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Suite 3, 810 North Lake Road, Cockburn Central WA 6164 PO Box 3125 Success WA 6964 Ph: (08) 9417 1388 Fax: (08) 9417 1388

Date: Oft* January 2015

OurRef: 1401/1163 150106_CoA_DA Your Ref:

City of Armadale 7 Orchard Avenue ARMADALE WA 6112

ATT: CHIEF EXECUTIVE OFFICER RAY TAME

RE: PROPOSED UPGRADE AND INSULATION OF EXISTING SHED ON 529 ROWLEY ROAD, FORRESTDALE

Dear Ray,

Further to a meeting between our client, and owner of the abovementioned property, and your Statutory Planning Officer Chris Valentine regarding the use and development of the abovementioned property Scribe Design Group, on behalf of our client Wayne McKenzie-Brown, hereby submit a Development Application for the approval of the nominated Land Use and undertaking of nominated works, outlined below, associated with the property:

• Approval for "Agriculture - Intensive" land use to be undertaken from the shed • Existing Metaldeck clad Shed - Upgrade and make good existing slab, install insulation under

existing cladding • Provision of new water Storage Tanks (30,000lt salt water, 250,000lt potable water) • Provision of Transportable building for office • Provision of Transportable toilet facilities. • Temporary provision and use of Sea Containers on site

In support of our application we have provided the following information in accordance with the City's "Development Application Checklist" as follows

• A completed and signed "Schedule 6: Form of Application for Planning Approval" • Copy of Plans; being,

o SK01 - Existing Site Plan o SK02 - Proposed Site Plan (Overall) o SK03 - Proposed Site Plan (New Works)

• Planning Application Fee (Given the nature of the proposal we ask for confirmation of the fees associated with this proposal as we are not sure if it will be processed as a Change of Use ($295) or Development Cost being that our client has been quoted under $50,000 for the works the fee would be $147)

• Completed Development Application Checklist; and • This letter of explanation and justification

Proposed Development Background Our client, Wayne McKenzie-Brown has lived in Karratha for the past 20 years. During this time he has established and developed an aquaculture business

The business is a registered Marine Aquarium Fish Managed Fishery (MAF) under the Department of Fisheries policy and guidelines, and is operated from his property in Karratha as "Australian Coral & Fish Farm". The business is currently subject to a number of permits and licences, required by both

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state and federal authorities as the MAF licence areas extends into Commonwealth waters and spans the Western Australian coastline from the Northern Territory border to the South Australian border. There are currently only 12 licences (in total) that allow licensees to undertake a range of within MAF licensed area. Our client currently holds the following Licenses:

Aquaculture Licence 1215 Marine Aquarium Licence 2567 Marine Aquarium Licence 2572 Shell Licence 2448

A "paperwork" dispute between the state and federal governments that has resulted in the licence holders unable to operated under their license conditions for the past 2 years has recently been resolved enabling him to again operate his aquaculture business. The "Australian Coral & Fish Farm" business is operated under the Aquaculture Licence (1215) with brood stock supplied to support the business through the two Marine Aquarium licences.

Having lived in Karratha for the past 20 years Wayne is wanting a change. With his children growing up and starting to have children of their own, as well as for other private reasons, Wayne is wanting to move back to Perth but is not wanting to give up his business or the lifestyle that his current property in Karratha affords him.

Wayne has identified, and purchased, 529 Rowley Road, Forrestdale based on a number of factors; namely,

o The lifestyle opportunities the property presents o The privacy the property affords with the existing residence set well back from the

street o Proximity to family o The 'feel' of the area and its rural setting o The existence of a suitable shed in which to undertake his business without needing

to modify or change the existing materials or external appearance o The proximity of the property to the airport for exporting of fish and coral o The existence of a second residence on the site

Approval for "Agriculture - Intensive" land use As outlined above, Wayne is seeking permission from the City of Armadale to operate an "Agriculture -Intensive" land use from the existing shed (former pig sty) that exists on the property. Wayne has spent the past 20 years developing his business and perfecting the systems, methodology and management protocols used to successfully operate his business.

The system he employs is a "closed or recirculating aquaculture system" whereby the various species are housed and reared in indoor, individual/separate tanks that utilises recirculation technology which constantly cycles water through the individual tanks via a filtration processes before being returned back through the system. The closed or recirculating system enables the various species to be grown and maintained under tightly controlled environmental conditions.

