and enjoy the view of the solar

panels.

There will be a boundary security fence and suitable screening vegetation around the perimeter of

the facility. Screening vegetation will be selected from local native species, selected in discussion

with the Shire, and will have at least three rows of suitably dense planting.

There is some scattered vegetation on the site, consisting of mature trees and regrowth

(predominantly paperbarks (Melaleuca preissiana), swamp sheoaks (Casuarina obesa) and flooded

gums (Eucalyptus rudis)). Consideration will be given to configuring the solar farm to retain as

much of the existing vegetation as possible, and offsets (replacement planting) will be provided

(such as within the screening vegetation, or offsite, or by funding Landcare to replant elsewhere) for

all vegetation removed.

The construction company selected for this project will provide a detailed ‘Construction

Management Plan’ to ensure every aspect of the Project is carried out to the highest standards. The

aspects of this submission, and all direction received from the Shire will be incorporated into this

Construction Management Plan.


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3.0 SITE SERVICES

3.1 WATER

The Project will be serviced with a reticulated water supply that will be extended from the nearby

rural - residential subdivision located along Thomas Road. The reticulated water supply will service

all the buildings within the proposed development and will also provide supplementary supply for fire

management and landscape reticulation. An onsite plastic water tank will service the requirements

of the site.

3.2 EFFULENT DISPOSAL

Given that the subject land is not within proximity to a reticulated sewerage supply, and in view of

the low intensity of the proposed development, it is proposed to adopt onsite effluent disposal or

methods with the installation of Alternative Treatment Unit systems. A commercial sized biocycle

system, including an amended soils reticulation area, would be an ideal system for the site

conditions and would comply with the objectives of the Peel Harvey Planning Policy Guidelines. The

design and approval of such effluent disposal systems would occur at the time of building licence for

each of the proposed components of the development. A separate effluent disposal application will

be submitted also.

3.3 DRAINAGE

Roof water from the proposed building will be managed as much as possible within the surrounding

landscape garden areas of those buildings via a combination of soak well systems and sub-soil

drainage including shallow swales.

There are no concerns about flooding on the land parcels owing to the sandy nature of the soil and

flat topography. Natural dispersion of storm water will not be changed by the construction of the

solar panels.


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4.0 TOWN PLANNING & ENVIRONMENTAL CONSIDERATIONS

4.1 PARKING

Sufficient parking spaces have been designed to meet the predicted amount of traffic at the site.

This is expected to be 2-3 cars daily belonging to the facility operators. There are also sufficient

parking spaces for visitors.

The parking area will be surfaced with asphalt.

4.2 ROAD IMPACTS

Once the construction of the facility is completed, it is expected that there will be minimum traffic

into and out of the site. A facility such as this requires minimum maintenance, so there will not be

large numbers of vehicles belonging to workers entering Thomas Road. It is estimated that a

maximum of 10-15 vehicles will enter/leave the viewing area each day.

During construction period, there will be significant traffic into and out of the site. This will consist of

delivery trucks and vehicles of construction staff. This is not expected to exceed 25 vehicles per

day. The site layout will ensure there is suitable parking and set-down space on site, and no

vehicles will be parked along public roads.

WestGen will offer to upgrade a section of Rice Road to accommodate the extra vehicles which are

expected to use this road during operation. This will involve the potential widening of the first 100m

of the road from Thomas Road, to ensure this stretch of road can accommodate two vehicles

meeting. It will also ensure there is sufficient space to turn into the proposed carpark. This

development will ensure that no traffic will have to travel along Rice Road to turn.

The trenching aspect of this project will entail the burying of cables alongside Thomas Road,

between the site and Byford substation. This scope of work will be carried out by Western Power.

They will work closely with Main Roads to adhere to all required rules and regulations.

4.3 BUILDINGS

The switchyard area of the development will consist of one main office building, one shed, and three

switch rooms. The office building and storage shed will be 12m x 6m in size, and approximately

3.9m in height. The switch rooms will be approximately 22m x 4.5m in size, also 3.9m in height. The

switch rooms will be dark green in colour and the main office building and shed will be a light shade

of grey. The buildings will be designed to conform with local buildings of the area, e.g. farm sheds.

This is to ensure the facility conforms with the character of existing building design of the area.

There will be external steel steps to each of the doors of the buildings, which will be constructed

from galvanised and painted steel.

The buildings themselves will be steel constructions, similar to mine site camp dongas - complying

with or exceed the minimum efficiency requirements stated in the building code of Australia. They

will have wall, floor and ceiling insulation, double-glazed tinted windows, and be fully air-


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conditioned. There will be properly installed gutters and drainpipes to capture rain water to the water

tank on site. The will be below ground reticulation of treated waste water. Waterless urinals will also

be installed.

The buildings will be positioned on concrete slabs, rated to accommodate the weight of the

structure. Between the buildings the area will be covered with crushed limestone.

4.4 VISUAL APPEARANCE

The visual appearance and architecture of the development will blend in with the existing rural

character of the locality as much as possible. This will involve the buildings resembling standard

farm building as much as possible in design, shape and colour. Further, the unique nature of this

solar facility being the first in the region has the potential to generate tourist activity, as it becomes

an identifiable landmark within the Oakford locality.

There will be considerable amount of vegetation screening around the boundary of the site. This will

include shrubs and bushes approximately 2m high, which will screen the facility from passing

motorists. A security fence will be constructed behind the vegetative buffer and will be screened by

the vegetation.

Along Thomas Road, the vegetation will be planted in an 8m recess with the proposed security

fence behind. This 8m recess will be positioned approximately 21m from the existing Thomas Road.

A low fence, approximately 1m high, of posts and wire, similar to the existing rural fence will be

constructed on the road side of the vegetation.

Around the switchyard buildings there will be higher vegetation planted to screen off the buildings as

much as possible from the road. The plantings are expected to be approximately 4m high using

local native species.

The solar panels, ground mounted, will be less than 2m in height from ground level. This is the

maximum height they protrude. The site is predominately flat, so this will lead to the panels not

being overly visible by passing motorists.

The panels themselves will be a dark grey colour. This is due to the fact that they will be the most

recent design, with state-of-the-art technology built into the surface of them to ensure that there is

minimum glare for passing motorists, pedestrians, or for overhead aircraft.

The tourist area will consist of a number of benches and tables. These will be permanent structures

fixed in position. The ground surface of the tourist area will be covered with asphalt.

4.5 NOISE

The nature of this development ensures that there is no excess noise generated. There is no noise

generated by the panels or invertors. There will be minimum noise generated from the switchyard

area, considerably less than what would be generated from a standard substation.

During construction there will be standard vehicle and machinery noise, similar to a standard land

subdivision development site. The work will only be carried out during normal, working hours.

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