The tanks, each holding approximately 100 litres, are elevated on plinths or stands to assist in the monitoring and management of the system preventing the need to bend or squat to inspect or maintain the tanks and its occupants. Elevated pipework is then connected to each tank, with supplied water trickled into the system to assist with oxygenation and return water pipework connected and directed through the mechanical and biological filtration system, is connected to each tank. A 'closed system' has numerous benefits not least of which is the negation of any environmental impact that this intensive practice may have on the environment. Closed system aquaculture is considered one of the most environmentally benign methods of rearing aquatic species. This is primarily due to fact that water is

*1 * 3 m i DOCUMENTATION

retained within a closed system where there is minimal opportunity or chance for water to spilled or lost out of the system. This maintains water quality, enables a tight control and management over waste water and prevents the opportunity of fish loss or escape. As outlined under "Upgrade of Existing Shed", if approved by the City, the floor of the existing shed is proposed to upgraded so that the floor is suitably repaired/made good, waterproofed and bunded to ensure that any breakdown or spill that may occur will be able to be contained within the confines of the existing shed to ensure no impact on the existing ecosystem, ground water or environment can occur.

As knowledge has increased of nutrient cycles, bacterial action and water chemistry, it has become possible to rear fish, both for food and for ornament, in 'closed' indoor systems, where the water is recirculated. Passing the water through filters that use bacteria to naturally break down and recycle the waste products produced by the fish, allows a production system to be run in almost total isolation from the outside. Such systems have been important in the control of disease and also in maintaining the stable conditions that some species need to flourish and reproduce.

The general arrangement of a Closed or Recirculating system can be seen in the diagram below (The production Tank is for illustrative purposes only as the proposed system will be made up of approximately 100, 100 litre tanks that have individual filtration systems attached to them and small waste collection points in their base that mitigates potential catastrophic loss or system wide failure. The individual tanks also allow species specific requirements to be managed and maintained enabling the support and husbandry of a wider range of specimens.

Separate quarantine tank

Makeup water

Production tank

Biological filtration

Mechanical filtration

Waste

RECEIVED

2 7 JAN 2015

Specimens are collected for a live market, and so need to be settled and managed within smaller tanks where they can be cultivated and managed prior to sale. The majority of the fish and coral managed within Wayne's business are exported overseas or shipped to the eastern states. This makes proximity to the airport an important factor in selecting the property.

Handling of ornamental fish from the time they are harvested/collected through to shipment affects their overall quality. Quality of marketable fish is directly related to their health, which is affected by the amount of stress and trauma they experience during harvest, holding, and transport. Stress weakens the immune system of the fish, resulting in increased susceptibility to disease. There is no substitute for careful handling and good water quality when trying to optimize the health of the fish. As with the other steps in the harvesting, grading, and transport of fish, proper care and planning when preparing ornamental fish for shipping leads to a healthier fish and one that is most likely to survive and prosper following the shipping process.

The preparation offish for shipping must be undertaken in a precise manner so that the fish have had time (1-3 days) to evacuate the wastes in their digestive tracts and have been properly evaluated and treated for any parasites or disease before they are ready to be shipped to a buyer. Fish are placed into square bottomed plastic bags containing oxygenated water and then placed within a polystyrene shipping box. The polystyrene boxes are placed into a cardboard box for shipping. It is important to use shipping water that has water quality appropriate for the fish being shipped. Water quality in the bag will

D O C U M . N T A T I O N

become degraded due to accumulation of carbon dioxide, ammonia, and other waste products during

Temperature is also an important consideration when transporting fish. Different species offish thrive at different temperatures. During the summer and winter months, or when transport times are long, ice gel packs or heat packs can be placed into shipping boxes to help maintain an appropriate water temperature. The ideal temperature for the shipping water is dependent on the species offish being transported.

Fish are generally prepared for export/shipping based on orders received from wholesalers with stock being prepared and shipped at the end of each day. Fish are then prepared as outlined previously utilising water taken from the system and then transported to the airport by Wayne or his Farm Manager. Transport is undertaken in a standard size tray back ute.

Once the farm is established the system will require minimal external input however there is a need for the system and equipment to be monitored on a 24 hour basis however feeding, cleaning/maintenance, packing and other husbandry activities will all be undertaken during standard 9am to 5pm working hours. As fish are diurnal some additional lighting within the shed will be utilised during daylight hours however there will be no lights utilised within the system at night.

In order to operate the Fish Farm there will be a need for a Farm Manager in addtion to Wayne being on site. The property currently has 2 residences on it whereby Wayne and his family will reside in the main house, with the Farm Manager residing in the second residence located in the south-west corner of the property.

Upgrade of Existing Shed The existing shed (refer Drawings SK01 and SK02) was part of the original piggery that formed the larger property prior to subdivision. It is Wayne's intention to maintain the existing shed on site and operate his business from within the existing structure.

As indicated above, Wayne has identified a number of areas/actions that will need to be undertaken on the existing shed to enable the successful operation of a closed or recirculating aquaculture system from within the shed. He is seeking the City's approval to undertake the following works:

1. Upgrade and make good the existing concrete floor - although the existing shed has a concrete floor it has been identified as not being appropriate for the intended use. Wayne is therefore wanting to upgrade and make good the existing concrete slab that will be waterproof and bunded to prevent loss of water from the system if there is a failure . The proposed works to the shed will include:

a. removing damaged or cracked areas and installing new areas of reinforced slab b. Installing a bund around the perimeter of the tank and filtration areas c. Installing a waterproof topping over the floor

2. Provide/install insulation to the underside of the roof sheeting and wall cladding. It is proposed to install insulated coolroom panel and foil-backed insulation within the existing structure and fabric of the shed ^^sss*

Provision of new water Storage Tanks (30,000lt salt water tank, 250,000 It Potable Water) As indicated on the plans, Wayne will need to provide high quality, salt water to the system. He is wanting to locate and install a new 30,000lt salt water tank to supply water to the system. Water for the

shipment.

3 4 5

Make good existing door and rehang. Install new lighting Check and upgrade existing power supply if required

system will be brought in by truck approximately every 6 weeks, thereby having no impact on existing water supplies or requirements. As outlined above water from the system is utilised to package and transport the fish minimising/elliminating the need to remove water from the system. Waste from the tanks within the system is also isolated and contained within the system where it is transferred to an evaporation tank where the water is evaporated naturally and the waste and salt is then removed and trucked out for controlled disposal. Wayne understands the sensitivity and importance associated with the ground water in the area and is committed to ensuring that his operation will abide by any requirements outlined by the City of Armadale, the Department of Water or other agency.

Currently on the property there is a 90,000 It concrete potable water tank that the previous owners confirmed was not adequate at certain times of the year. To ensure that there is sufficient water on the site for his family and the establishment and mainenance of proposed landscaping, including fruit trees Wayne is wanting to install a new 250,000lt water tank to capture and utilise water run-off from the shed as well as overflow from the main residence, as currently this water is not being harvested or captured, to bolster his access to water and minimise any impact or usage of ground water, or other water supplies. Wayne is very mindful of the critical nature of water wtihin the area and is wanting to ensure that the proposed operation of his business and desire for the property does not adversely impact on the area. Please see attached plans for the location of the proposed tanks.

Wayne has already held discussions with the Department of Water and Water Corporation to confirm they have no issues with the proposed land use.

Australian Coral Farms facilities With the proposed operation of the Fish Tanks within the existing shed, Wayne is also wanting to utilise two existing transportable buildings he owns on the site with one to cater for office and administration activities and the other will be a toilet block.

Sea Containers Although the City's Planning Information Sheet No. 16 (PIS 16) states "Sea containers are not acceptable in the following zones...Rural Living" we are seeking an exemption from the City of Armadale for the placement and use of 4 (four) 40ft Sea Containers on site (refer drawing SK01 for location) for a period of 12 months to facilitate the development and establishment of the "Agriculture - Intensive" land use that is proposed within the existing shed on the property. The sea containers are currently owned by our client and will be utilised to transfer materials, equipment and tanks from his business in Karratha to this new home at the abovementioned address.

The intention is to locate the sea containers behind the existing shed and rain water storage tank to ensure that they are completely concealed from view from the road and with the installation of a new water storage tanks shall be completely shielded from view from the neighbouring property to ensure that their location on the site "does not adversely impact the vista from the street or nearby land".

We believe there are suitable grounds for the City to provide an exemption for the placement and use of sea containers on the site as identified under the "General Rural" land use exemption that acknowledges that they form an important logistical asset for land owners when "used in conjunction with an approved agriculture or tourism activity" as is the intention with our application.

Landscaping Please note Wayne is very keen to undertake substantial improvements of the landscaping around the property to improve both the privacy and shielding of the property from Rowley Road as well as enhance and improve the natural setting and feeling of the property to provide him with the rural setting and lifestyle that he is looking to achieve;

ribe •] 43 fri'CROUP

Should you have any queries or require further information, please contact the undersigned on 9417 1388 or via email at khawkins@scribe.net.au.

Yours sincerely

/ / /

Steven Markham ARCHITECT (WA Reg 1878)

Enc.

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